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BayBrook Realty, 1590 S Coast Highway, Laguna Beach, CA (2026)

10/11/2026

Orange County Market Update | Week Ending October 11, 2026

I won't sugarcoat it. Demand is down. Rates are ugly, and buyers are on the sidelines, waiting to see where this market goes.

BUT:

This isn't anything new; it's common. Buyers just want stability. When rates keep rising week over week, buyers wait to see where they will level out. Generally, when they level out, even if higher, they start dipping their toes back in.

I looked at my data for this exact period last year. New listings fell from 510 to 457 this week (similar to last year), while pending activity dropped from 250 to 226 and active-under-contract activity eased from 273 to 259. (Decently lower than last year). This shows the demand problem, and I don't expect that to change until at least Feb 2027.

Mortgage rates are still ugly. The national benchmark for a top-tier 30-year fixed loan finished Monday at 7.61% and Friday at 7.48%, down 0.13 percentage points from Monday, but still up at the highest levels since 2023.

Next week brings important tests:

Wednesday's CPI.
Thursday's PPI.
Friday's import prices and industrial production.
Federal Reserve commentary is also on the calendar.

My advice to sellers remains consistent: price thoughtfully from the start. Focus more on competing listings and buyer feedback to guide your decision. Yesterday's sale isn't today's comp when buyers have more options than in the last 10+ years.

If you don't need to sell before year-end, it may be worth discussing a late-January or early-February launch. Orange County has historically seen buyer activity rise after the holidays.

That seasonal pattern could create a better opportunity, but waiting also means carrying costs, potentially more competing listings, and uncertainty about mortgage rates. Your circumstances matter more than a date on the calendar.

If you're weighing selling now versus preparing for next year, I'm happy to help you think through both options. No pressure, just a thoughtful plan.

Happy Rainy Sunday.

Brandon Brown
Broker/Owner
BayBrook Realty
DRE #01394509

10/04/2026

Orange County Market Update | Week ending October 4, 2026

New listings eased from 518 to 510 this week, while pending activity stayed nearly steady at 250 versus 252. Closings increased from 344 to 467, and price changes declined from 579 to 523.

Expired listings jumped from 53 to 196 during the week that included September’s month-end. Based on my MLS observations, many of those properties have already returned to market.

Even with those relistings, eight fewer new listings suggest the flow of homes coming to market is slowing, which is typical for seasonal housing.

Mortgage rates also made affordability more challenging. Mortgage News Daily’s national 30-year fixed benchmark started Monday at 7.50% and finished Friday at 7.57%, reaching 7.60% midweek.

Next week brings services-sector data, Federal Reserve meeting minutes, Treasury auctions, and consumer inflation expectations. The Fed wants lower inflation numbers, and some of the minutes may tell us what else they are considering and hint at whether another rate increase is warranted.

For buyers, if you haven't spoken to your lender in the last month or so, you should probably get an updated qualification as your purchasing power has decreased. For sellers, thoughtful pricing remains important as buyers work through higher borrowing costs.

If you’d like help understanding what these numbers mean for your next move, I’m always happy to help.

Sincerely,

Brandon Brown
BayBrook Realty
Broker/Owner
DRE #01394509

09/28/2026

Orange County Market Update for the week of September 21–27, 2026

New listings were nearly flat this week at 518, up just six from the prior week.

Price changes rose from 539 to 579. Meanwhile, new pending sales fell from 298 to 252, and closings fell from 431 to 344.

Active under contract edged up by six, so the contract activity in this snapshot was mixed.

The rise in price changes is a good reminder for sellers to pay close attention to how their home is positioned against the competition. For buyers, it’s a reason to keep watching individual listings and their histories rather than assuming every home is moving at the same pace.

The rate news wasn't very encouraging this week. Freddie Mac’s national average 30-year fixed mortgage rate rose from 6.95% to 7.03% last week. The 10-year Treasury yield also moved higher, from 5.01% the previous Friday to 5.17% this Friday. Even a modest rate change can matter when you’re working through a monthly payment.

Next week brings several reports worth watching: job openings Tuesday, PCE inflation Wednesday, ISM manufacturing Thursday, and the September jobs report Friday.

If inflation or hiring comes in stronger than markets expect, bond yields and mortgage rates could face more upward pressure. Softer readings could offer some relief.

If you’re wondering what these numbers mean for your home or a move you’re considering, I’m always happy to talk it through. No pressure, just a thoughtful look at your options.

Sincerely,

Brandon Brown
Broker/Owner
BayBrook Realty

09/22/2026

Congratulations Hilary!

Not every successful sale happens quickly, and sometimes the best thing an agent can bring to the table is the willingness to step back, reassess, and adjust the strategy.

After some time on the market, Hilary and her sellers decided to temporarily pull the home, make a few thoughtful improvements, and reintroduce it with a fresh approach. And it worked.

This beautiful 5-bedroom Laguna Niguel home, with panoramic views, two primary suites, a resort-style pool and backyard, and no HOA, ultimately found the right buyer.

Congratulations to Hilary and her sellers for staying patient, adapting when necessary, and getting it across the finish line!

If your home has been sitting on the market longer than expected, it doesn't necessarily mean something is wrong with the home. Sometimes it simply takes a fresh set of eyes and the right strategy to change the outcome.

BayBrook Realty
Serving, not selling.

09/20/2026

Orange County Market Report - Week ending September 20th, 2026

Orange County inventory continues to show signs of its typical seasonal slowdown, with new listings falling from 550 to 512 this week. As we move deeper into fall and toward year-end, I’d expect fewer homeowners to bring properties to market, but demand will cool alongside supply as affordability remains the bigger challenge.

Mortgage rates moved back toward the 7% range this week, adding pressure to monthly payments and buyer purchasing power.

The Fed also raised its benchmark rate by 0.25% this week to 3.75%–4.00%, its first increase in more than three years, as inflation remains above its target. Importantly, policymakers’ latest projections indicated another rate increase could come before year-end, although future decisions remain dependent on inflation and other incoming economic data.

Buyer strategy: Higher rates can reduce competition, so focus less on perfectly timing rates and more on finding a home and monthly payment that comfortably works for you today.

Seller strategy: With demand becoming more payment-sensitive, accurate pricing and strong presentation matter even more. Buyers still have options, so the market may not reward aggressive pricing.

Knowing your competition, along with demand for certain homes/tracts/communities, is essential when you are in the home-selling and buying stages, as every home, neighborhood, and situation is different.

If you’d like help making sense of what these numbers mean for your home or your next move, I’m here. Always happy to be a resource.

Sincerely,

Brandon Brown
Broker/Owner
BayBrook Realty
DRE #01394509

09/18/2026

Congratulations Frank! Another one SOLD!

This Corona pool home was a true diamond in the rough. The seller wanted it sold "as-is", and to ensure it didn't go to a wholesaler. It had plenty of potential; it was the kind of property that needed the right buyer who could see beyond its current condition and recognize the opportunity.

Frank helped get it across the finish line and into the hands of someone ready to give this home its next chapter.
Congratulations to everyone involved in another successful closing!

And a good reminder for homeowners: your home doesn't have to be remodeled, updated, or picture-perfect to sell. Sometimes the right strategy is simply finding the right buyer for the home exactly as it sits.

If you have a property that needs work, has been inherited, or you're simply unsure what you should do before selling, Frank would be happy to help you understand your options. No pressure and no obligation to fix everything first.

Frank Magdaleno
BayBrook Realty
🥸

09/14/2026

Orange County Market Update | Week Ending September 13

More homes for sale, fewer homes going under contract, and a big week ahead for mortgage rates. There's a lot to unpack in Orange County real estate this week.

While new listings are higher this week, remember many of these are catch-up listings after Labor Day weekend. Next week should be lower as the seasonal decline continues.

Rates are going in the wrong direction, and as you can see in the active, under contract, and pending data, buyers are seeing it.

Here's the catch. True buyers are in a pickle because rates aren't making them feel good, yet inventory is starting to drop, and that means if the unicorn home pops up, there very well could be others seeing the same thing. Knowing the market and asking the right questions is key to making sure your offer gets accepted.

Sellers have decisions to make. As inventory drops, properties that have been sitting could become some of the only options. Knowing when to wait and hold out, or when to drop the price and get it sold, needs strategy, since demand will continue to decrease; watching the competition is essential to planning.

WILL THEY RAISE RATES NEXT WEEK? (Right now there is an 85% chance of YES)

If they do, but indicate they will evaluate for a while before making another decision, rates may actually improve next week. If they do and mention how CPI and PPI came in higher, indicating they'll keep raising until those are back to their mandated levels, rates may stay ugly. Wednesday will be the big day!

I'll be watching the Fed, the 10-year Treasury, and Orange County inventory closely this week, and I'll report back next week with my thoughts, as always.

As always, if you're wondering what these numbers actually mean for your home or a move you're considering, I'm happy to look at your specific situation with you.

Brandon Brown
Broker/Owner
BayBrook Realty
Serving, Not Selling

09/07/2026

Orange County Market Update | Week Ending Sept. 6

Happy Labor Day, friends.

New listings fell from 590 to 507 (-83), which isn't surprising with the holiday weekend. Many sellers avoid launching right before Labor Day, so it's nothing unexpected.

Pending sales fell 27, while closings increased 57 to 450. Price changes jumped from 393 to 518 (+125), reminding buyers they have choices and sellers still need to get pricing right.

There were 177 expired listings (+143), while cancellations increased by 50. The turn of the month naturally produces more expirations and cancellations as listing agreements reach their scheduled end dates.

What happens next?

I expect a rebound in new listings next week as sellers who avoided Labor Day finally hit the market. In my view, this may be our last inflated new-listing week before the normal seasonal decline through the remainder of the year.

For sellers, less competition helps, but fewer listings don't automatically mean stronger demand. Price, condition, and knowing your competition remain critical.

For buyers, there's negotiating leverage on many homes, but desirable, well-priced properties can still attract competition.

Mortgage rates started last week around 6.87% and finished at 6.89%. Friday's stronger-than-expected jobs report could have pushed rates considerably higher, so the relatively muted reaction was interesting.

Next up: inflation. PPI arrives Thursday and CPI Friday. Hotter inflation could pressure rates higher, while softer inflation could provide some relief.

This remains a property-by-property market. Know the property, competition, financing, and numbers, not just the headlines.

Have a great week!

Brandon Brown Broker/Owner | BayBrook Realty DRE #01394509

09/04/2026

JUST CLOSED | 239 S Firenza Way, Orange

Another one closed by our own Orange local, Frank Magdaleno!

This home’s story didn’t begin with a designer kitchen and beautiful finishes.

It began as a property that needed a lot of help and a seller who needed the right solution. The home required someone willing to look beyond its current condition, understand its potential, and take on the work necessary to bring it back to life.

That happened.

The property was completely transformed into a beautiful Santiago Hills home, and when it was time to sell, Frank put his local knowledge to work, marketed it properly, and sold it quickly and efficiently.

There’s something pretty cool about seeing a home go from a difficult situation to a place another family is excited to call home.
And for Orange homeowners, there’s a lesson here too: a home doesn’t have to be perfect to have value.

If you own a property in Orange that needs significant work, has years of accumulated belongings, was inherited, or feels overwhelming to prepare for the market, you may have more options than you realize.

Frank lives and works in Orange and understands the local market. If you ever need some guidance on what makes sense for your property, he’d be happy to take a look and help you understand your options. No pressure. Just good local advice.

Congrats, Frank, on another Orange closing!

Frank Magdaleno | BayBrook Realty Serving Orange County with local knowledge, experience, and a heart to help.

08/30/2026

Orange County Market Report For The Week Ending Aug 30th, 2026

Another week of data that verifies we've likely reached our peak inventory levels for the year. (As I said it would back in Jan)

I suspect this week's new listings will be VERY low given the upcoming Holiday weekend. Then a little catch-up week from sellers who stalled listings over a Holiday weekend, followed by a slight decrease in inventory until usually Feb/Mar 2027.

What does this mean for sellers? Less supply is good, but demand is also lower. It's a cat-and-mouse game, and you need to know your product, the competition available, and either have the patience to wait for the right buyer or cut bait and find the bargain shopper.

These are personal decisions; however, the best example I can give is from one of our properties last week in Oceanside. We have a property that was hot the first week of open houses, and we chose an offer over list price (had to take it) that ultimately fell out. The momentum was no longer on our side. A bargain shopper came and offered roughly 100K less than list. We checked what other options they had, and there were none. (ex. Know your product). We countered them very aggressively. They countered back. We stood our ground. They accepted. You can't do that on all properties, but you need to know your competition, know your product, and then use that information to counsel the best decisions possible.

What does this mean for buyers? You are more in control than you have been in years. Especially this time of year. But some properties are still getting multiple offers, and lowballing because you think the market is weak may cause you to lose that dream property, which doesn't come up very often. Remember, we don't have much inventory, and it will keep dropping for the rest of the year. Rates are also pretty sticky right now, so buy-downs may not be a great option. Ask your agents how those could work for you.

Next week we have some job numbers that could impact rates. That's on Friday. Perfect for next week's update.

Until then, have a great rest of your weekend.

Brandon Brown
Broker/Owner
BayBrook Realty
DRE #01394509

BayBrook Realty

10/11/2026

10/04/2026

09/28/2026

09/22/2026

09/20/2026

09/18/2026

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08/30/2026

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