Irvine housing inventory tracker: September 2026

Irvine had 659 active listings at the end of September 2026, up 109 listings from September 2025 (+19.8%). This page tracks how that count has moved every month for the last 24 months, split by property type, and where the listings sit by neighborhood.

TurboHome Market Analysis · Irvine, California · Data through September 2026

Key findings

• Irvine had 659 active listings in September 2026, +19.8% versus 550 in September 2025 and +3.0% versus 640 in August 2026.
• Single family homes: 294 active in September 2026 versus 226 a year earlier (+30.1%). Condos: 313 versus 272 (+15.1%).
• Townhouses: 44 active versus 43 a year earlier (+2.3%).
• Condos made up 47% of active inventory and single family homes 45%.
• September 2026 is the highest monthly count in the 24-month window. The low was 295 in Dec 2024.
• Great Park Neighborhoods had the most active listings of any tracked neighborhood (120 in September 2026, versus 102 in August).

Chart 1: Irvine active listings by property type, Oct 2024 to September 2026

• All active listings
• Single family
• Condo
• Townhouse

Chart 2: Irvine active listings by neighborhood, September 2026 vs August 2026

• Sep 2026
• Aug 2026

1. Great Park Neighborhoods120102
2. Portola Springs5055
3. Irvine Business Complex4453
4. Altair Irvine1712
5. Turtle Rock1417
6. West Irvine1210
7. Northwood Point1010
8. Turtle Ridge1011

050100150

Market context

Southern California is drifting toward balance. Realtor.com data cited by the Santa Monica Observer put Los Angeles County active listings at roughly 15,400 in September 2026, about 4% above a year earlier, with the county's unsold inventory index at 3.9 months and about 37% of condo listings carrying a price reduction in early October (source). In Orange County, the October 26 Reports on Housing update counted 5,054 active listings and 1,522 pending sales, the fifth straight weekly decline in demand and the lowest October reading in years, with a median expected market time of 47 days (source). Redfin's four-week data through October 11 showed the Anaheim metro median sale price down 2.1% year over year (source).

Nationally, the backdrop is weak demand and slowly building supply. Freddie Mac's survey put the average 30-year fixed rate at 7.32% on October 22, 2026, down from 7.40% the week before but well above 6.19% a year earlier (source). Redfin counted 281,749 pending sales in the four weeks ending October 18, down 14.4% from a year ago and the lowest level in its records, while active listings nationwide were up 2.1% (source).

What it means for buyers in Irvine

Buyers in Irvine have more to choose from than a year ago. With 659 active listings, +19.8% above September 2025, you can afford to be selective, ask for repairs or credits, and walk away from a home that is priced for last year's market. Condo shoppers have the most leverage: 313 condos were listed versus 272 a year earlier. Start with Great Park Neighborhoods, which had the deepest pool of listings in the city.

What it means for sellers in Irvine

Sellers face more competition. Every listing in Irvine is up against 658 others, and the count has been climbing since Dec 2024. Price to the most recent comparable sales rather than to spring asking prices, make the home show-ready before the first weekend, and expect buyers to negotiate on inspection items. Listings in Great Park Neighborhoods saw the sharpest one month increase in nearby competition.

How TurboHome helps

TurboHome is a flat fee brokerage licensed in California and Texas. Our in-house, licensed local agents handle touring, analysis, offers, negotiation, and closing, and we split the buyer side commission with you. You can take your TurboHome Rebate as cash at closing, use it to strengthen your offer, or use it to buy down your mortgage rate, which matters when rates sit above 7%. In a looser Irvine market, that rebate is money you keep rather than money that goes to a traditional commission. Talk to a TurboHome agent about buying in Irvine or read how the buyer rebate works in California.

Methodology

TurboHome analysis of MLS data via Snowflake. Active listing counts are month-end snapshots of listings with an active status inside Irvine city limits, from Oct 2024 through September 2026, the latest complete month. Deleted or withdrawn records are excluded. Property types shown are single family residences, condominiums, and townhouses; the all listings total also includes other residential types such as duplexes and manufactured homes, so the three columns do not sum to the total. Neighborhood counts cover neighborhoods with at least 5 active listings in September 2026 and are limited to the 8 largest by current count. Neighborhood figures are compared month over month only, because the share of listings assigned to a named neighborhood has grown over the past year and a year over year neighborhood comparison would overstate the change. All figures are aggregates; no individual listing data is published. Counts come from the MLS feeds TurboHome tracks and can differ from county or metro figures published by local Realtor associations, which use different boundaries and definitions.

FAQ

Related pages

• Glendale housing inventory tracker: September 2026
• Huntington Beach housing inventory tracker: September 2026
• Long Beach housing inventory tracker: September 2026
• Los Angeles housing inventory tracker: September 2026
• TurboHome buyer rebate in California
• San Francisco housing market
• TurboHome vs Redfin

About the Author

Vinura Abeysundara

Vinura Abeysundara is a real estate and growth professional with experience scaling homebuying platforms across Canada and the United States. Formerly Head of Growth at Zown, he now works with TurboHome and writes about homebuyer savings, flat-fee real estate, commissions, and technology in real estate.

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About Kevin Kretzmer

Head Agent, California

Kevin Kretzmer leads TurboHome's California agent team and reviews California and national buyer guidance for practical brokerage accuracy.

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