Sweet Orange

Note: The Altos Market Action Index shows the balance between potential buyers and sellers, in other words, the balance between supply and demand. Above 30 is a sellers’ market; below 30 is a buyers’ market.

Also, these Altos Research numbers are for detached houses only (condos are not included). For this reason, I have included numbers that show the percentage of hones in each city that are detached houses. The Redfin numbers are for both houses and condos.

To see additional information from Redfin including which homes are currently on the market as well as what homes have sold for recently, click on the Redfin link. To see additional Altos Research numbers for each city, click on the Altos Research link.

Summary: When comparing the North, Central and South Orange County housing markets, North Orange County is in the best shape, next is Central Orange County, and last is South Orange County. As is true for the North and Central areas, the low-end of the South Orange County market is in better shape than the high-end.

The housing difficulties started with the low-end of the Orange County housing market and worked their way up to the high-end of the market. Likewise, when this downturn first started, the housing difficulties were more prevalent in North Orange County (an area that is generally less expensive than Central or South Orange County), and then reached Central Orange County and is currently having the biggest impact on South Orange County.

High-end Laguna Beach, the only South Orange County city that saw a decrease in the Altos index number, went deeper into a buyers’ market. And according to the Altos index numbers, the more affordably priced Aliso Viejo has the strongest housing market in South Orange County. For more on the Aliso Viejo housing market, see Jon Lansner’s post “Hardest O.C. city to find a home? Aliso Viejo!”

However, according to the Altos index numbers, all South Orange County housing markets are buyers’ markets. The bottom line is that no level or area of the Orange County housing market is being spared during this downturn.

Following are some recent Altos Research and Redfin numbers for the South Orange County housing market:

Aliso Viejo: approximate % homes on market that are detached–25%

• Altos Research Market Action Index:
  October 18, 2009: 22.68
  September 20, 2009: 20.37
  July 19, 2009:  18.09
• Altos median list price for detached houses:
  October 18, 2009: $595,254
• Redfin median sold price:
  September 2009: house–$244/SF; condo–$186/SF

Coto De Caza: approximate % homes on market that are detached–85%

• Altos Research Market Action Index:
  n/a
  
• Altos median list price for detached houses:
  n/a
• Redfin median sold price:
  n/a

Dana Point: approximate % homes on market that are detached–70%

• Altos Research Market Action Index:
  October 18, 2009: 14.75
  September 20, 2009: 14.32
  July 19, 2009: 15.68
• Altos median list price:
  October 18, 2009: $1,053,46
• Redfin median sold price:
  September 2009: house–$264/SF; condo–$493/SF

Ladera Ranch: approximate % homes on market that are detached–70%

• Altos Research Market Action Index:
  October 18, 2009: 19.40
  September 20, 2009: 17.38
  July 19, 2009: 6.20
• Altos median list price for detached houses:
  October 18, 2009: $834,077
• Redfin median sold price
  September 2009: house–n/a

Laguna Beach: approximate % homes on market that are detached–80%

• Altos Research Market Action Index:
  October 18, 2009: 13.39
  September 20, 2009: 13.69
  July 19, 2009: 11.84
• Altos median list price for detached houses:
  October 18, 2009: $2,281,775
• Redfin median sold price
  September 2009: house--$1646/SF; condo–$374/SF

Laguna Hills: approximate % homes on market that are detached–50%

• Altos Research Market Action Index:
  October 18, 2009: 18.69
  September 20, 2009: 16.27
  July 19, 2009: 13.26
• Altos median list price for detached houses:
  October 18, 2009: $850,712
• Redfin median sold price:
  September 2009: house–$405/SF; condo–$142/SF

Laguna Niguel: approximate % homes on market that are detached–60%

• Altos Research Market Action Index:
  October 18, 2009: 18.26
  September 20, 2009: 16.69
  July 19, 2009: 15.23
• Altos median list price for detached houses:
  October 18, 2009: $791,188
• Redfin median sold price
  September 2009: house–$304/SF; condo–$239/SF

Laguna Woods: approximate % homes on market that are detached–5%

• Altos Research Market Action Index:
  October 18, 2009: 6.48
  September 20, 2009: 3.04
  July 19, 2009: 6.07
• Altos median list price for detached houses:
  October 18, 2009: $260,054
• Redfin median sold price:
  September 2009: house–$244/SF; condo–$153/SF

Note: Laguna Wood is a 55+ community. HOA fees are usually at least $600; many are substantially higher than this.

Lake Forest: approximate % homes on market that are detached–60%

• Altos Research Market Action Index:
  October 18, 2009: 19.40
  September 20, 2009: 16.95
  July 19, 2009: 17.37
• Altos median list price for detached houses:
  October 18, 2009: $515,250
• Redfin median sold price
  September 2009: house–$276/SF; condo–$254/SF

Mission Viejo: approximate % homes on market that are detached–70%

• Altos Research Market Action Index:
  October 18, 2009: 21.04
  September 20, 2009: 18.69
  July 19, 2009: 16.23
• Altos median list price for detached houses:
  October 18, 2009: $539,279
• Redfin median sold price:
  September 2009: house–$302/SF; condo–$252/SF

Rancho Santa Margarita: approximate % homes on market that are detached–55%

• Altos Research Market Action Index:
  October 18, 2009: 18.83
  September 20, 2009: 16.45
  July 19, 2009: 16.64
• Altos median list price for detached houses:
  October 18, 2009: $546,546
• Redfin median sold price:
  September 2009: house–$299/SF; condo–$279/SF

San Clemente: approximate % homes on market that are detached–75%

• Altos Research Market Action Index:
  October 18, 2009: 16.07
  September 20, 2009: 14.95
  July 19, 2009: 12.67
• Altos median list price for detached houses:
  October 18, 2009: $869,131
• Redfin median sold price
  September 2009: house–$222/SF; condo–$345/SF
  

Note: The price per square foot for a San Clemente house is down 40% from the previous month; the condo price is down only 1%.

San Juan Capistrano: approximate % homes on market that are detached–65%

• Altos Research Market Action Index:
  October 18, 2009: 15.03
  September 20, 2009: 13.24
  July 19, 2009: 10.86
• Altos median list price for detached houses:
  October 18, 2009: $1,021,748
• Redfin median sold price:
  September 2009: house–$289/SF; condo–$124/SF

Note: The Altos Market Action Index shows the balance between potential buyers and sellers, in other words, the balance between supply and demand. Above 30 is a sellers’ market; below 30 is a buyers’ market.

Also, these Altos Research numbers are for detached houses only (condos are not included). For this reason, I have included numbers that show the percentage of hones in each city that are detached houses. The Redfin numbers are for both houses and condos.

To see additional information from Redfin including which homes are currently on the market as well as what homes have sold for recently, click on the Redfin link. To see additional Altos Research numbers for each city, click on the Altos Research link.

Summary: Once again, the markets for all Central Orange County housing are buyers’ markets. However, according to the Altos index numbers, the Central Orange County housing market is stronger than it was in September. And in general, according to the index numbers, the lower-priced home markets are stronger than the high-priced areas. For example, compare Newport Beach, Seal Beach and Villa Park Altos index numbers to the Santa Ana index number.

One more point on the Altos index numbers for Central Orange County cities: Seal Beach showed the least movement since last month, and Los Alamitos showed the biggest increase. correction made 10-21-09 sw

Following are some recent Altos Research and Redfin numbers for the Central Orange County housing market:

Costa Mesa: approximate % homes on market that are detached–70%

• Altos Research Market Index Number:
  October 18, 2009: 20.96
  September 13, 2009: 18.97
  July 12, 2009: 21.13
• Altos median list price for detached house:
  October 18, 2009: $570,626
• Redfin median sold price:
  September 2009: house–$403/SF; condo–$217/SF

Fountain Valley: approximate % homes on market that are detached–80%

• Altos Research Market Index Number:
  October 18, 2009: 23.86
  September 13, 2009: 20.72
  July 12, 2009: 26.05
• Altos median list price for detached house:
  October 18, 2009: $598,615
• Redfin median sold price:
  September 2009: house–$307/SF; condo–$304/SF

Huntington Beach: approximate % homes on market that are detached–70%

• Altos Research Market Index Number:
  October 18, 2009: 17.86
  September 13, 2009: 16.63
  July 12, 2009: 14.50
• Altos median list price for detached house:
  October 18, 2009: $770,762
• Redfin median sold price:
  September 2009: house–$344/SF; condo–$344/SF

Irvine: approximate % homes on market that are detached–45%

• Altos Research Market Index Number:
  October 18, 2009: 19.21
  September 13, 2009: 17.18
  July 12, 2009: 18.31
• Altos median list price for detached house:
  October 18, 2009: $863,177
• Redfin median sold price:
  September 2009: house–$338/SF; condo–$318/SF

Los Alamitos: approximate % homes on market that are detached–75%

• Altos Research Market Index Number:
  October 18, 2009: 16.83
  September 13, 2009: 12.31
  July 12, 2009: 11.90
• Altos median list price for detached house:
  October 18, 2009: $860,346
• Redfin median sold price:
  September 2009: house–$260/SF; condo–$275/SF

Newport Beach: approximate % homes on market that are detached–65%

• Altos Research Market Index Number:
  October 18, 2009: 13.61
  September 13, 2009: 11.04
  July 12, 2009: 11.42
• Altos median list price for detached house:
  October 18, 2009: $1,998,992
• Redfin median sold price:
  September 2009: house–$789/SF; condo–$504/SF

Orange: approximate % homes on market that are detached–85%

• Altos Research Market Index Number:
  October 18, 2009: 19.96
  September 13, 2009: 18.15
  July 12, 2009: 19.26
• Altos median list price for detached house:
  October 18, 2009: $552,197
• Redfin median sold price:
  September 2009: house–$254/SF; condo–$213/SF

Santa Ana: approximate % homes on market that are detached–65%

• Altos Research Market Index Number:
  October 18, 2009: 23.04
  September 13, 2009: 20.40
  July 12, 2009: 21.75
• Altos median list price for detached house:
  October 18, 2009: $339,523
• Redfin median sold price:
  September 2009: house–$236/SF; condo–$103/SF

Seal Beach: approximate % homes on market that are detached–25%

• Altos Research Market Index Number:
  October 18, 2009: 14.89
  September 13, 2009: 14.24
  July 12, 2009: 12.91
• Altos median list price for detached house:
  October 18, 2009: $980,553
• Redfin median sold price:
  September 2009: house–$398/SF; condo–$592/SF

Tustin: approximate % homes on market that are detached–50%

• Altos Research Market Index Number:
  October 18, 2009: 20.18
  September 13, 2009: 17.55
  July 12, 2009: 19.09
• Altos median list price for detached house:
  October 18, 2009: $629,922
• Redfin median sold price:
  September 2009: house–$372/SF; condo–$156/SF

Villa Park: approximate % homes on market that are detached–100%

• Altos Research Market Index Number:
  October 18, 2009: 16.09
  September 13, 2009: 14.33
  July 12, 2009: 8.43
• Altos median list price for detached house:
  October 18, 2009: $1,202,962
• Redfin median sold price
  September 2009: house–$376/SF; condo–n/a

In yesterday’s post, I compared two similarly priced homes in Irvine’s 92602 ZIP code. If you are interested in buying a home in this area (or just curious), here is a look at some recent housing statistics for this ZIP that might help.

As reported by Redfin, the housing numbers for Irvine’s 92602 ZIP code, which includes Irvine’s Northpark and West Irvine neighborhoods, were as follows in July 2009. The graphs, courtesy Redfin, are in descending order: 92602 inventory, 92602 detached house price per square foot, 92602 condo price per square foot.

Homes on market (inventory)

• detached house–56
• condos–72

Median price per square foot

• detached house
  list–$346/SF
  sold–n/a

• condo
  list–$318/SF
  sold–n/a

Price reductions*:

• Percentage of home with price reductions
  Detached house–38.9%
  Condo–33.3%
• Total percent of the reduction
  Detached house–5.7%
  Condo–3.6%

Median days on Redfin*

• Detached house: 68
• Condo: 48

Also note that the Redfin’s overall list price for the 92602 ZIP in July 2009 was $595,000, and the May 2009 sold price was $628,000. In addition, 25 homes in this ZIP sold in May 2009.

*Based on homes sold or taken off the market between June 3, 2009 and September 1, 2009

GRAPHS , COURTESY REDFIN, ARE OF WOODBURY’S HOUSING INVENTORY, DETACHED HOME MEDIAN LIST PRICE PER S/F, CONDO MEDIAN LIST PRICE PER S/F

Woodbury is one of Irvine’s newer areas.  According to Redfin, in June, Woodbury had 65  homes on the market (16 detached homes and 49 condos).  The median list price was $590,000 or $342 per square foot.

In April, five homes sold with a median selling price of $550,000. The median number of days on market for a Woodbury home is 58.*

Twenty-one percent of the Woodbury homes that were sold or taken off the market between April 28th and July 27th had price reductions. These homes had a median of one price reduction. The median percentage off the price was 9.3%.

Found below are some additional Redfin stats for Irvine’s Woodbury neighborhood.

Note: Woodbury is near the even newer neighborhood of Woodbury East. Woodbury East’s Ivy neighborhood is the new, small condo area (approximately 1100 SF to 1500 SF) that sold out phase one in under an hour of the July 11 grand opening. For some commentary on the affect that pricing in Woodbury East will have on Woodbury prices, see IrvineRenter’s post “Revaluing Woodbury.”

April 4, 2009

• List price: $639K/$356 per SF
• Sold price: $580K/NA per SF*
• Median days on market: 46*
• Number of homes on the market: 48
  (14 detached/34 condos)

February 28, 2009

• List price: $712,000/$357 per SF
• Sold price: $530K/NA per SF*
• Median days on market: 84*
• Number of homes on the market: 36
  (14 detached/22 condos)

January 31, 2009

• List price: $699,000/$357 per SF
• Sold price: $530K/NA per SF*
• Median days on market: 83*
• Number of homes on the market: 35

December 30, 2008

• List price: $650,000/$357 per SF
• Sold price: $569K/NA per SF*
• Median days on market: 89*
• Number of homes on the market: 27

For more information on housing in Woodbury, see Redfin’s Woodbury map.

*Based on homes sold or taken off the market in the previous 90 days

Source: Redfin

Previously, we took a look at some housing market numbers for North Orange County and Central Orange County. Today, we will take a look at how the South Orange County housing market for detached homes is doing as shown by the Altos Market Action Index. The Altos Market Action Index shows the balance between potential buyers and sellers, in other words, the balance between supply and demand.  Above 30 is a sellers’ market; below 30 is a buyers’ market.

Note that the Altos numbers are for detached homes only (condos are not included). For this reason, I have included numbers that show the percentage of home in each city that are detached. The index numbers listed below are as reported by Altos Research on July 19, 2009.

Note: The brown line in the graphs is the Altos Market Action Index 90-day median; the black line is the Altos Market Action Index 7-day median.

For more numbers associated with each city, click on the city name or Altos Research index number.

Aliso Viejo:

• Altos Research Index– 18.09
• approximate % homes on market that are detached–26%

Coto De Caza:

• Altos Research Index–na
• approximate % homes on market that are detached–87%

Dana Point:

• Altos Research Index– 15.68
• approximate % homes on market that are detached–69%

Ladera Ranch:

• Altos Research Index–16.20
• approximate % homes on market that are detached–69%

Laguna Beach:

• Altos Research Index–11.84
• approximate % homes on market that are detached–82%

Laguna Hills:

• Altos Research Index–13.26
• approximate % homes on market that are detached–48%

Laguna Niguel:

• Altos Research Index–15.23
• approximate % homes on market that are detached–62%

Laguna Woods:

• Altos Research Index–6.07
• approximate % homes on market that are detached–6%

Lake Forest:

• Altos Research Index–17.37
• approximate % homes on market that are detached–61%

Mission Viejo:

• Altos Research Index– 16.23
• approximate % homes on market that are detached–68%

Rancho Santa Margarita:

• Altos Research Index–16.64
• approximate % homes on market that are detached–55%

San Clemente:

• Altos Research Index–12.67
• approximate % homes on market that are detached–76%

San Juan Capistrano:

• Altos Research Index–10.86
• approximate % homes on market that are detached–68%

Yesterday, we took a look at some housing market numbers for North Orange County. Today, we will take a look at how the Central Orange County housing market for detached homes is doing as shown by the Altos Market Action Index. The Altos Market Action Index shows the balance between potential buyers and sellers, in other words, the balance between supply and demand.  Above 30 is a sellers’ market; below 30 is a buyers’ market.

Note that the Altos numbers are for detached homes only (condos are not included). For this reason, I have included numbers that show the percentage of home in each city that are detached. The index numbers listed below are as reported by Altos Research on July 12, 2009. The Altos numbers are updated each week, so if you click on the Altos index numbers for each city, you will see the July 19 numbers (or the most recent index number). In most cases, the July 19 numbers show that  the market has retreated further into a buyers’s market in just this one week.

Also, note that the Altos numbers for Central Orange County show a similar story when it comes to the high-end and low-end of the housing market: Central Orange County cities with the highest-priced homes  have some of  the least favorable market index number (for example, Newport Beach, Villa Park and Los Alamitos). And the Central Orange County cities with lower-priced homes have some of the most favorable market index numbers (for example, Santa Ana). However, as shown by the numbers, the housing market in all of these cities is a buyers’ market.

To see what homes are currently on the market as well as what homes have sold recently, click on the city name.

Note: The brown line in the graphs is the Altos Market Action Index 90-day median; the black line is the Altos Market Action Index 7-day median.

Costa Mesa:

• Altos Research Index–21.13
• approximate % homes on market that are detached–72%

Fountain Valley:

• Altos Research Index–26.05
• approximate % homes on market that are detached–81%

Huntington Beach:

• Altos Research Index–~14.50
• approximate % homes on market that are detached–69%

Irvine:

• Altos Research Index–18.31
• approximate % homes on market that are detached–43%

Los Alamitos:

• Altos Research Index–11.90
• approximate % homes on market that are detached–77%

Newport Beach:

• Altos Research Index–11.42
• approximate % homes on market that are detached–67%

Orange:

• Altos Research Index–19.26
• approximate % homes on market that are detached–86%

Santa Ana:

• Altos Research Index–21.75
• approximate % homes on market that are detached–64%

Seal Beach: 

• Altos Research Index–12.91
• approximate % homes on market that are detached–26%

Tustin:

• Altos Research Index–19.09
• approximate % homes on market that are detached–51%

Villa Park:

• Altos Research Index–8.43
• approximate % homes on market that are detached–100%

Today, we will take a look at how the North Orange County housing market for detached homes is doing as shown by the Altos Market Action Index. The Altos Market Action Index shows the balance between potential buyers and sellers, in other words, the balance between supply and demand. Above 30 is a sellers’ market; below 30 is a buyers’ market.

Note that the Altos numbers are for detached homes only (condos are not included). For this reason, I have included numbers that show the percentage of home in each city that are detached. The index numbers listed below are as reported by Altos Research on July 5, 2009.

Also, note that the North Orange County city with the highest-priced homes, Yorba Linda, has the least favorable market index number. And many of the North Orange County cities with the lowest-priced homes have some of the most favorable market index numbers. However, as shown by the numbers, the housing market in all of these cities is a buyers’ market.

Anaheim:

• Altos Research Index–23.69
• approximate % homes on market that are detached–73%

Brea:

• Altos Research Index–20.14
• approximate % homes on market that are detached–89%

Brena Park:

• Altos Research Index–23.32
• approximate % homes on market that are detached–85%

Cypress:

• Altos Research Index–25.82
• approximate % homes on market that are detached–67%

Fullerton:

• Altos Research Index–21.41
• approximate % homes on market that are detached–78%

Garden Grove:

• Altos Research Index–27.56
• approximate % homes on market that are detached–74%

La Habra:

• Altos Research Index–21.64
• approximate % homes on market that are detached–69%

La Palma:

• Altos Research Index–18.65
• approximate % homes on market that are detached–81%

Placentia:

• Altos Research Index–20.49
• approximate % homes on market that are detached–75%

Stanton:

• Altos Research Index–23.67
• approximate % homes on market that are detached–66%

Westminster:

• Altos Research Index–27.83
• approximate % homes on market that are detached–87%

Yorba Linda:

• Altos Research Index–17.88
• approximate % homes on market that are detached–79%

Related post:

• Central Orange County Housing Report: Gauging the Detached Homes Market Status
• South Orange County Housing Report: Gauging the Detached Homes Market Status

According to Redfin, in May, Shady Canyon, Irvine’s most expensive area, had 55 detached homes on the market.  The median list price was $4,700,000 or $740 per square foot.

Only one home sold in March; the sales price was $4,500,000. The median number of days it currently takes to sell a Shady Canyon home is 249.*

Seventy-two percent of the Shady Canyon homes that were sold or taken off the market between March 25th and June 23rd had price reductions. These homes had a median of two price reductions. The median percentage off the price was 16.9%.

Here are some additional Redfin stats for Shady Canyon:

April 3, 2009

• Median list price: $4,972K/$742 per SF
• Median sold price: $4,325K/NA per SF*
• Median days on market: 110*
• Number of homes on the market: 58

February 28, 2009

• Median  list price: $5,,000,000/$762 per SF
• Median sold price: $3,750K/NA per SF*
• Median days on market: 156*
• Number of homes on the market: 55

January 31, 2009

• Median  list price: $5,695K/$770 per SF
• Median  sold price: $4,914K/NA per SF*
• Median days on market: 154*
• Number of homes on the market: 39

December 30, 2008

• Median list price: $5,495K/$764 per SF
• Median sold price: $2,912K/NA per SF*
• Median days on market: 172*
• Number of homes on the market: 38

If you would like more information on housing in this area, see the Redfin Shady Canyon Real Estate page.

*Based on homes sold or taken off the market in the previous 90 days

GRAPH OF SHADY CANYON MEDIAN LIST PRICE COURTESY REDFIN

Related post: Housing Prices Declining in Shady Canyon, Irvine’s Most Expensive Neighborhood

Following are some Irvine housing number from Trulia. These numbers are for all Irvine homes (detached and condos). To see previous Redfin numbers for the Irvine housing market, see my past posts “The Irvine Detached Home Report” and “The Irvine Condo Report.” To see what the Altos Research Market Action Index, which covers detached home only, says about the Irvine housing market, see “The Irvine Housing Index Says….”

Based on 338 homes sold from March to May 2009 (down 37.3% from the same period one year ago), the Irvine median selling price was as follows:

Median Sold Price: $550,000

• up 2.8% from the previous quarter
• down 5.9% from the same period of the previous year
• down 5.2% when compared to the same period of 5 years ago

A comparison of the sold price to the list price, shows that the two numbers are not in the same ballpark: The average listing price for week ending June 3, 2009 was $962,442 ($330/SF). However, I should note that Trulia’s sold price is the median, and Trulia’s list price is the average.

The number of Irvine homes currently on the market according to Trulia breaks down as follows:

• number of homes on the market: 1854
• number of these homes  that are in distress*: 791
• 43% of Irvine homes on the market are in distress
  

Source: Trulia

*Distressed homes are defined as those that are in pre-foreclosure, trustee auction. or bank-owned stage of the foreclosure process.