When I’m out in the community or checking my inbox, I keep hearing the same question: “Is the market finally cooling off?” People are noticing more For Sale signs and wondering if the tide is turning. The truth is more nuanced, and it really comes down to how you look at the numbers. Here’s what I’m seeing as we move through April.

A Familiar Story in a New Season

Earlier this week I sat with a couple who’ve owned their Huntington Beach home for two decades. Their kids are grown, they love the beach lifestyle, and they’re thinking about downsizing—maybe staying local or heading to nearby Costa Mesa. Their biggest worry? “What if we sell and the market drops?” That fear is understandable after the last few years, but the data tells a steadier story.

Market Snapshot

Inventory is still tight. Across Orange County, new listings are down about 19 % from a year ago. In Huntington Beach there are roughly 491 active listings and 62 new listings. That’s more choice than we had in February but still far below a normal spring.

Prices have held firm. The median sale price in Huntington Beach sits around $1.3 million, essentially flat year‑over‑year. Downtown’s median has dipped (about $1.7 million, down 13 %), while Costa Mesa is up slightly near $1.6 million. The main takeaway is that we’re not seeing a crash; values are high and stable.

Days on market separate the winners from the rest. Well‑priced Huntington Beach homes go under contract in about 35 days, quicker than last year. Overpriced or under‑prepared listings linger much longer, pushing the average to about 51 days. Downtown properties take even longer—around 110 days—showing how varied the market is even within our own town. Buyer demand remains healthy; sales volumes in February and March were higher than the same period last year. Most sellers are still achieving nearly their full asking price.

What It Means for You

For sellers: Low supply still works in your favor, but today’s buyers are careful and informed. Pricing too high will only prolong your time on the market and may cost you money later. Homes that are prepared well and priced correctly are still receiving multiple offers and moving quickly. If you’ve been waiting to list, this spring offers a window with relatively little competition; just don’t let greed put you into the “price‑reduction” crowd.

For buyers: There are more options now than a few months ago, but you can’t nap at the starting line. Mortgage rates are hovering in the mid‑6 % range, and big drops aren’t likely this year. Instead of waiting for a “perfect” rate, focus on properties that fit your budget and be ready to move when the right one appears. Homes that sit past 45 days often signal sellers who might be open to negotiation.

For long‑time homeowners: You’re sitting on a lot of equity. With prices essentially level and no clear sign of a downturn, your decision should be driven more by lifestyle than by market timing. Orange County’s expected market time has inched up to about 70 days, suggesting a balanced market rather than a buyer’s market.

Hidden Opportunities

Here’s the interesting part: the very conditions that frustrate some sellers create opportunity for savvy buyers. Properties that are overpriced or not “beach‑ready” tend to sit. If you’re willing to overlook dated finishes or invest in some upgrades, you can sometimes negotiate a better price. I recently helped clients in Costa Mesa and Fountain Valley snag solid homes simply because sellers misread the market. In Costa Mesa, homes are taking about 41 days to sell; in the 92708 zip code (Fountain Valley) it’s roughly 30 days. Those extra days often translate into room to negotiate in otherwise competitive neighborhoods.

Let’s Talk

I believe real estate decisions should never feel rushed. My job isn’t to tell you that “now is the perfect time”—because there’s no such thing. It really comes down to your life, your plans and how the market lines up with them. Whether you’re considering selling your long‑time home near the pier, buying your first place in Fountain Valley or just curious what your property might be worth, I’m here to provide straightforward insight. Call, text or email anytime.

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