October 2026 Huntington Beach and Orange County Housing Market Update: Rates Ease to 7.32%, Prices Hold
Mortgage rates climbed to their highest level in about three years this fall before easing slightly in late October, and the usual fall slowdown showed up a few weeks early. But the homes that are priced right are still selling close to their asking price. Here is what is happening in Huntington Beach and coastal Orange County as we head toward the holidays, and what it means if you are thinking about buying or selling.
Mortgage rates: the headline this fall
7.32% on a 30-year fixed. That was Freddie Mac's weekly average on October 22, down from 7.40% the week before. It is the first decline after seven straight weekly increases and a one-week pause. A year ago, the same loan averaged about 6.19%.
6.68% on a 15-year fixed, down slightly from the prior week.
What it costs you: on an $800,000 loan, the principal and interest payment is about $5,057 a month at 6.5% and about $5,594 at 7.5%. That is a difference of roughly $537 a month, or about $6,400 a year.
Headline rates are national averages. Rates vary by lender, loan type, and credit, and some lenders are finding ways to get buyers below 7% with buydowns or other programs, so it pays to shop.
The big picture in Orange County
Inventory: about 5,034 homes for sale countywide in the week of October 19, holding near the 5,000 mark.
Fewer new deals: homes under contract fell to 1,573, the fourth weekly drop in a row and the lowest level in months. New listings were light too, at 554 for the week.
Pace: the median home has been on the market 47 days. The $1 million to $2 million range is still the fastest-moving part of the county, at a median of 40 days.
Prices: asking prices have been drifting lower, but closed prices are mostly holding. Homes under $2.5 million closed about 1.6% below their list price on average, and homes above $2.5 million about 3.1% below, a gap that widened from the week before.
Price cuts: by late September, about 43% of active Orange County listings had taken at least one price reduction.
Looking back at the third quarter
Orange County data from July through September shows a market that slowed down without falling apart:
Detached homes averaged about $2.09 million, up 11.2% from a year earlier, and sold in an average of 33 days.
Condos and townhomes averaged about $954,000, up 1.3%, and took about 41 days to sell.
Sellers of detached homes received 98.2% of their original asking price in July but 97.5% by September, so buyers gained a bit more room to negotiate as the quarter went on.
A closer look at Huntington Beach
Single-family homes: 163 active listings at a median asking price of about $1.95 million. Over the past six months, 530 homes sold at a median of $1,562,500, and the typical one went under contract in just 13 days. Most of the listings that expired or were pulled off the market were priced around $2.25 million and up.
Condos and townhomes: 121 active listings at a median asking price of $775,000. Over the past six months, the median sale price was $790,000, with a typical 24 days on market. Active, pending, and sold prices are all within about $20,000 of each other, a sign buyers and sellers agree on value.
Ocean-view condos countywide: over the six months through late August, ocean-view condos and townhomes sold at a median of about $1.77 million in roughly three weeks. Units priced near recent sales are moving; the ones that sit are usually priced above them.
Remember that a citywide number blends very different homes. A condo a block from the pier, a home in Huntington Harbour, and an inland tract home all share a Huntington Beach address but not the same buyers. Views, floor plan, condition, and parking can move a price a lot, so treat these figures as a starting point, not a price for your home.
What this means for buyers
You have less competition than in the spring. Fewer buyers are writing offers, which gives you more time to decide and more room to negotiate.
Look at how long a home has been listed and whether its price has changed. Homes that have sat for 45 days or more often have sellers open to a lower price or credits.
Ask about a seller-paid rate buydown instead of only a lower price. On a high-priced home, lowering your rate can save more each month than a modest price cut.
Get fully pre-approved and compare at least two or three lenders. Rate quotes vary more than most people expect.
If you want an ocean view, be ready to move quickly. Good view properties priced near the market still go under contract in a few weeks.
What this means for sellers
Price to where homes are actually closing, not to the highest listing in your neighborhood. In Huntington Beach, the listings that expired were mostly priced well above recent sales.
Presentation matters more when buyers are selective. Repairs, fresh paint, and great photos help your home stand out from the more than 40% of listings that have cut their price.
Fall and winter bring fewer competing listings and more serious buyers. If your home is ready, you do not have to wait for spring.
Consider offering a rate buydown credit. It can attract more buyers than a price cut of the same size.
If you are selling and buying at the same time, plan the timing before you list. Options like a contingent purchase, a rent-back after closing, or bridge financing can help you avoid moving twice.
Frequently asked questions
Is it a buyer's market or a seller's market in Huntington Beach right now?
It is close to balanced, and it depends on price. Well-priced homes up to about $1.6 million are still selling quickly, often in two to three weeks. Above about $2.25 million, buyers are more selective and have more room to negotiate.
Will home prices drop in Orange County this winter?
Asking prices have been easing, but closed prices have held up so far. Higher rates and the seasonal slowdown are giving buyers more negotiating room, especially at the high end. Limited supply and strong owner equity have historically helped keep coastal Orange County prices from falling sharply, though no one can predict the market with certainty.
Should I wait for mortgage rates to come down before I buy?
It depends on your plans and the home. Waiting could mean a lower rate later, but it could also mean more competition and higher prices if rates fall and buyers return. Many buyers choose to buy the right home now with less competition and look at refinancing if rates drop, although a refinance is never guaranteed.
Is now a good time to sell my Huntington Beach condo?
For a well-priced condo, yes. Huntington Beach condo prices have been very consistent, and units priced near recent sales have been going under contract in about three to four weeks. Pricing it right from day one is the key.
How can I sell my home and buy my next one without moving twice?
Common options include making your purchase contingent on your sale, negotiating a rent-back so you can stay in your home for a short time after closing, using a bridge loan or home equity line to buy first, or selling first and renting briefly. The best choice depends on your finances and how much risk you are comfortable with, so it is worth planning before you list.
Curious what these trends mean for your home or your search? Find out what your home could sell for, or book a free 30-minute consultation with me.
Prefer to talk? Call or text me at (949) 775-3227.
Alex Acebo | Bullock Russell Real Estate Services | DRE# 02071289
Sources: Freddie Mac Primary Mortgage Market Survey (October 22, 2026); Orange County Real Estate, Inc. weekly housing reports (September 21 through October 19, 2026), based on CRMLS data; CRMLS third-quarter 2026 Orange County figures. Statistics may not reflect all real estate activity, and market conditions change frequently. This article is for general information only and is not legal, tax, or financial advice.
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