If you've been waiting for the right time to make a move in Orange County real estate — this spring just might be it. After a turbulent couple of years, we’re finally seeing a moment where several factors are aligning to give buyers, sellers, and investors a genuine shot at making a smart play.

Here’s what’s happening and why acting now could be one of your better decisions this year.

Mortgage Rates Are Down — And That Changes Everything

After hovering in the 7%+ range for much of last year, mortgage rates have finally dropped to their lowest levels of 2025 — currently around 6.5–6.7% for a 30-year fixed loan. That might not sound like a headline-grabber, but for buyers, it's a big deal.

Even better? There’s a standout loan option right now that could offer serious savings — especially for those who don’t plan to hold their mortgage for the full 30 years.

Want a CRAZY low rate for the next 5 years?
There’s a limited-time 5/6 ARM at 5.50% (6.074% APR) — no points, and it includes a $5,520.67 rebate toward closing costs on a $2 million purchase price.

✅ 30%+ down payment

✅ 760+ FICO

✅ Up to $1 million loan amount

✅ Available to residents in Los Angeles, Orange, Riverside, San Diego, San Bernardino, and Ventura Counties

⚠️ Heads up: If the loan is paid off within the first 36 months, a prorated portion of the $10,000 lender credit may need to be repaid.

This program, is ideal for buyers who plan to refinance in the near future or move before five years. With long-term rates projected to drop over the next 1–5 years, this gives buyers a way to save big upfront without being locked into higher long-term rates.

So why are rates dipping?

• Inflation is easing. The latest data shows inflation cooling to 2.8%, the closest we’ve been to the Fed’s 2% target in a long time.
   

• Bond yields have dropped. After some market volatility in March (thanks, new trade tariffs — too dividing to comment on), investors moved money into safer assets like bonds, which pulled down the 10-year Treasury yield — and mortgage rates followed.
   

• The Fed might cut rates. Expectations are rising for rate cuts later this year, and markets are already pricing that in.
   

What does all that mean? Borrowing money just got cheaper, and that opens the door for buyers who were previously sidelined. And while the rate drop is welcome news, there’s no guarantee it’ll last — especially if inflation ticks back up later this year.

Lower Rates Today, Higher Prices Tomorrow?

If you’re thinking of waiting for rates to fall even further… just know that the market might not wait with you.

When rates go down, demand tends to go up — and that pushes prices higher. We’re already seeing early signs of this:

• More buyers are re-entering the market. Pending sales are starting to climb again, and if rates dip a bit more, we could see activity heat up fast.
   

• Prices could start climbing again. We’re not predicting a frenzy like 2021, but even modest price increases could erase the benefits of waiting for a slightly lower rate.
   

If you’re holding out for a 5% rate, ask yourself: Will home prices still be this low when that happens? And will you still be able to negotiate with sellers? In many cases, buying now and refinancing later could be the smarter move.

Orange County Inventory Is Up – But It's Still Not a Surplus

Here’s what’s happening locally:

• Active listings are up 83% compared to this time last year — a huge jump.
   

• Buyers now have more choices and more breathing room — especially compared to the ultra-competitive pandemic years.
   

• But we’re still below normal. Even with this rise, we’re sitting about 50% below pre-2020 inventory levels. So, while it’s better, it’s not exactly a buyer’s paradise yet.
   

Still, this is the first spring in a while where buyers can actually shop instead of scramble.

It’s Official: We’re in a Balanced Market

A year ago, the average home in Orange County sold in just over a month (37 days). Today? It’s closer to 67 days.

That’s a big shift. We’ve moved from a seller’s market to something more balanced — and frankly, more reasonable. Well-priced homes in good condition still sell quickly, but we’re not seeing the bidding wars on every property like we were.

Some stats that really highlight this shift:

• About 30% of sellers have reduced their asking price at least once.
   

• Half of all listings have been sitting for over a month.
   

• Buyers are negotiating again — and winning concessions like closing cost credits or repairs.
   

For anyone who felt pushed out of the market during the peak craziness, this is your chance to get back in without the pressure.

Buyers, Sellers, Investors: Here's What to Know

If you're buying or investing:
This is probably the best setup we’ve seen in years — more inventory, more negotiating power, and financing that's finally manageable again. You might not find your forever rate right now, but you can find your forever home — and that matters more. Remember: you can always refinance later, but you can’t rewind the market to today's prices.

If you're selling:
Yes, the market has changed. No, that doesn’t mean it’s a bad time to sell. You just need to price smart, prep your home well, and be open to negotiating. The good news? Buyers are coming back, and we’re entering the most active season of the year. If you’re also planning to buy, this balanced market may actually work in your favor — giving you leverage on both sides of the transaction.

Why Waiting Might Cost You More Than You Think

Let’s say you’re holding out for the “perfect” rate or timing. Totally understandable — but here’s the risk:

• The market’s already priced in future rate cuts. So even if the Fed does ease up, you may not see much more improvement in mortgage rates.
   

• Inventory may peak soon. Spring and early summer usually bring the most listings. By fall, selection typically narrows, and competition increases.
   

• Today’s calm is tomorrow’s missed opportunity. We’ve already seen certain neighborhoods picking up steam again. The window is open now, but that won’t last forever.
   

And if you’re renting while you wait? You’re helping someone else build equity while missing out on your own wealth-building.

Final Thoughts: Timing the Market vs. Taking the Opportunity

Orange County’s market has always rewarded strategy — not guessing games. Spring 2025 is offering a rare alignment of lower mortgage rates, higher inventory, and relatively stable prices.

If you’ve been waiting for a more buyer-friendly moment, this is it.

If you're selling and want to stand out, now’s the time to engage with a growing buyer pool.

And if you’re investing — this might be one of those years you look back on and say, “That was the moment I made my move.”

Let’s talk if you’re thinking about buying, selling, or just want to make sense of what this market means for you. Timing matters — and the time might be now.