Market data
Finances of Orange County Real Estate, City by City
Twenty-six years of home values for every city, where the appreciation and the rent have paid best, which cities let you rent a home out, what sold in the last year and how fast, and what owning really costs each month. Built for someone deciding whether to buy here and where. Hover any chart for the numbers; click any table heading to sort; the detail tables are folded up until you want them.
The track record: home values since 2000, city by city
Pick any cities and a home type; the three charts and the tables follow (rents are all homes, since Zillow does not split them by type). Hover a chart for every selected city's value at that point.
The typical Orange County city home is worth 4.5× what it was in 2000, about 5.8% a year through two recessions and a pandemic, against 4.2% a year and 3× for the country as a whole. A buyer who put 25% down on that home ten years ago ($157,464 on a $629,854 home) holds about $720,121 of equity today, 4.6× the cash they put in, before counting principal paid down. Even someone who bought at the 2006 peak, the worst timing in the series, is up +76% today.
Values are Zillow's typical home value (the middle of each city's market, quarterly) and rents are Zillow's typical asking rent, both through July 2026; housing units are California Department of Finance January 1 estimates. Rents lean toward apartments and smaller units, so a city's rent line is not the rent on its typical house. Zillow's city rent index starts late for smaller cities; where its ZIP-level rents go back further, the earlier years are filled from those (La Habra before January 2021; Ladera Ranch before December 2021; North Tustin before April 2026), and a line simply starts where the data starts otherwise (no rent index at all for La Palma, Silverado and Villa Park).
Every city: value now and growth over 1, 5, 10, and 26 years
| City | Typical value | 1 yr | 5 yr | 10 yr | Since 2000 | × 2000 | Houses | Condos |
|---|---|---|---|---|---|---|---|---|
| Newport Beach | $3,724,083 | +11% | +60% | +119% | +458% | 5.6× | $4,437,254 | $1,898,818 |
| Laguna Beach | $3,056,376 | +6% | +35% | +88% | +365% | 4.6× | $3,214,236 | $1,660,666 |
| Villa Park | $2,363,814 | +3% | +51% | +110% | +261% | 3.6× | $2,362,196 | — |
| Coto de Caza | $1,997,655 | +2% | +50% | +104% | +308% | 4.1× | $2,134,610 | $774,851 |
| North Tustin | $1,770,314 | +3% | +43% | +104% | +370% | 4.7× | $1,778,772 | $676,837 |
| Dana Point | $1,754,054 | +6% | +46% | +113% | +432% | 5.3× | $1,969,848 | $1,088,767 |
| San Clemente | $1,751,799 | +4% | +49% | +115% | +440% | 5.4× | $1,878,052 | $1,091,154 |
| Los Alamitos | $1,576,282 | +4% | +31% | +88% | +375% | 4.7× | $1,616,565 | $922,994 |
| Irvine | $1,517,431 | -2% | +60% | +103% | +410% | 5.1× | $1,809,823 | $1,180,623 |
| Laguna Niguel | $1,494,001 | +4% | +55% | +113% | +389% | 4.9× | $1,717,225 | $762,200 |
| Costa Mesa | $1,424,322 | +6% | +44% | +106% | +433% | 5.3× | $1,502,966 | $888,087 |
| Yorba Linda | $1,407,941 | +2% | +37% | +85% | +320% | 4.2× | $1,495,178 | $694,538 |
| Fountain Valley | $1,397,460 | +5% | +48% | +112% | +423% | 5.2× | $1,417,304 | $633,968 |
| Ladera Ranch | $1,383,036 | +1% | +40% | +90% | +142% | 2.4× | $1,672,589 | $890,890 |
| Huntington Beach | $1,367,647 | +5% | +41% | +97% | +369% | 4.7× | $1,471,582 | $750,836 |
| San Juan Capistrano | $1,350,010 | +3% | +44% | +96% | +368% | 4.7× | $1,653,729 | $691,618 |
| Laguna Hills | $1,236,917 | +2% | +42% | +94% | +360% | 4.6× | $1,473,559 | $672,837 |
| Mission Viejo | $1,216,985 | +2% | +40% | +93% | +351% | 4.5× | $1,298,394 | $726,397 |
| La Palma | $1,199,693 | +4% | +36% | +98% | +378% | 4.8× | $1,209,677 | $665,943 |
| Rancho Mission Viejo | $1,192,511 | 0% | +35% | +73% | +238% | 3.4× | $1,316,515 | $912,213 |
| Lake Forest | $1,187,225 | 0% | +40% | +93% | +376% | 4.8× | $1,314,546 | $636,396 |
| Tustin | $1,169,038 | 0% | +43% | +92% | +386% | 4.9× | $1,339,558 | $784,694 |
| Orange | $1,136,729 | +2% | +34% | +88% | +351% | 4.5× | $1,197,154 | $672,842 |
| Brea | $1,134,146 | +1% | +29% | +75% | +317% | 4.2× | $1,161,569 | $821,728 |
| Placentia | $1,113,465 | +2% | +34% | +87% | +365% | 4.6× | $1,152,463 | $662,842 |
| Westminster | $1,103,609 | +4% | +35% | +94% | +366% | 4.7× | $1,112,238 | $713,303 |
| Cypress | $1,082,664 | +3% | +33% | +89% | +347% | 4.5× | $1,114,827 | $727,989 |
| Silverado | $1,069,587 | +2% | +22% | +74% | +302% | 4× | $1,071,750 | — |
| Fullerton | $1,052,226 | +2% | +30% | +79% | +328% | 4.3× | $1,126,207 | $625,634 |
| Rancho Santa Margarita | $1,017,195 | -1% | +34% | +82% | +345% | 4.4× | $1,209,092 | $679,920 |
| Garden Grove | $1,015,470 | +4% | +34% | +103% | +430% | 5.3× | $1,037,040 | $588,426 |
| Aliso Viejo | $1,005,543 | +1% | +42% | +87% | +327% | 4.3× | $1,324,151 | $850,039 |
| Anaheim | $953,171 | +2% | +29% | +83% | +355% | 4.6× | $989,057 | $661,130 |
| Buena Park | $942,568 | +2% | +25% | +84% | +363% | 4.6× | $949,079 | $819,947 |
| La Habra | $912,276 | +2% | +25% | +84% | +361% | 4.6× | $953,167 | $535,904 |
| Santa Ana | $869,263 | +3% | +30% | +95% | +424% | 5.2× | $925,704 | $484,898 |
| Seal Beach | $841,961 | +4% | +31% | +89% | +309% | 4.1× | $1,642,036 | $400,792 |
| Stanton | $797,423 | +1% | +30% | +92% | +424% | 5.2× | $875,680 | $591,896 |
| Laguna Woods | $470,940 | +3% | +22% | +73% | +84% | 1.8× | $559,842 | $467,985 |
How each city held up in the 2008 downturn, and the range of 5- and 10-year outcomes for any buying date since 2000
| City | Yearly since 2000 | Yearly, last 10 | Worst decline | Peak | Years to recover | 5-yr worst | 5-yr median | 5-yr best | 10-yr worst | 10-yr median |
|---|---|---|---|---|---|---|---|---|---|---|
| Orange County (median city) | 5.8% | 6.6% | -37.2% | 2006-06 | 11.3 | -36% | +37% | +124% | -10% | +53% |
| Newport Beach | 6.7% | 8.2% | -28.7% | 2006-10 | 10.5 | -28% | +37% | +118% | -7% | +50% |
| Laguna Beach | 6.0% | 6.5% | -36.1% | 2007-03 | 10.5 | -36% | +39% | +126% | -15% | +46% |
| Villa Park | 5.0% | 7.7% | -38.5% | 2006-06 | 14.3 | -37% | +29% | +84% | -20% | +27% |
| Coto de Caza | 5.5% | 7.4% | -36.8% | 2006-06 | 14.5 | -35% | +26% | +115% | -19% | +33% |
| North Tustin | 6.0% | 7.4% | -31.6% | 2006-06 | 11.1 | -30% | +33% | +112% | -10% | +48% |
| Dana Point | 6.5% | 7.8% | -36.1% | 2006-10 | 10.6 | -35% | +41% | +130% | -9% | +48% |
| San Clemente | 6.6% | 8.0% | -35.4% | 2006-10 | 10.7 | -35% | +40% | +127% | -9% | +48% |
| Los Alamitos | 6.1% | 6.5% | -23.4% | 2006-10 | 8.6 | -23% | +33% | +114% | -2% | +56% |
| Irvine | 6.4% | 7.3% | -29.3% | 2006-06 | 10.1 | -27% | +33% | +123% | -2% | +50% |
| Laguna Niguel | 6.2% | 7.9% | -34.9% | 2006-06 | 11.3 | -33% | +36% | +116% | -11% | +48% |
| Costa Mesa | 6.5% | 7.5% | -36.5% | 2006-06 | 10.9 | -35% | +42% | +133% | -10% | +62% |
| Yorba Linda | 5.6% | 6.4% | -33.8% | 2006-06 | 11.3 | -32% | +33% | +116% | -12% | +41% |
| Fountain Valley | 6.5% | 7.8% | -31.1% | 2006-06 | 10.9 | -29% | +37% | +124% | -9% | +53% |
| Ladera Ranch | 4.0% | 6.6% | -38.6% | 2006-06 | 13.8 | -37% | +25% | +71% | -12% | +45% |
| Huntington Beach | 6.0% | 7.0% | -32.1% | 2006-06 | 11.1 | -30% | +35% | +122% | -10% | +47% |
| San Juan Capistrano | 6.0% | 7.0% | -38.6% | 2006-06 | 11.3 | -38% | +38% | +121% | -11% | +49% |
| Laguna Hills | 5.9% | 6.8% | -37.7% | 2006-06 | 11.3 | -36% | +37% | +123% | -11% | +52% |
| Mission Viejo | 5.8% | 6.8% | -37.2% | 2006-06 | 11.3 | -35% | +36% | +121% | -11% | +52% |
| La Palma | 6.1% | 7.1% | -30.2% | 2006-06 | 10.8 | -28% | +36% | +120% | -9% | +53% |
| Rancho Mission Viejo | 8.8% | 5.7% | -4.7% | 2018-05 | 2.4 | +14% | +51% | +93% | +73% | +102% |
| Lake Forest | 6.1% | 6.8% | -38.4% | 2006-06 | 10.9 | -36% | +38% | +127% | -11% | +56% |
| Tustin | 6.1% | 6.7% | -36.2% | 2006-06 | 11.0 | -35% | +37% | +129% | -9% | +55% |
| Orange | 5.8% | 6.5% | -38.5% | 2006-06 | 11.4 | -38% | +38% | +129% | -13% | +56% |
| Brea | 5.5% | 5.7% | -34.7% | 2006-06 | 11.0 | -34% | +35% | +120% | -9% | +50% |
| Placentia | 6.0% | 6.5% | -36.0% | 2006-06 | 10.8 | -34% | +39% | +123% | -10% | +55% |
| Westminster | 6.0% | 6.8% | -38.5% | 2006-06 | 11.4 | -37% | +39% | +129% | -14% | +57% |
| Cypress | 5.8% | 6.6% | -33.0% | 2006-06 | 11.1 | -31% | +35% | +121% | -11% | +52% |
| Silverado | 5.4% | 5.7% | -44.4% | 2007-02 | 10.5 | -44% | +37% | +122% | -12% | +52% |
| Fullerton | 5.6% | 6.0% | -38.6% | 2006-06 | 11.6 | -38% | +35% | +130% | -15% | +51% |
| Rancho Santa Margarita | 5.8% | 6.2% | -40.3% | 2006-06 | 11.2 | -38% | +37% | +129% | -9% | +56% |
| Garden Grove | 6.5% | 7.3% | -41.9% | 2006-10 | 11.1 | -41% | +43% | +145% | -16% | +67% |
| Aliso Viejo | 5.6% | 6.4% | -41.1% | 2006-06 | 11.7 | -39% | +35% | +129% | -15% | +46% |
| Anaheim | 5.9% | 6.2% | -42.7% | 2006-10 | 11.3 | -42% | +39% | +140% | -16% | +60% |
| Buena Park | 5.9% | 6.3% | -41.5% | 2006-10 | 11.0 | -41% | +39% | +137% | -14% | +63% |
| La Habra | 5.9% | 6.3% | -41.0% | 2006-10 | 10.9 | -40% | +40% | +135% | -13% | +63% |
| Santa Ana | 6.4% | 6.9% | -49.8% | 2007-03 | 10.8 | -49% | +43% | +162% | -19% | +63% |
| Seal Beach | 5.5% | 6.6% | -35.9% | 2006-06 | 11.3 | -34% | +38% | +109% | -15% | +43% |
| Stanton | 6.5% | 6.7% | -44.0% | 2007-03 | 10.6 | -43% | +44% | +151% | -14% | +70% |
| Laguna Woods | 5.0% | 5.7% | -6.6% | 2022-07 | 1.7 | +22% | +33% | +66% | +73% | +78% |
No ten-year holding period since 2000 has lost money in the typical city (worst ten-year outcome: -10%); the worst five-year stretch was -36%, the best +124%. Nominal values, not inflation-adjusted.
Where the returns are: appreciation and rent
Two ways a home pays its owner: it goes up in value, and it can be rented. Appreciation is where Orange County has paid: Newport Beach led the last ten years at 8.2% a year, and on a 25% down payment even the county-median 6.6% works out to roughly 26% a year on the cash invested before costs. Rent yields are low everywhere here, 1.4% to 7.2% gross, so a rental is bought for the growth, with the rent covering most of the carry.
Newport Beach, San Clemente and Laguna Niguel led the last ten years, all at 7.9% a year or better, and 38 of 39 cities grew faster this decade than their average since 2000. Rent covers the largest share of the price in Aliso Viejo, Stanton and Santa Ana, so those are where a rental comes closest to paying for itself; the most expensive coastal cities pay in appreciation instead. Both columns are in the table, so you can pick the mix you want.
Every city: appreciation, rent yield, and what a 25% down payment ten years ago is worth today
| City | Typical value | Yearly, last 10 | Yearly since 2000 | Typical rent | Gross rent yield | Appreciation + rent yield | Equity per $1 down, 10 yrs |
|---|---|---|---|---|---|---|---|
| Newport Beach | $3,724,083 | 8.2% | 6.7% | $4,267 | 1.4% | 9.6% | $5.76 |
| San Clemente | $1,751,799 | 8.0% | 6.6% | $3,420 | 2.3% | 10.3% | $5.60 |
| Laguna Niguel | $1,494,001 | 7.9% | 6.2% | $3,372 | 2.7% | 10.6% | $5.53 |
| Dana Point | $1,754,054 | 7.8% | 6.5% | $4,416 | 3.0% | 10.8% | $5.51 |
| Fountain Valley | $1,397,460 | 7.8% | 6.5% | $2,738 | 2.4% | 10.2% | $5.48 |
| Villa Park | $2,363,814 | 7.7% | 5.0% | — | — | — | $5.42 |
| Costa Mesa | $1,424,322 | 7.5% | 6.5% | $3,136 | 2.6% | 10.1% | $5.22 |
| Coto de Caza | $1,997,655 | 7.4% | 5.5% | $4,991 | 3.0% | 10.4% | $5.15 |
| North Tustin | $1,770,314 | 7.4% | 6.0% | $4,774 | 3.2% | 10.6% | $5.16 |
| Irvine | $1,517,431 | 7.3% | 6.4% | $3,465 | 2.7% | 10.0% | $5.11 |
| Garden Grove | $1,015,470 | 7.3% | 6.5% | $2,768 | 3.3% | 10.6% | $5.11 |
| La Palma | $1,199,693 | 7.1% | 6.1% | — | — | — | $4.93 |
| Huntington Beach | $1,367,647 | 7.0% | 6.0% | $3,076 | 2.7% | 9.7% | $4.88 |
| San Juan Capistrano | $1,350,010 | 7.0% | 6.0% | $3,827 | 3.4% | 10.4% | $4.84 |
| Santa Ana | $869,263 | 6.9% | 6.4% | $2,781 | 3.8% | 10.7% | $4.80 |
| Laguna Hills | $1,236,917 | 6.8% | 5.9% | $3,018 | 2.9% | 9.7% | $4.75 |
| Mission Viejo | $1,216,985 | 6.8% | 5.8% | $3,091 | 3.0% | 9.8% | $4.73 |
| Lake Forest | $1,187,225 | 6.8% | 6.1% | $3,337 | 3.4% | 10.2% | $4.72 |
| Westminster | $1,103,609 | 6.8% | 6.0% | $2,724 | 3.0% | 9.8% | $4.75 |
| Tustin | $1,169,038 | 6.7% | 6.1% | $3,172 | 3.3% | 10.0% | $4.67 |
| Stanton | $797,423 | 6.7% | 6.5% | $2,635 | 4.0% | 10.7% | $4.68 |
| Ladera Ranch | $1,383,036 | 6.6% | 4.0% | $3,789 | 3.3% | 9.9% | $4.60 |
| Cypress | $1,082,664 | 6.6% | 5.8% | $3,156 | 3.5% | 10.1% | $4.55 |
| Seal Beach | $841,961 | 6.6% | 5.5% | $3,017 | 4.3% | 10.9% | $4.56 |
| Laguna Beach | $3,056,376 | 6.5% | 6.0% | $4,980 | 2.0% | 8.5% | $4.50 |
| Los Alamitos | $1,576,282 | 6.5% | 6.1% | $3,026 | 2.3% | 8.8% | $4.53 |
| Orange | $1,136,729 | 6.5% | 5.8% | $3,122 | 3.3% | 9.8% | $4.52 |
| Placentia | $1,113,465 | 6.5% | 6.0% | $2,823 | 3.0% | 9.5% | $4.49 |
| Yorba Linda | $1,407,941 | 6.4% | 5.6% | $4,060 | 3.5% | 9.9% | $4.41 |
| Aliso Viejo | $1,005,543 | 6.4% | 5.6% | $3,576 | 4.3% | 10.7% | $4.47 |
| Buena Park | $942,568 | 6.3% | 5.9% | $2,641 | 3.4% | 9.7% | $4.35 |
| La Habra | $912,276 | 6.3% | 5.9% | $2,824 | 3.7% | 10.0% | $4.36 |
| Rancho Santa Margarita | $1,017,195 | 6.2% | 5.8% | $2,912 | 3.4% | 9.6% | $4.29 |
| Anaheim | $953,171 | 6.2% | 5.9% | $2,745 | 3.5% | 9.7% | $4.33 |
| Fullerton | $1,052,226 | 6.0% | 5.6% | $2,945 | 3.4% | 9.4% | $4.18 |
| Rancho Mission Viejo | $1,192,511 | 5.7% | 8.8% | $3,750 | 3.8% | 9.5% | $3.94 |
| Brea | $1,134,146 | 5.7% | 5.5% | $2,980 | 3.2% | 8.9% | $3.98 |
| Silverado | $1,069,587 | 5.7% | 5.4% | — | — | — | $3.96 |
| Laguna Woods | $470,940 | 5.7% | 5.0% | $2,840 | 7.2% | 12.9% | $3.93 |
Illustrative, not a forecast. "Appreciation + rent yield" adds the ten-year annualized value growth to gross rent as a share of value; it ignores expenses, taxes, and financing. "Equity per $1 down" assumes a 25% down payment on the city-typical home ten years ago, before principal paydown and transaction costs. Rents are Zillow's typical asking rent, which leans toward smaller units, so yields on houses run lower.
Condos fell harder in 2008 and took longer to recover, then tracked houses through the 2020–22 run-up; over the full period the two have grown at nearly the same rate, so the choice is about monthly cost and HOA, not long-run appreciation.
The minimum down payment for a rental to pay for itself
Pick a city (the price fills in with its typical condo value and typical rent), or type a real price and a rent supported by comparable rentals. Everything else uses sensible defaults (today's rate, 1.1% property tax, insurance, maintenance, 5% vacancy) that you can change below.
- Minimum down payment for positive cash flow
- $540,602 (72%)
- at that down payment the $3,076 rent covers the $1,362 mortgage plus $1,687 a month in tax, insurance, upkeep, and vacancy
- With 25% down ($187,709)
- -$2,259/mo
- cash flow; -12.4% cash-on-cash
- Gross rent yield
- 4.9%
- a year's rent ÷ price
- Rent needed to break even at 25% down
- $5,454/mo
- vs. $3,076 typical
Change the assumptions
Every city: the minimum down payment for positive cash flow at the typical condo value and typical rent
| City | Typical condo value | Typical rent | Gross yield | Minimum down | In dollars |
|---|---|---|---|---|---|
| Seal Beach | $400,792 | $3,017 | 9.0% | 22% | $88,174 |
| North Tustin | $676,837 | $4,774 | 8.5% | 29% | $196,283 |
| Coto de Caza | $774,851 | $4,991 | 7.7% | 38% | $294,443 |
| Laguna Woods | $467,985 | $2,840 | 7.3% | 43% | $201,234 |
| Yorba Linda | $694,538 | $4,060 | 7.0% | 46% | $319,487 |
| Santa Ana | $484,898 | $2,781 | 6.9% | 48% | $232,751 |
| San Juan Capistrano | $691,618 | $3,827 | 6.6% | 51% | $352,725 |
| Lake Forest | $636,396 | $3,337 | 6.3% | 55% | $350,018 |
| La Habra | $535,904 | $2,824 | 6.3% | 55% | $294,747 |
| Fullerton | $625,634 | $2,945 | 5.6% | 63% | $394,149 |
| Garden Grove | $588,426 | $2,768 | 5.6% | 63% | $370,708 |
| Orange | $672,842 | $3,122 | 5.6% | 64% | $430,619 |
| Laguna Hills | $672,837 | $3,018 | 5.4% | 66% | $444,072 |
| Laguna Niguel | $762,200 | $3,372 | 5.3% | 67% | $510,674 |
| Stanton | $591,896 | $2,635 | 5.3% | 67% | $396,570 |
| Cypress | $727,989 | $3,156 | 5.2% | 68% | $495,033 |
| Fountain Valley | $633,968 | $2,738 | 5.2% | 69% | $437,438 |
| Rancho Santa Margarita | $679,920 | $2,912 | 5.1% | 69% | $469,145 |
| Ladera Ranch | $890,890 | $3,789 | 5.1% | 70% | $623,623 |
| Mission Viejo | $726,397 | $3,091 | 5.1% | 70% | $508,478 |
| Placentia | $662,842 | $2,823 | 5.1% | 70% | $463,989 |
| Aliso Viejo | $850,039 | $3,576 | 5.0% | 70% | $595,027 |
| Anaheim | $661,130 | $2,745 | 5.0% | 71% | $469,402 |
| Huntington Beach | $750,836 | $3,076 | 4.9% | 72% | $540,602 |
| Rancho Mission Viejo | $912,213 | $3,750 | 4.9% | 72% | $656,793 |
| Dana Point | $1,088,767 | $4,416 | 4.9% | 73% | $794,800 |
| Tustin | $784,694 | $3,172 | 4.9% | 73% | $572,827 |
| Westminster | $713,303 | $2,724 | 4.6% | 76% | $542,110 |
| Brea | $821,728 | $2,980 | 4.4% | 79% | $649,165 |
| Costa Mesa | $888,087 | $3,136 | 4.2% | 80% | $710,470 |
| Los Alamitos | $922,994 | $3,026 | 3.9% | 84% | $775,315 |
| Buena Park | $819,947 | $2,641 | 3.9% | 85% | $696,955 |
| San Clemente | $1,091,154 | $3,420 | 3.8% | 86% | $938,392 |
| Laguna Beach | $1,660,666 | $4,980 | 3.6% | 88% | $1,461,386 |
| Irvine | $1,180,623 | $3,465 | 3.5% | 89% | $1,050,754 |
| Newport Beach | $1,898,818 | $4,267 | 2.7% | 99% | $1,879,830 |
Illustrative city scenario. The city defaults pair Zillow's typical condo value with Zillow's typical asking rent, the closest match since the rent index leans toward apartments and smaller units; a house will need more down than shown. At today's rates almost no Orange County rental covers its costs with a normal down payment, which is why this section leads with appreciation. Cash flow is year one, before appreciation, tax effects, and principal paydown. HOA defaults to $0; Laguna Woods, a 55+ community, only looks easy until its $700–$900 monthly HOA goes in. Get an insurance quote and the HOA budget before relying on this for a specific home.
The most and least expensive ZIP codes, and the fastest-growing since 2000
Most expensive
- 92657 Newport Beach$5,625,817
- 92661 Newport Beach$4,688,035
- 92662 Newport Beach$4,687,692
- 92625 Newport Beach$4,324,038
- 92660 Newport Beach$3,295,893
- 92651 Laguna Beach$3,130,694
- 92663 Newport Beach$2,736,855
- 92861 Villa Park$2,360,490
- 92603 Irvine$2,342,560
- 90742 Huntington Beach$2,181,778
Least expensive
- 92637 Laguna Woods$470,508
- 92701 Santa Ana$702,392
- 90740 Seal Beach$789,153
- 90680 Stanton$793,204
- 92703 Santa Ana$830,886
- 92707 Santa Ana$837,144
- 92617 Irvine$841,136
- 92805 Anaheim$863,937
- 92801 Anaheim$867,984
- 92704 Santa Ana$893,777
Fastest growth since 2000
- 92663 Newport Beach+548%
- 92672 San Clemente+544%
- 92660 Newport Beach+525%
- 92844 Garden Grove+521%
- 92701 Santa Ana+490%
- 92657 Newport Beach+488%
- 92843 Garden Grove+476%
- 92655 Westminster+471%
- 92625 Newport Beach+465%
- 92868 Orange+461%
Typical home value by ZIP, July 2026 (Zillow).
Can you rent it out? The rules, city by city
This decides the strategy before the numbers do. Long-term rentals (30 days and up) are legal in every Orange County city; the questions are how much you can raise the rent and whether short-term, Airbnb-style rentals are allowed at all. As of September 2026.
23 of 39 cities effectively bar short-term rentals, so an Airbnb plan narrows the map to Buena Park, Dana Point, Fullerton, Orange, Placentia and San Clemente (permit required), plus limited zones in Anaheim, Huntington Beach, Laguna Beach, Newport Beach and San Juan Capistrano. Long-term is open everywhere, and the rent caps are aimed at apartment buildings and corporate landlords, not at an individual renting out a house or condo: only Santa Ana has local rent control (pre-1995 buildings), and Anaheim has a rent-control measure in the works.
Every city: short-term and long-term rental rules and the detail behind them
| City | Short-term rentals | Detail | Long-term rentals |
|---|---|---|---|
| Aliso Viejo | Prohibited | Transient uses (hotel, inn, lodging, short-term rental) not permitted in residential districts. Source | State rules only |
| Anaheim | Allowed only in limited zones or cases | No new short-term rental permits; about 277 pre-2016 permits remain, with 3-night minimums and annual renewal. Near-Disneyland market. Source | State rules only; local rent control proposed No local rent cap today. In early 2026 a tenant group received city approval to circulate a petition for a rent-control measure on the November 2026 ballot, and a council member called for stricter enforcement of the state cap; nothing has been adopted. Some deed-restricted affordable units already carry their own rent limits. Source |
| Brea | No permit program (not allowed in practice) | Municipal code does not set up a permit program; treated as not allowed. Confirm with the city. Source | State rules only |
| Buena Park | Allowed with permit | STR permit, home inspection, and business license required (Ordinance 1675). Source | State rules only |
| Costa Mesa | Prohibited | All short-term rentals prohibited by Ordinance 2021-17 (November 2021). Source | State rules only |
| Coto de Caza | Unincorporated: County of Orange rules apply | Unincorporated, gated, and HOA-governed; the County of Orange ordinance and HOA rules apply. Source | State rules only |
| Cypress | No permit program (not allowed in practice) | Municipal code does not set up a permit program; treated as not allowed. Confirm with the city. Source | State rules only |
| Dana Point | Allowed with permit | Permit program in operation; the city streamlined approvals in 2025 and hired a vendor to find unpermitted operators. TOT 10%. Source | State rules only |
| Fountain Valley | No permit program (not allowed in practice) | Municipal code does not set up a permit program; treated as not allowed. Confirm with the city. Source | State rules only |
| Fullerton | Allowed with permit | Permit, business registration, and TOT registration required; citywide cap of 100 permits; a 2025 moratorium paused new approvals while rules were reviewed. Source | State rules only |
| Garden Grove | Prohibited | Prohibited in residential zones; fines up to $1,000 per day. Source | State rules only |
| Huntington Beach | Allowed only in limited zones or cases | Hosted (owner-occupied) rentals allowed with a permit in eligible zones; unhosted rentals only in Sunset Beach with a permit issued before March 2022. Annual renewal; TOT 10% plus tourism assessment. Source | State rules only |
| Irvine | Prohibited | Prohibited in residential zones and anywhere residential use is permitted, including ADUs. Fines up to $1,500 per day. Source | State rules only |
| La Habra | No permit program (not allowed in practice) | Municipal code does not set up a permit program; treated as not allowed. Confirm with the city. Source | State rules only |
| La Palma | No permit program (not allowed in practice) | Municipal code does not set up a permit program; treated as not allowed. Confirm with the city. Source | State rules only |
| Ladera Ranch | Unincorporated: County of Orange rules apply | Unincorporated and HOA-governed; the County of Orange ordinance and HOA rules apply. Source | State rules only |
| Laguna Beach | Allowed only in limited zones or cases | Short-term lodging only in commercial, mixed-use, and downtown zones (not residential); citywide cap of about 300 units; license and 24-hour contact required. TOT 12%. Source | State rules only |
| Laguna Hills | No permit program (not allowed in practice) | Municipal code does not set up a permit program; treated as not allowed. Confirm with the city. Source | State rules only |
| Laguna Niguel | Prohibited | Prohibited in residential zones (Ordinance 2017-187). Source | State rules only |
| Laguna Woods | No permit program (not allowed in practice) | Age-restricted (55+) community governed by Laguna Woods Village HOAs, which restrict rentals; no city permit program. Source | State rules only |
| Lake Forest | Prohibited | Prohibited since 2017, except a 'limited home rental' of an owner's entire primary residence for up to three periods a year. Fines up to $1,000 per violation. Source | State rules only |
| Los Alamitos | No permit program (not allowed in practice) | Municipal code does not set up a permit program; treated as not allowed. Confirm with the city. Source | State rules only |
| Mission Viejo | No permit program (not allowed in practice) | No permits issued for rentals under 30 days in residential zones; most neighborhoods are HOA-governed with 30-day minimums. Source | State rules only |
| Newport Beach | Allowed only in limited zones or cases | Allowed in R-1.5, R-2, RM, and some mixed-use zones with a short-term lodging permit; citywide cap of 1,550 permits with a waitlist; permits are not transferable. TOT 10%. Source | State rules only |
| North Tustin | Unincorporated: County of Orange rules apply | Unincorporated; the County of Orange ordinance applies. Source | State rules only |
| Orange | Allowed with permit | Permit ($250) and business license required; citywide cap of 125 rentals, currently full with a waitlist. Source | State rules only |
| Placentia | Allowed with permit | Regulated under Ordinance O-2019-06; permit and 24-hour hotline requirements. Source | State rules only |
| Rancho Mission Viejo | Unincorporated: County of Orange rules apply | Unincorporated master-planned community; the County of Orange ordinance and HOA rules apply. Source | State rules only |
| Rancho Santa Margarita | No permit program (not allowed in practice) | Municipal code does not set up a permit program; treated as not allowed. Confirm with the city. Source | State rules only |
| San Clemente | Allowed with permit | Allowed with a business license and operating permit under city conditions. TOT 10–12%. Source | State rules only |
| San Juan Capistrano | Allowed only in limited zones or cases | Not permitted in single-family zones; allowed in multi-family and very-high-density zones. Source | State rules only |
| Santa Ana | Prohibited | Banned citywide since April 2024 (rentals under 30 days). Santa Ana is also the only OC city with local rent control. Source | Local rent stabilization on top of state rules Rent Stabilization and Just Cause Eviction Ordinance: for buildings completed on or before February 1, 1995, increases are capped at 2.87% for September 2026 through August 2027, one increase per 12 months, with a rental registry and just-cause eviction rules. Newer buildings and most single-family homes fall under the state cap instead. Under state law (Costa-Hawkins) single-family homes and condos are exempt from the local cap, though just-cause rules still apply. Source |
| Seal Beach | No permit program (not allowed in practice) | No permit program; the city was weighing restrictions near schools in 2025. Confirm with the city. Source | State rules only |
| Silverado | Unincorporated: County of Orange rules apply | Unincorporated canyon community; the County of Orange ordinance applies. Source | State rules only |
| Stanton | No permit program (not allowed in practice) | Municipal code does not set up a permit program; treated as not allowed. Confirm with the city. Source | State rules only |
| Tustin | Prohibited | Residential rentals must be 31 days or longer; shorter stays are treated as hotel use, which residential zones do not allow. Source | State rules only |
| Villa Park | Prohibited | Not allowed; advertising on Airbnb or VRBO is itself prohibited (Municipal Code 23-3.5). Source | State rules only |
| Westminster | Prohibited | The city does not allow short-term rentals. Source | State rules only |
| Yorba Linda | Prohibited | Prohibited under Municipal Code 5.50.030. Source | State rules only |
Long-term rentals: what limits the rent, and who it applies to
Everywhere in California: AB 1482 (Tenant Protection Act): annual increases capped at 5% plus local inflation, never more than 10%; 8.7% for Orange County for August 2026 through July 2027. Exempt: single-family homes and condos owned by an individual (with the required lease notice), and buildings less than 15 years old. AB 1482 also requires just cause to evict tenants after 12 months, with relocation assistance for no-fault evictions.
Santa Ana only: Rent Stabilization and Just Cause Eviction Ordinance: for buildings completed on or before February 1, 1995, increases are capped at 2.87% for September 2026 through August 2027, one increase per 12 months, with a rental registry and just-cause eviction rules. Newer buildings and most single-family homes fall under the state cap instead. City ordinance page
Who the caps are for: both the state cap and Santa Ana's ordinance are written for apartment buildings and corporate landlords. A house or condo owned by an individual (not a corporation, a REIT, or an LLC with a corporate member) is exempt from the state rent cap as long as the lease includes the required notice, and single-family homes and condos are exempt from Santa Ana's cap under state law. Just-cause eviction rules still apply after a tenant's first year. In practice a house or condo you own personally can be re-rented at market when a tenant leaves, so the rent charts above are the constraint, not the law. HOAs can be stricter than the city on both short- and long-term rentals, so read the CC&Rs before buying a condo to rent.
Compiled from city codes and published summaries. Rules change and HOAs can be stricter than the city; verify with the city before buying to rent.
Where things stand: what sold, for how much, and how fast
Right now Orange County is a balanced market tilting toward buyers: the median home spends 51 days on the market (35 a year earlier), there are 3.1 months of supply, 25% of listings cut their price in a typical month, and 53% of closings came in below asking. That is room to negotiate that did not exist in 2021, without the falling prices that would make waiting pay.
Every city: sales, median, mean, middle half, price per square foot, houses vs. condos, last 12 months
| City | Sales | Median | Mean | Middle half (25th–75th) | $ / sq ft | Houses, median | Condos, median |
|---|---|---|---|---|---|---|---|
| Newport Beach | 975 | $3,770,000 | $5,176,546 | $2,355,000 – $6,062,500 | $1,575 | $4,812,500 | $2,056,500 |
| Laguna Beach | 308 | $3,100,000 | $4,083,497 | $2,250,375 – $4,500,000 | $1,578 | $3,325,000 | $1,475,000 |
| Villa Park | 55 | $2,649,000 | $2,710,723 | $2,195,250 – $3,155,444 | $699 | $2,649,000 | — |
| Coto de Caza | 165 | $2,100,000 | $2,603,727 | $1,500,000 – $2,950,000 | $637 | $2,362,500 | $1,085,000 |
| North Tustin | 145 | $1,998,000 | $2,302,836 | $1,660,000 – $2,665,000 | $751 | $1,998,000 | — |
| Dana Point | 391 | $1,980,000 | $3,025,859 | $1,397,500 – $3,400,000 | $1,075 | $2,731,000 | $1,205,500 |
| San Clemente | 597 | $1,795,000 | $1,996,383 | $1,311,111 – $2,350,000 | $812 | $1,945,000 | $1,075,000 |
| Los Alamitos | 76 | $1,407,500 | $1,396,018 | $1,022,500 – $1,682,665 | $688 | $1,546,000 | $792,500 |
| Irvine | 1,995 | $1,520,000 | $1,775,593 | $1,158,000 – $2,035,000 | $796 | $2,100,000 | $1,250,000 |
| Laguna Niguel | 676 | $1,371,500 | $1,548,974 | $893,725 – $1,938,750 | $733 | $1,750,000 | $799,500 |
| Costa Mesa | 555 | $1,480,000 | $1,628,070 | $1,210,250 – $1,901,500 | $881 | $1,650,000 | $937,500 |
| Yorba Linda | 654 | $1,349,500 | $1,517,329 | $1,000,000 – $1,795,500 | $626 | $1,499,000 | $665,100 |
| Fountain Valley | 304 | $1,425,000 | $1,350,932 | $949,750 – $1,621,250 | $705 | $1,507,500 | $762,500 |
| Ladera Ranch | 249 | $1,320,000 | $1,637,746 | $949,000 – $2,069,000 | $622 | $1,830,000 | $894,000 |
| Huntington Beach | 1,452 | $1,349,000 | $1,500,401 | $908,750 – $1,775,000 | $787 | $1,537,000 | $790,000 |
| San Juan Capistrano | 327 | $1,435,000 | $1,880,705 | $995,000 – $2,389,500 | $700 | $1,880,000 | $946,750 |
| Laguna Hills | 238 | $1,217,500 | $1,663,928 | $750,000 – $1,975,750 | $662 | $1,620,000 | $675,000 |
| Mission Viejo | 935 | $1,225,000 | $1,234,371 | $899,050 – $1,499,250 | $644 | $1,334,167 | $757,000 |
| La Palma | 70 | $1,200,000 | $1,180,376 | $1,070,500 – $1,329,750 | $595 | $1,208,000 | $662,500 |
| Rancho Mission Viejo | 326 | $1,180,495 | $1,259,451 | $950,000 – $1,540,000 | $623 | $1,412,500 | $920,600 |
| Lake Forest | 749 | $1,240,000 | $1,260,142 | $855,000 – $1,525,000 | $637 | $1,400,000 | $710,500 |
| Tustin | 433 | $1,190,000 | $1,241,094 | $825,000 – $1,430,000 | $682 | $1,350,000 | $820,000 |
| Orange | 842 | $1,150,000 | $1,204,481 | $885,972 – $1,395,000 | $639 | $1,255,000 | $690,000 |
| Brea | 273 | $1,150,000 | $1,172,931 | $939,562 – $1,330,000 | $597 | $1,212,500 | $788,000 |
| Placentia | 324 | $1,150,000 | $1,114,658 | $837,250 – $1,361,250 | $605 | $1,225,500 | $631,500 |
| Westminster | 289 | $1,100,000 | $1,134,904 | $938,000 – $1,295,000 | $645 | $1,150,000 | $849,000 |
| Cypress | 313 | $1,045,000 | $1,067,212 | $805,000 – $1,230,000 | $611 | $1,160,000 | $775,000 |
| Silverado | 31 | $1,250,000 | $2,061,369 | $771,000 – $3,850,000 | $638 | $1,250,000 | — |
| Fullerton | 773 | $1,025,000 | $1,129,843 | $805,000 – $1,400,000 | $627 | $1,222,000 | $670,000 |
| Rancho Santa Margarita | 471 | $1,058,000 | $1,094,557 | $725,000 – $1,355,000 | $633 | $1,322,500 | $700,000 |
| Garden Grove | 568 | $1,000,000 | $972,430 | $755,250 – $1,149,250 | $645 | $1,070,500 | $620,000 |
| Aliso Viejo | 357 | $900,000 | $1,069,572 | $735,000 – $1,299,000 | $678 | $1,470,000 | $820,000 |
| Anaheim | 1,352 | $946,620 | $996,470 | $778,750 – $1,133,500 | $593 | $1,045,000 | $700,000 |
| Buena Park | 347 | $909,000 | $958,493 | $820,000 – $999,500 | $604 | $950,000 | $799,500 |
| La Habra | 328 | $849,500 | $869,150 | $664,250 – $985,000 | $562 | $930,000 | $545,500 |
| Santa Ana | 826 | $850,000 | $894,345 | $550,000 – $1,100,000 | $604 | $1,000,000 | $499,000 |
| Seal Beach | 481 | $425,000 | $729,537 | $329,000 – $700,000 | $447 | $1,688,350 | $375,000 |
| Stanton | 136 | $742,500 | $742,554 | $593,000 – $861,970 | $570 | $897,450 | $620,500 |
| Laguna Woods | 586 | $443,888 | $536,836 | $330,750 – $598,950 | $418 | $1,775,000 | $441,388 |
Every city: days on market (Redfin and MLS), sale-to-list, sold above asking, price cuts, months of supply
| City | Days on market (Redfin) | Days, listing to closing (MLS) | Sale vs. list | Sold above list | Listings with a price cut | Months of supply |
|---|---|---|---|---|---|---|
| Newport Beach | 67 | 64 | 97.2% | 12% | 19% | 4.6 |
| Laguna Beach | 103 | 70 | 96.6% | 13% | 20% | 6.4 |
| Villa Park | 56 | 63 | 97.7% | 25% | 15% | 3.4 |
| Coto de Caza | 56 | 67 | 98.0% | 15% | 27% | 3.9 |
| North Tustin | 42 | 46 | 99.1% | 30% | 27% | 2.8 |
| Dana Point | 55 | 54 | 98.6% | 20% | 19% | 3.5 |
| San Clemente | 51 | 46 | 99.0% | 25% | 25% | 3.1 |
| Los Alamitos | 59 | 45 | 99.7% | 36% | 33% | 2.5 |
| Irvine | 64 | 59 | 97.9% | 16% | 24% | 4.3 |
| Laguna Niguel | 53 | 49 | 98.9% | 25% | 28% | 3.1 |
| Costa Mesa | 41 | 44 | 100.0% | 35% | 23% | 2.6 |
| Yorba Linda | 43 | 52 | 99.4% | 32% | 24% | 2.8 |
| Fountain Valley | 34 | 41 | 100.0% | 51% | 20% | 1.9 |
| Ladera Ranch | 47 | 48 | 100.0% | 28% | 25% | 2.6 |
| Huntington Beach | 46 | 49 | 99.5% | 29% | 26% | 2.7 |
| San Juan Capistrano | 49 | 54 | 98.9% | 25% | 24% | 3.0 |
| Laguna Hills | 55 | 51 | 99.4% | 34% | 22% | 3.1 |
| Mission Viejo | 44 | 49 | 99.5% | 31% | 29% | 2.3 |
| La Palma | 35 | 41 | 100.0% | 49% | 25% | 1.7 |
| Rancho Mission Viejo | 66 | 69 | 99.3% | 22% | 29% | 3.9 |
| Lake Forest | 60 | 52 | 99.3% | 30% | 27% | 3.3 |
| Tustin | 42 | 48 | 99.7% | 32% | 21% | 2.8 |
| Orange | 43 | 48 | 100.0% | 40% | 26% | 2.4 |
| Brea | 34 | 45 | 100.0% | 50% | 23% | 2.1 |
| Placentia | 39 | 46 | 100.0% | 42% | 22% | 2.5 |
| Westminster | 31 | 41 | 100.3% | 55% | 20% | 2.2 |
| Cypress | 38 | 47 | 100.0% | 43% | 25% | 2.2 |
| Silverado | 191 | 110 | 98.0% | 16% | — | — |
| Fullerton | 37 | 49 | 100.0% | 43% | 21% | 2.4 |
| Rancho Santa Margarita | 60 | 53 | 99.5% | 26% | 28% | 2.9 |
| Garden Grove | 40 | 45 | 100.0% | 48% | 16% | 2.5 |
| Aliso Viejo | 42 | 51 | 99.2% | 28% | 28% | 2.3 |
| Anaheim | 46 | 49 | 100.0% | 41% | 19% | 2.8 |
| Buena Park | 44 | 48 | 100.0% | 40% | 20% | 2.4 |
| La Habra | 38 | 51 | 100.0% | 42% | 22% | 2.7 |
| Santa Ana | 55 | 56 | 100.0% | 39% | 20% | 3.3 |
| Seal Beach | 52 | 69 | 99.1% | 14% | 21% | 2.4 |
| Stanton | 48 | 56 | 100.0% | 48% | 26% | 2.8 |
| Laguna Woods | 68 | 85 | 98.8% | 19% | 26% | 3.8 |
Days on market, price cuts, and months of supply: Redfin, medians of the last twelve monthly values. Days from listing to closing, sale-to-list, and sold above list: MLS closings, last 12 months.
By price band, countywide: where buyers have the most leverage
| Price band | Sales | Days to close | Sale vs. list | Sold below list | Sold above list | Median $ / sq ft |
|---|---|---|---|---|---|---|
| Under $750K | 3,704 | 63 | 99.5% | 53% | 26% | $563 |
| $750K–$1M | 3,593 | 50 | 100.0% | 45% | 37% | $636 |
| $1M–$1.5M | 6,268 | 47 | 100.0% | 48% | 37% | $690 |
| $1.5M–$2.5M | 4,316 | 50 | 98.9% | 57% | 28% | $749 |
| Over $2.5M | 2,340 | 64 | 97.4% | 71% | 15% | $1,145 |
Two counts of time on market are shown. Days on market (Data provided by Redfin, a national real estate brokerage, monthly through May 2026) is Redfin's median days between a listing's start date and the date it went off market (pending). Days from listing to closing is the MLS count on 60,316 closed sales through September 2026, which runs through escrow. They differ by only a couple of days countywide, so treat both as "about seven weeks" rather than as a precise split between marketing time and escrow. Sale-to-list compares the closing price with the asking price at the time of sale. MLS neighborhood names are folded into their city (Anaheim Hills into Anaheim; Corona del Mar and Newport Coast into Newport Beach).
What a home really costs each month
Two homes at the same price can cost very different amounts to own. Property tax is reset to your purchase price, some communities add Mello-Roos special taxes, HOA dues range from nothing to $1,000, and insurance depends on the address. Five well-documented communities, compared at their typical house price; enter your cash and monthly budget and the second column shows what each one lets you buy. The monthly total stays pinned on the right as you scroll the details.
A new-construction Great Park home and a Woodbridge home at similar prices can differ by $700–$1,000 a month, almost entirely Mello-Roos and HOA. The cheapest monthly path into Irvine is usually an older village, not a new one.
| Community | You could pay up to | Typical house price | Cash to close | Mortgage | Property tax | Mello-Roos | HOA | Insurance | Maintenance | Of which principal | Total / month |
|---|---|---|---|---|---|---|---|---|---|---|---|
| Irvine: Great Park neighborhoods (new construction) median house sale, last 12 months | — | $2,340,000 | $514,800 | $12,129 | $2,048 | $667 $375–$1,167 | $300 $150–$450 | $183 estimate | $1,950 | $1,666 | $17,277 |
| Irvine: Woodbridge (1970s–80s village) median house sale, last 12 months | — | $1,620,000 | $356,400 | $8,397 | $1,418 | $0 none | $200 $100–$400 | $167 estimate | $1,350 | $1,153 | $11,531 |
| Huntington Beach (established neighborhoods) median house sale, last 12 months | — | $1,809,750 | $398,145 | $9,381 | $1,584 | $0 none | $0 $0–$350 | $175 estimate | $1,508 | $1,288 | $12,647 |
| Ladera Ranch (master-planned, 2000s) median house sale, last 12 months | — | $1,550,000 | $341,000 | $8,034 | $1,356 | $542 $458–$667 | $330 $250–$450 | $192 estimate | $1,292 | $1,103 | $11,746 |
| Santa Ana (resale houses) median house sale, last 12 months | — | $977,500 | $215,050 | $5,067 | $896 | $0 none | $0 $0–$450 | $158 estimate | $815 | $696 | $6,936 |
Monthly figures at 20% down and today's rate at the typical price; maintenance budgeted at 1% of price a year; typical Mello-Roos and HOA shown with each community's range. "You could pay up to" is the highest price your cash and budget support in that community, whichever limit binds first.
About the tax after you buy
Buying resets the assessed value to the purchase price. The county then sends a one-time supplemental bill for the difference between the seller's old assessment and yours, prorated from your closing date to June 30 (two bills if you close between January and May). It is a catch-up, not an extra recurring tax: budget the full new tax from day one and expect the supplemental bill 6 to 18 months after closing. California State Board of Equalization, Supplemental Assessments; Orange County Assessor, Supplemental Assessments and Notices.
Homeowners insurance in Orange County commonly runs $1,600–$2,500 a year for a house and less for a condo (the HOA's master policy covers the structure). Standard policies exclude flood and earthquake; canyon and hillside areas near wildland may only be insurable through the California FAIR Plan at higher cost. Get a quote for the specific address before you rely on any number here. California Department of Insurance.
Where the fee figures come from
Irvine: Great Park neighborhoods (new construction): Mello-Roos: Community Facilities District special taxes on most Great Park homes, 40-year terms, typically escalating 2% a year; amount depends on the tract and home size. HOA: Master association plus sub-association in many villages; condos and townhomes at the higher end. Tax rate area about 1.05% of purchase price. Mello-Roos in Irvine CA: what buyers really pay (2026); Mello-Roos and HOA in Irvine's new villages
Irvine: Woodbridge (1970s–80s village): Mello-Roos: Built before Mello-Roos districts; none. HOA: Woodbridge Village Association (lakes, pools, tennis) plus a sub-association for attached homes. Tax rate area about 1.05% of purchase price. Woodbridge Village Association
Huntington Beach (established neighborhoods): Mello-Roos: None in the established tracts; a few newer infill projects have small CFDs. HOA: Most detached homes have no HOA; townhomes and condos $250–$500. Tax rate area about 1.05% of purchase price. Orange County Assessor, tax rate areas
Ladera Ranch (master-planned, 2000s): Mello-Roos: Several overlapping CFDs; total varies by phase and lot. Some districts have begun to sunset, so check the tax bill for the specific address. HOA: LARMAC master association plus sub-associations; includes clubhouses, pools, and internet in some villages. Tax rate area about 1.05% of purchase price. Mello-Roos in Ladera Ranch: costs, HOA, buyer guide; Ladera Ranch HOA costs
Santa Ana (resale houses): Mello-Roos: None for existing housing. HOA: Detached homes usually have none; condos $300–$450. Tax rate area about 1.1% of purchase price. Orange County Assessor, tax rate areas
Why so few homes are for sale, and what it means for prices
Orange County owners are not moving. Only 1.7% of homes changed hands in the last year (20,221 sales among 1,170,029 units), which implies the typical home sells about once every 58 years. The reason is the mortgage they already have: the average rate on California's outstanding loans is 4.0%, 61% of them are under 4%, and 21% are more than ten years old (14% at the end of 2019). Moving would double their payment, so they stay, and the shortage of listings is what held prices up as rates rose.
Every city: sales, housing units, turnover, and implied years between sales
| City | Sales, last 12 months | Housing units | Turnover | Years between sales |
|---|---|---|---|---|
| Santa Ana | 826 | 84,937 | 1.0% | 103 |
| Westminster | 289 | 28,820 | 1.0% | 100 |
| Stanton | 136 | 13,024 | 1.0% | 96 |
| Garden Grove | 568 | 50,580 | 1.1% | 89 |
| Anaheim | 1,352 | 114,627 | 1.2% | 85 |
| Costa Mesa | 555 | 44,673 | 1.2% | 80 |
| Buena Park | 347 | 26,219 | 1.3% | 76 |
| La Palma | 70 | 5,280 | 1.3% | 75 |
| Brea | 273 | 18,731 | 1.5% | 69 |
| Tustin | 433 | 28,795 | 1.5% | 67 |
| Fountain Valley | 304 | 20,166 | 1.5% | 66 |
| Fullerton | 773 | 50,998 | 1.5% | 66 |
| Irvine | 1,995 | 129,428 | 1.5% | 65 |
| La Habra | 328 | 21,095 | 1.6% | 64 |
| Los Alamitos | 76 | 4,571 | 1.7% | 60 |
| Placentia | 324 | 18,815 | 1.7% | 58 |
| Huntington Beach | 1,452 | 83,585 | 1.7% | 58 |
| Orange | 842 | 48,441 | 1.7% | 58 |
| Aliso Viejo | 357 | 20,190 | 1.8% | 57 |
| Cypress | 313 | 17,194 | 1.8% | 55 |
| Laguna Hills | 238 | 11,445 | 2.1% | 48 |
| Newport Beach | 975 | 45,161 | 2.2% | 46 |
| San Clemente | 597 | 27,006 | 2.2% | 45 |
| Lake Forest | 749 | 32,299 | 2.3% | 43 |
| Laguna Beach | 308 | 13,245 | 2.3% | 43 |
| Dana Point | 391 | 16,576 | 2.4% | 42 |
| Laguna Niguel | 676 | 28,470 | 2.4% | 42 |
| San Juan Capistrano | 327 | 12,912 | 2.5% | 39 |
| Mission Viejo | 935 | 35,384 | 2.6% | 38 |
| Rancho Santa Margarita | 471 | 17,609 | 2.7% | 37 |
| Villa Park | 55 | 2,054 | 2.7% | 37 |
| Yorba Linda | 654 | 23,894 | 2.7% | 37 |
| Seal Beach | 481 | 14,691 | 3.3% | 31 |
| Laguna Woods | 586 | 13,414 | 4.4% | 23 |
Turnover: MLS sales only; off-market and family transfers are not counted, so true holding periods are somewhat shorter than the implied figure, and housing units include rentals that rarely trade, which also lengthens it. Use it to compare cities, not as a literal tenure. Loan age and rates outstanding: FHFA National Mortgage Database, California, all outstanding first-lien mortgages, shares by loan count; statewide, since the database does not publish county detail for these series. Mortgage rate: Freddie Mac via FRED, monthly average.
Housing supply: how little gets built
Orange County added 200,545 homes between 2000 and 2026, 20.7% in 26 years, and Irvine, Anaheim and Lake Forest accounted for 51% of it. Most cities are built out; the new supply is concentrated in a few master-planned areas, which is why prices elsewhere depend almost entirely on resales. The units-added chart sits with the city picker at the top of the page.
Every city: units, growth, share that is single-family, vacancy
| City | Units 2026 | Added since 2000 | Growth | Single-family | Vacancy |
|---|---|---|---|---|---|
| Irvine | 129,428 | 75,717 | +141.0% | 56% | 7.7% |
| Anaheim | 114,627 | 14,908 | +15.0% | 50% | 4.4% |
| Santa Ana | 84,937 | 10,349 | +13.9% | 50% | 3.2% |
| Huntington Beach | 83,585 | 7,906 | +10.4% | 60% | 5.2% |
| Fullerton | 50,998 | 6,227 | +13.9% | 60% | 4.0% |
| Garden Grove | 50,580 | 3,877 | +8.3% | 66% | 3.4% |
| Orange | 48,441 | 6,521 | +15.6% | 66% | 3.3% |
| Unincorporated Orange County | 45,700 | -15,461 | -25.3% | 86% | 3.8% |
| Newport Beach | 45,161 | 7,873 | +21.1% | 61% | 14.7% |
| Costa Mesa | 44,673 | 4,267 | +10.6% | 50% | 4.8% |
| Mission Viejo | 35,384 | 2,399 | +7.3% | 83% | 3.5% |
| Lake Forest | 32,299 | 11,813 | +57.7% | 71% | 2.8% |
| Westminster | 28,820 | 1,880 | +7.0% | 63% | 3.2% |
| Tustin | 28,795 | 3,294 | +12.9% | 49% | 3.4% |
| Laguna Niguel | 28,470 | 4,585 | +19.2% | 72% | 7.1% |
| San Clemente | 27,006 | 6,353 | +30.8% | 67% | 8.1% |
| Buena Park | 26,219 | 2,529 | +10.7% | 66% | 2.2% |
| Yorba Linda | 23,894 | 4,327 | +22.1% | 88% | 2.5% |
| La Habra | 21,095 | 1,654 | +8.5% | 62% | 2.8% |
| Aliso Viejo | 20,190 | — | — | 61% | 3.1% |
| Fountain Valley | 20,166 | 1,693 | +9.2% | 76% | 2.3% |
| Placentia | 18,815 | 3,489 | +22.8% | 69% | 2.6% |
| Brea | 18,731 | 5,404 | +40.5% | 62% | 4.5% |
| Rancho Santa Margarita | 17,609 | 1,094 | +6.6% | 75% | 2.4% |
| Cypress | 17,194 | 1,030 | +6.4% | 78% | 2.2% |
| Dana Point | 16,576 | 894 | +5.7% | 67% | 13.2% |
| Seal Beach | 14,691 | 424 | +3.0% | 44% | 8.7% |
| Laguna Woods | 13,414 | -215 | -1.6% | 36% | 11.5% |
| Laguna Beach | 13,245 | 280 | +2.2% | 72% | 17.8% |
| Stanton | 13,024 | 2,013 | +18.3% | 42% | 3.0% |
| San Juan Capistrano | 12,912 | 1,592 | +14.1% | 74% | 3.8% |
| Laguna Hills | 11,445 | 1,121 | +10.9% | 74% | 3.5% |
| La Palma | 5,280 | 214 | +4.2% | 81% | 2.1% |
| Los Alamitos | 4,571 | 242 | +5.6% | 54% | 2.5% |
| Villa Park | 2,054 | 62 | +3.1% | 99% | 3.8% |
California Department of Finance E-5 estimates, January 1 of each year. Owner-occupied share and median household income (U.S. Census Bureau, American Community Survey) will appear here once the site's Census API key is configured.
Sources and method
Home values and rents: Zillow Research, Zillow Home Value Index (all homes, single-family, and condo/co-op, middle tier, smoothed and seasonally adjusted) and Zillow Observed Rent Index, by city and ZIP, retrieved Invalid Date. A city's "typical value" is the middle of its market, not the median of what sold; "Orange County" growth figures are the median city, not a household-weighted county index.
Sales: closed residential MLS transactions (houses, condos, townhomes) for every Orange County ZIP, from Seven Gables Real Estate's CRMLS feed, through September 2026. Land, income property, and manufactured homes are excluded. Information deemed reliable but not guaranteed. Days to offer, supply, price cuts, monthly prices and volume: Redfin Data Center, through May 2026. Data provided by Redfin, a national real estate brokerage.
Mortgage rates: Freddie Mac Primary Mortgage Market Survey via FRED (MORTGAGE30US), averaged by month. Housing units: California Department of Finance E-5 estimates. Rental rules: Orange County REALTORS®, Short Term Rentals by city; Voice of OC, June 2025: Another Wave of Airbnb Regulations; City of Santa Ana, Rent Stabilization and Just Cause Eviction Ordinance; California Apartment Association, AB 1482 statewide rent cap; Voice of OC, March 2026: Orange County Cities Grapple With Rising Rents & Tracking Evictions.
Return figures are historical and illustrative, not forecasts; nothing here is investment, tax, or legal advice.
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