The latest verified sales, inventory, and financing data for Irvine and Orange County, as of mid-October 2026, shows a market that is still expensive at the top line but measurably more balanced in the attached-home segment that 8 Silverwood belongs to.
Irvine's median closed price was $1,450,000 over the 90 days ending October 4, 2026, and Orange County's detached median reached $1,475,000 in July 2026, both figures from named sources with clear dates. Attached homes, the product type that includes 8 Silverwood, sold at a separate, lower median with more inventory around it.
This article walks through the numbers one section at a time, names where each figure comes from and its as-of date, and closes with what the data suggests for a buyer considering an attached home like 8 Silverwood. None of it is a forecast; it is a point-in-time read of sources that publish regularly.
The one-line summary
Irvine and Orange County remain high-cost markets, but the attached-home segment around 8 Silverwood is the most balanced part of the picture: roughly three months of supply in Woodbridge, closings near list price, and more inventory to compare than a single-family buyer would have. At the same time, a 30-year fixed rate of 7.40% as of October 15, 2026 makes financing terms a bigger part of the monthly decision than they were a year ago.
Where the numbers come from
Market statistics are only as useful as their source and their as-of date, so this article organizes every figure the same way: number, source, and date together.
Three families of sources carry the weight here. Closed-sale data comes from California Regional MLS (CRMLS) records compiled by local brokerages, most recently across the 90-day period ending October 4, 2026. County-level data comes from the California Association of Realtors, published through Orange County REALTORS, which runs about one month behind. Mortgage rates come from the Freddie Mac Primary Mortgage Market Survey, released weekly.
Why does the source matter? Because one median can hide a wide spread. Citywide medians, village medians, detached medians, and attached medians are all real numbers, and they all answer different questions.
Irvine's top line: one median hides a wide range
Across all closed sales in Irvine, the median price was $1,450,000 over the 90 days ending October 4, 2026, across 538 sales, according to CRMLS data compiled by HomesForSaleInIrvine. The trailing 12-month median was $1,510,000, down 3.6% from a year earlier.
The split by product type is the more useful number for a buyer. Over the same window, the single-family median was about $2,150,000, while the condo and townhome median was about $1,250,000.
Redfin's own Irvine market page, covering the three months ending September 2026, put the median sale price near $1.4 million, down 6.5% year over year, with homes spending about 61 days on market on average.
The practical takeaway: "Irvine's median price" usually means the detached market. Attached homes sell at a materially different level, and a buyer shopping attached product should compare against attached data, not the citywide headline.
The attached-home segment: where a home like 8 Silverwood sits
The Orange County Real Estate Inc. October 2026 report counted about 417 active condo and townhome listings in Irvine, alongside roughly 305 active single-family listings. The condo and townhome median asking price was about $1,296,800, with about 86 listings pending or under contract, and attached listings sitting a median of roughly 40 to 43 days on market.
Zoom into Woodbridge, the village where 8 Silverwood sits in the Deerfield area. Over the 90 days ending early October 2026, the median closed price in Woodbridge was $1,150,000, at a median of about $807 per square foot, with a median of 20 days on market and closings near 98.9% of the final asking price, per HomesForSaleInIrvine.
The current Woodbridge attached inventory also gives buyers something to compare: about 67 condo and townhome listings at an average list price near $934,000, roughly $746 per square foot, according to Movoto's October 2026 market trends.
Where does 8 Silverwood fit? The home is listed at $810,000 for about 1,068 square feet, which works out to roughly $758 per square foot, inside the recent Woodbridge attached range just described. Its list price sits well below Irvine's citywide condo and townhome median of $1,250,000, which reflects a smaller footprint and an established village setting rather than any data oddity.
The comparison set on the Market Intelligence page shows how this position holds up against specific nearby listings: 8 Fuchsia at $849,000, 31 Meadowgrass at $699,000, 49 Meadowgrass closed at $839,800, and 26 Acorn closed at $875,000. Open the buyer decision set to see the cards side by side.
Orange County context: supply is still tight at the county level
Countywide, the California Association of Realtors reported a median detached-home price of $1,475,000 for Orange County in July 2026, up 5.4% year over year, the largest year-over-year gain of 2026 to date, as published through Orange County REALTORS.
Supply remains constrained at the county level: months of inventory measured 3.1 in July 2026, below the year-ago level and the fourth consecutive month below the prior year. Orange County REALTORS also put the median time on market at about 26 days in July 2026.
For attached housing specifically, county-MLS-based summaries compiled the Orange County attached-home median near $810,000 in late 2025. At $810,000, the list price of 8 Silverwood sits at roughly the level of the typical attached home across the county as a whole, which is a useful cross-check on how this price class is positioned.
The mortgage rate picture: what changed in October
Financing moved in a big way over the past month, and it is worth showing the path rather than just the endpoint. According to the Freddie Mac Primary Mortgage Market Survey, the average 30-year fixed-rate mortgage measured:
- 6.95% on September 17, 2026
- 7.00% on September 24, 2026
- 7.28% on October 1, 2026
- 7.40% on October 8, 2026
- 7.40% on October 15, 2026, unchanged week over week
At 7.40%, the 30-year fixed rate is at its highest level in nearly three years, up from 6.27% a year earlier, according to Freddie Mac and reporting by The Associated Press.
For a buyer, this changes the conversation in one specific way: rate assumptions drive the monthly payment more than they did twelve months ago, so comparing financing scenarios on current rates matters more. The condo financing explainer in this journal covers the project-level questions an attached-home buyer may want to ask, and the Financing Perspectives area on the Market Intelligence page lets a buyer explore scenarios side by side.
What this means for buyers looking at attached homes in Irvine
Put together, the data describes a balanced-to-competitive attached market in the immediate area.
On one hand, Woodbridge attached inventory sits near three months of supply, a level buyers usually read as roughly balanced, with closings landing near list price rather than far above it. On the other hand, that balance rests on a high price floor: attached homes in this village routinely transact in the $900,000 to $1.2 million range, and a well-priced, well-kept property still draws attention quickly.
Two practical notes follow from the data. First, financing terms deserve the same diligence as the home itself at a 7.40% rate, including HOA and community assessments such as the Doe Trail Condo Association dues near $582 per month and the Deerfield Community Association fee near $351 per quarter, presented factually in the comparison set. Second, every figure here is point-in-time: inventory changes weekly, rates can move again, and the right move is to re-verify the current numbers at the moment of making an offer.
The broader point of this edition is simple: none of the data above is a prediction. Conditions can and will change, and the honest reading of October 2026 is that Irvine and Orange County remain expensive markets where the attached-home segment offers the most balance, the most inventory to compare, and a price class that keeps a home like 8 Silverwood squarely inside the normal range.
For the current comparison set, financing scenarios, and village-level context, the Market Intelligence page is the working tool, and the Neighborhood guide covers how the Deerfield area actually lives.
Sources and data notes
Every figure in this article is attributed to a named source with an as-of date. The primary sources are:
- HomesForSaleInIrvine, "Irvine Housing Market Data: Prices, Days on Market, by Village," CRMLS closed-sales data through October 4, 2026. homesforsaleinirvine.com
- OC Real Estate Inc., "Orange County Housing Report," October 2026. ocrealestateinc.com
- Orange County REALTORS, California Association of Realtors market data and OC Market Snapshot, July through September 2026. ocrealtors.org
- Redfin, Irvine, CA housing market page, three months ending September 2026. redfin.com
- Movoto, 92604, CA market trends, October 2026. movoto.com
- Freddie Mac, Primary Mortgage Market Survey, September 17 through October 15, 2026. freddiemac.com/pmms
- The Associated Press, "Freddie Mac: The 30-year mortgage rate holds at 7.40%," October 2026. apnews.com
- Norada Real Estate, "Orange County Housing Market Trends," county-MLS-based attached and detached medians. noradarealestate.com
Data notes: sources measure differently, so figures from different reports are not directly comparable, and all figures are point-in-time. Bedroom, bathroom, and square footage figures for 8 Silverwood are from public listing data for MLS NP26199481 and should be independently verified. This article is market context, not an appraisal, a forecast, or a representation of future value.
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