This listing
Active
8 Silverwood
Irvine, California 92604
$810,000
2 bed 2.5 bath ~1,068 sq. ft.
- Attached two-car garage
- Private patio
- Newly installed flooring
- Newer interior paint
8 Silverwood · Irvine, CA 92604 · Buyer decision support
Market Intelligence
How does 8 Silverwood fit among the alternatives I may be considering, what is happening in the surrounding market, and what does that mean for this purchase? This is decision support, not an appraisal, CMA conclusion, automated valuation, or argument that 8 Silverwood is superior. We are not selling superiority. We are providing clarity. The buyer should be able to examine the information and draw their own conclusions.
01 · THE BUYER DECISION SET
See what buyers are comparing
Buyers rarely evaluate a home in isolation. They compare price, size, condition, monthly carrying costs, outdoor space, parking, location, and the tradeoffs each property presents.
This listing
Active
8 Fuchsia
Irvine, California 92604
$849,000
2 bed 2.5 bath 1,068 sq. ft.
- Original list price $910,000
- Currently priced at $795 per sq. ft.
Active
31 Meadowgrass
Irvine, California 92604
$699,000
2 bed 1.5 bath 1,110 sq. ft.
- Listed September 18, 2026, at $699,000
- Previously listed as OC26178343 at $749,000; that listing was canceled and the home relisted
- Currently priced at $630 per sq. ft.
Closed
49 Meadowgrass
Irvine, California 92604
$839,800
3 bed 1,220 sq. ft.
- Closed September 12, 2026
- Original list price $949,800
- Closed at $688 per sq. ft. · 110 days on market
Closed
26 Acorn #18
Irvine, California 92604
$875,000
2 bed 1,114 sq. ft.
- Closed September 18, 2026
- Original list price $960,000
- Closed at $785 per sq. ft. · 18 days on market
Expired
13 Sunflower
Irvine, California 92604
$819,900
2 bed 2.5 bath 1,068 sq. ft.
- Off-market (expired) September 13, 2026
- Original list price $899,990
- Final list price $768 per sq. ft.
These comparison properties form the working comparison set for this page. Availability, pricing, and status can change as the market moves; the figures above are presented as supplied for comparison and should be independently verified. Click 8 Silverwood to view its full details, or select any other card to compare it side by side with 8 Silverwood.
Market snapshot · comparable sales set
Current market snapshot
Currently active competition
- Current Active Listings
- 2
- Active Price Range
- $699,000–$849,000
- Average Active Price
- $774,000
- Average Active Price/Sq Ft
- $712
Recent closed sales
- Recent Closed Sales
- 2
- Closed Price Range
- $839,800–$875,000
- Average Closed Price
- $857,400
- Average Closed Price/Sq Ft
- $737
- Average Days on Market
- 64
Market data updated September 23, 2026.
02 · POSITION IN THE SET
Where 8 Silverwood fits
The comparison set shows the facts. This section explains why some of those differences may matter in everyday ownership and in the purchase decision.
PRICE POSITION
At $810,000, 8 Silverwood is priced between the two currently active alternatives in the set and below the two most recent closed sales. Each option balances purchase price, condition, recurring ownership costs, and the features a buyer values most differently.
CONDITION TRADEOFF
8 Silverwood is refreshed rather than fully remodeled. For some buyers, that may mean entering below a more extensively renovated alternative while still starting with newly installed flooring and newer interior paint.
EVERYDAY UTILITY
The attached two-car garage and private patio are more than checklist features. They affect parking convenience, storage, outdoor use, and how the home functions day to day.
LAYOUT & SEPARATION
With the living, dining, and kitchen areas on the main level and both bedrooms upstairs, the two-story layout creates separation between entertaining space and sleeping space within a compact footprint.
OWNERSHIP COST PERSPECTIVE
HOA and community costs are part of the purchase decision, not an afterthought. Buyers should weigh the purchase price together with recurring ownership costs and what those associations support.
Every property in the comparison set asks the buyer to make a different tradeoff. The goal here is to make those tradeoffs easier to understand.
03 · MARKET CONTEXT
What's happening in Irvine
A focused look at Irvine market conditions, with additional context from the Orange County attached-home segment and the price range most relevant to 8 Silverwood. Together, these figures help show the pace, supply, demand, and negotiating environment surrounding this purchase.
ACTIVE INVENTORY
736
active listings · Irvine overall · September 28, 2026
WHAT IT MEANS
Irvine buyers currently have a broader pool of available homes to evaluate. Inventory alone does not determine negotiating strength, but greater selection gives buyers more alternatives to compare before committing to a property.
PENDING DEMAND
152
pending sales · Irvine overall · September 28, 2026
WHAT IT MEANS
Pending demand reflects homes being absorbed by buyers. Viewed together with inventory, it helps show how quickly the available supply is moving rather than looking at listing count by itself.
EXPECTED MARKET TIME
156 DAYS
Irvine overall · as of October 16, 2026
145 days on September 28, 2026
143 days one year ago
WHAT IT MEANS
Irvine's current market pace is slower than it was a year ago. A longer expected market time generally creates more room for buyers to evaluate alternatives and negotiate selectively, although individual properties can move much faster.
IRVINE ATTACHED-HOME SEGMENT
161 DAYS
Comparable Irvine attached-home segment (up to $1,000,000) · September 18 to October 18, 2026
59 active comparable listings · 11 entering contract
WHAT IT MEANS
This segment is closer to 8 Silverwood's competitive universe than the countywide housing market as a whole. With 59 active comparable listings and 11 properties entering contract across the September 18 to October 18, 2026 reporting period, the 161-day expected market time provides useful context for the pace of attached homes near Silverwood's $810,000 asking price.
BUYER NEGOTIATING ENVIRONMENT
52%
of August Orange County sales closed below the last list price
18% at list · 30% above list
WHAT IT MEANS
The market is offering buyers more negotiating opportunities, but the results are not uniform. Nearly half of August sales still closed at or above the last asking price, reinforcing that condition, pricing, location, and buyer competition continue to matter property by property.
ATTACHED-HOME / CONDO CONDITIONS
139 DAYS
Orange County attached-home expected market time · as of October 16, 2026
As of September 28, 2026: Supply +17% year over year · Demand −6% year over year · 93 days last year
WHAT IT MEANS
The attached-home market is currently moving more slowly than the detached-home market. That creates more room for buyer evaluation, while individual attached homes can still move faster when pricing, condition, and demand align.
SOURCE & DATA NOTE
Market statistics shown in this section are drawn from the approved weekly seller reporting for 8 Silverwood (reporting period September 18 to October 18, 2026): Irvine overall expected market time of 156 days; a comparable Irvine attached-home segment priced at or below $1,000,000 with 59 active listings, 11 properties entering contract, and a 161-day expected market time; and 139 days for Orange County attached homes. Irvine active inventory (736) and pending sales (152) reflect the overall Irvine market on September 28, 2026, the buyer-negotiating figure covers August Orange County closed sales, and the Orange County attached-home supply and demand comparison is as of September 28, 2026. Data is provided for general market context only and is not an appraisal, valuation, prediction, or guarantee of future performance. Market conditions can change quickly, and buyers should independently verify any figure that is material to their purchase decision.
04 · INTERPRETATION
What this means for this purchase
This is where the information becomes useful. The comparison set shows what is available, and the market data shows the conditions around the purchase. These questions help a buyer decide which tradeoffs matter most to them.
Price position
How does 8 Silverwood's asking price compare with the alternatives I would realistically consider?
Condition tradeoff
Would I rather pay more for a fully remodeled alternative, or start with a refreshed home and make future changes on my own terms?
Monthly ownership structure
How do HOA dues and other recurring costs affect the total monthly ownership picture?
Outdoor / garage utility
How important are private outdoor space, enclosed parking, and additional storage to the way I expect to use the home?
Negotiation environment
What do current inventory, market time, competing listings, and recent sale behavior suggest I should evaluate before structuring an offer?
05 · FINANCING PERSPECTIVES
Purchase price is only one part of the decision
Purchase price, down payment, financing structure, HOA obligations, property taxes, insurance, and other costs can change the overall monthly and long-term financial picture.
Mortgage Coach brings purchase price, down payment, rate, HOA dues, property taxes, insurance, and closing costs into one view. Click the preview to open the interactive experience here without leaving the page.
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More Financial Perspectives
Optional interactive perspectives to explore when you want to go one step deeper.
Select a perspective to open the interactive experience.
Long-Term Ownership
Preview long-term value using a conservative 3% appreciation assumption.
Illustrative scenario only. Appreciation assumptions are hypothetical and are not a guarantee of future value.
Explore Appreciation
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How the Loan Changes Over Time
See how principal, interest, and remaining balance change over time.
Explore Amortization
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Buying Now vs. Waiting
Timing Comparison
Compare the financial picture across Now, 6 Months, and 1 Year.
Scenario comparisons are illustrative and depend on the assumptions used in the underlying tool. Actual market conditions, interest rates, property values, financing costs, and other variables may differ.
Compare Timing Scenarios
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Mortgage Market Update
Current rate environment • financing changes • buyer impact
Last updated: October 16, 2026
30-year fixed-rate mortgage
7.40%
National average
As of the week of October 16, 2026
15-year fixed-rate mortgage
6.73%
National average
As of the week of October 16, 2026
Recent direction
Rates have moved up again and now sit above 7%. In the October 16, 2026 survey, the 30-year fixed averaged 7.40%, unchanged from the previous week, and the 15-year fixed averaged 6.73%, also unchanged.
What this means for buyers
Higher rates mean a higher monthly principal-and-interest payment on the same loan amount compared with a year ago, which can affect the purchase price a buyer can comfortably support. Rates vary by lender, loan type, down payment, and credit profile, and shopping among lenders can produce meaningfully different quotes. No loan program or strategy is recommended here.
Source: Freddie Mac Primary Mortgage Market Survey, October 16, 2026.