The Orange County condo market now
Redfin counted 486 condo and co-op sales in Orange County in September 2026 at a median of $714,350. Condos took a median of 61 days to sell, against 42 days for single-family homes, and the county had 1,966 condos for sale, or 4.0 months of supply. Townhouses, which Redfin counts separately, had a median of $815,608 on 130 sales, down 3.8% in a year. These September county figures may be revised.
That slower pace is the main change for buyers. With condos selling at 98.5% of list on average, there is usually room to negotiate, especially in buildings with large special assessments or pending inspection work. Listings themselves are on the portals and the MLS; this page is about choosing where to look and what to check.
Best areas to buy a condo in Orange County
Prices are Redfin's median condo and co-op sale prices for the three months to September 2026. ZIPs with few sales swing a lot, so treat them as a range.
Irvine condos: the county's biggest condo market
Irvine ZIP 92618 had 120 condo sales, second only to 92637 (Laguna Woods, 155), at a median of $1,314,956 and 68 days on market. ZIP 92612 was cheaper at $870,224 on 54 sales. ZIP 92620 was $1,249,963 on 42 sales. Many Irvine villages carry Mello-Roos taxes on top of HOA dues, so compare total monthly cost. See the Irvine guide.
Laguna Woods condos and co-ops: a 55+ market
ZIP 92637 had 155 condo and co-op sales at a median of $454,487, and the ZIP includes Laguna Woods Village, a 55+ community of 12,736 homes with its own age and financial rules. Our Orange County 55+ guide covers those rules.
Seal Beach condos and co-ops
Seal Beach ZIP 90740 had 103 condo and co-op sales at a median of $375,489, one of the two lowest among busy ZIPs in the county. That figure includes resales in Leisure World Seal Beach, another 55+ community, so a non-age-restricted condo near the coast will cost more.
Huntington Beach condos
Huntington Beach has condo sales across its four ZIPs. The three-month medians were $718,979 in 92646 (29 sales), $896,973 in 92648 (27 sales) and $699,979 in 92649 (26 sales), while 92647 was $512,485 on 12 sales. See the Huntington Beach guide.
Aliso Viejo, Laguna Niguel and Lake Forest condos
South county's planned communities have a large condo stock. Aliso Viejo ZIP 92656 had 63 sales at $819,976, Laguna Niguel 92677 had 61 at $724,979, and Lake Forest 92630 had 35 at $619,482. See the Laguna Niguel guide for that city.
Rancho Santa Margarita and Mission Viejo condos
Rancho Santa Margarita ZIP 92688 had 54 sales at a median of $629,981, among the lower prices in south county. Mission Viejo was $588,983 in 92691 (20 sales) and $769,477 in 92692 (29 sales).
Santa Ana and La Habra condos: the lowest prices outside 55+ communities
Santa Ana ZIP 92701 had 22 condo sales at $374,989 and 92704 had 25 at $434,987. La Habra ZIP 90631 had 25 sales at $536,484. These are the main places in the county where a condo can sell for under $550,000 without an age restriction.
Dana Point, San Clemente and Ladera Ranch condos near the south coast
Dana Point ZIP 92629 had 35 condo sales at $1,359,460, up 25.0% in a year. San Clemente 92672 was $1,009,470 on 27 sales and Ladera Ranch 92694 was $929,962 on 36. See the Dana Point guide.
Is it wise to buy a condo in Orange County now?
It can be, if the building is in good shape and the monthly cost fits. At Freddie Mac's 7.24% rate (week of October 29, 2026), 20% down on the $714,350 county median ($142,870) leaves about $3,895 a month in principal and interest. Add about $595 a month for the 1% base property tax, plus HOA dues, insurance and any special taxes. Three California rules matter most for condo buyers:
- Balcony and deck inspections. State law requires periodic inspections of balconies, decks and stairways on many multi-unit buildings. Ask whether the inspection is done and what it found; repairs can lead to special assessments. The California balcony inspection law guide covers SB 326 and SB 721.
- Reserves. Ask for the reserve study summary and read it to see how much is set aside against what the study says is needed.
- Insurance. The association's master policy may not cover the interior of your unit. Get an HO-6 quote early and read the homeowners insurance guide.
Financing an Orange County condo
Not every condo qualifies for every loan. Lenders review the whole project, not just your unit: owner-occupancy, delinquent dues, pending lawsuits, insurance and commercial space can all affect whether a loan is approved.
- FHA loans need the project to be FHA-approved, or a single-unit approval. Search the project on HUD's condominium lookup before you offer.
- Conventional loans depend on the project meeting the lender's review. Ask your lender to start the condo questionnaire as soon as you are in contract.
- Co-ops, such as many units at Laguna Woods Village and Leisure World Seal Beach, sell shares rather than deeds. Ask early whether your lender finances co-op shares.
First-time buyers can read the California first-time homebuyer guide for state programs.
Fees and taxes on an Orange County condo
The sale price is only part of the cost of a condo here.
- HOA dues. Ask for the current budget and what dues cover: water, trash, insurance, exterior maintenance or amenities.
- Special assessments. Ask whether any are approved or proposed, and read the last year of board minutes.
- Mello-Roos and bonds. Newer Irvine and south county projects can carry special taxes. The Mello-Roos guide explains them.
- Property tax. Rates vary by tax rate area, from 1.0085% in Irvine area 26-003 to 1.18101% in Garden Grove area 18-004 in the 2026-27 rate book. See the Orange County property tax guide.
- Transfer and document fees. Ask the management company for its charges for the resale disclosure package.
Orange County condo buyer's checklist
- Get the HOA budget, reserve study summary and the last 12 months of board minutes.
- Ask for the balcony and exterior elevated element inspection report and any repair plan.
- Confirm the master insurance policy, its deductible, and what you must insure yourself.
- Check FHA approval on HUD's lookup if you plan an FHA loan.
- Read the CC&Rs for rental limits, pet rules and parking.
- Ask about pending litigation against the association or the builder.
- Read the seller's tax bill for Mello-Roos lines.
- Look up the address for fire and flood risk before you remove contingencies.
For the wider market, see the Orange County homes guide and the Orange County market data page.