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

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

08/27/2026

Shovel-ready, fully approved coastal homesites perched on a Laguna Beach ridgeline rarely reach the market. 1560 Bluebird Canyon Drive offers instant momentum in one of California’s most coveted coastal enclaves.

𝟏𝟓𝟔𝟎 𝐁𝐥𝐮𝐞𝐛𝐢𝐫𝐝 𝐂𝐚𝐧𝐲𝐨𝐧: 𝐒𝐡𝐨𝐯𝐞𝐥-𝐑𝐞𝐚𝐝𝐲 𝐂𝐨𝐚𝐬𝐭𝐚𝐥 𝐋𝐢𝐯𝐢𝐧𝐠.

This legally established SB9 lot split comes with fully approved architectural plans by David M. Parker, AIA, already in hand. Rough grading is finished, permits are ready to be issued, and because it is a by-right SB9 project, you bypass the lengthier Design Review Board approval process completely.

𝐅𝐥𝐞𝐱𝐢𝐛𝐥𝐞 𝐀𝐫𝐜𝐡𝐢𝐭𝐞𝐜𝐭𝐮𝐫𝐚𝐥 𝐎𝐩𝐭𝐢𝐨𝐧𝐬:
1. 𝐒𝐢𝐧𝐠𝐥𝐞 𝐂𝐨𝐦𝐩𝐨𝐮𝐧𝐝: Build one unified 5-Bedroom, 5-Bathroom coastal sanctuary.

2. 𝐃𝐮𝐚𝐥 𝐑𝐞𝐬𝐢𝐝𝐞𝐧𝐜𝐞: Build a 3-Bed, 3-Bath main house (2,442 sq ft) plus a private 2-Bed, 2-Bath ADU (~1,000 sq ft)—ideal for extended family, a dedicated guest wing, or passive rental income.

𝐋𝐮𝐱𝐮𝐫𝐲 𝐅𝐞𝐚𝐭𝐮𝐫𝐞𝐬: Ocean-facing design, private elevator, hillside spa, living green roof terraces, and fully engineered/approved fire safety systems with sprinklers.

𝐓𝐡𝐞 𝐑𝐚𝐫𝐞 𝐃𝐮𝐚𝐥-𝐋𝐨𝐭 𝐎𝐩𝐩𝐨𝐫𝐭𝐮𝐧𝐢𝐭𝐲:
Directly adjacent at 1550 Bluebird Canyon is the "Kyoto House", another shovel-ready lot featuring plans by Horst Architects (2025 AIA National Design Award winner), offered at $3,688,000.

There are currently no other side-by-side, shovel-ready parcels available on the market in Laguna Beach. Buying both lots opens up unmatched potential:

𝐑𝐢𝐝𝐠𝐞 𝐂𝐨𝐦𝐦𝐚𝐧𝐝: Secure nearly 21,000 total square feet across the peak, locking in unobstructed ocean and canyon views.

𝐋𝐞𝐠𝐚𝐜𝐲 𝐂𝐨𝐦𝐩𝐨𝐮𝐧𝐝: Create an expansive multi-generational estate with side-by-side privacy for family.

𝐃𝐞𝐯𝐞𝐥𝐨𝐩𝐞𝐫 𝐒𝐜𝐚𝐥𝐞: Capitalize on substantial economies of scale by developing two world-class, award-winning properties at once.

𝐋𝐢𝐬𝐭𝐢𝐧𝐠 𝐒𝐧𝐚𝐩𝐬𝐡𝐨𝐭:
𝟏𝟓𝟔𝟎 𝐁𝐥𝐮𝐞𝐛𝐢𝐫𝐝 𝐂𝐚𝐧𝐲𝐨𝐧: $2,345,000 | 8,582 SQFT Lot | No HOA

𝐀𝐝𝐣𝐚𝐜𝐞𝐧𝐭 𝟏𝟓𝟓𝟎 𝐁𝐥𝐮𝐞𝐛𝐢𝐫𝐝: $3,688,000 | Shovel-Ready Horst Architects Design

𝐂𝐨𝐦𝐛𝐢𝐧𝐞𝐝 𝐏𝐨𝐭𝐞𝐧𝐭𝐢𝐚𝐥: ~21,000 SQFT Ridgeline Estate

Reach out to schedule a private ridge walk and review the approved plan sets, or visit our dedicated webpage for further information.

Co-listed with Fred Zaharson, Westend Properties.

08/23/2026

Orange County Market Report - Week ending Aug 23rd, 2026

New inventory was essentially flat week over week, while pending sales actually increased. Closings were nearly unchanged, so buyers are still transacting even with affordability remaining challenging.

Mortgage rates remain one of the biggest pieces of the puzzle. Freddie Mac’s weekly survey showed the 30-year fixed averaging 6.65%, down slightly from 6.67% the week before. Daily rates were a little more volatile and finished the week higher, however, so we’re still in an environment where economic data can move borrowing costs quickly.

For buyers, that means staying prepared rather than trying to time rates perfectly. For sellers, pricing and presentation still matter; buyers have choices, and you can see it in their demands when making an offer.

Wednesday is the big day for mortgage rates. Both July Personal Income & Outlays, including PCE inflation, and the second estimate of Q2 GDP are due. The Census Bureau also has July durable-goods orders scheduled for the same morning. Tuesday brings July new-home sales, while Thursday includes advance economic indicators.

PCE deserves the most attention because it is a key inflation measure the Federal Reserve watches. Q2 GDP is also worth watching because the initial estimate showed annualized real growth of only 1.5%, down from 2.1% in Q1; Wednesday gives us the second estimate

Cooler inflation / softer economic data → potentially positive for bonds and mortgage rates; hotter inflation / stronger-than-expected growth → potentially negative for mortgage rates.

If you’d like help making sense of what these numbers mean for your neighborhood, your home, or your next move, I’m always happy to help.

Happy Sunday, Friends,

Brandon Brown
BayBrook Realty

08/21/2026

JUST CLOSED!

Some clients become so much more than a transaction.

I first had the privilege of helping this wonderful couple purchase this beautiful Capistrano Beach home back in 2018. Over the years, they've trusted me not once, not twice, but three times to guide them through important milestones in their lives. That kind of trust is something I never take for granted.

As life has changed, so have their priorities. The time came to move closer to one of their children, and my goal was simple: make this transition as smooth and stress-free as possible.

Together, we secured a quick closing while also negotiating a 29-day free rent-back, giving them the time they needed to sort through years of memories, pack at their own pace, and begin this next chapter without feeling rushed.

Real estate has never been just about buying and selling homes for me. It's about serving people well during some of life's biggest transitions and helping them move forward with confidence and peace of mind.

I'm incredibly grateful for the trust this sweet couple has placed in me over the years. Congratulations on this next chapter. I know you'll be missed in Capistrano Beach, and I'm excited for all that's ahead as you begin this new season closer to family.

08/17/2026

Orange County Market Report - Week ending Aug 16th, 2026

New listings dropped as expected this week. They should continue to decline each week (barring the week after Labor Day, when we have a catch-up week), as inventory is likely near or at the year's peak.

For sellers, 546 price changes in one week continue to reinforce the importance of getting pricing and positioning right from the beginning. Price changes will remain high as we close out the year. Demand usually drops over the holidays, and "have-to" sellers need to decide whether to drop the price, pull the listing, or wait until next year.

On the mortgage side, rates were fairly stable. Freddie Mac’s weekly survey showed the average 30-year fixed at 6.67%, down slightly from 6.69% the previous week.

We also received some encouraging economic data for bonds. July CPI eased to 3.4% year over year, producer prices were flat for the month, and July retail sales fell 0.6%. Those reports reduced some of the market’s concern about another near-term Fed rate increase.

WHAT I’M WATCHING NEXT WEEK

• Tuesday — Housing Starts & Building Permits
• Wednesday — Federal Reserve Meeting Minutes
• Thursday — Jobless Claims & Philadelphia Fed
• Friday — Flash Manufacturing & Services PMI

The Fed minutes Wednesday could be particularly important for the 10-year Treasury and mortgage rates. Markets will be looking for clues about how concerned Fed officials remain about inflation versus signs of slower economic activity.

For buyers, rates are still a major affordability factor, but fewer new listings can also affect how much negotiating leverage exists property by property.

As always, these numbers are about understanding the market, not predicting it.

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

Brandon Brown, BayBrook Realty

08/09/2026

Orange County Market Report - Week ending August 9th, 2026 (What the data means for you)

Orange County buyers were more active this week than you might expect. We had 605 new listings, up 37, but active-under-contract properties jumped by 63 and pending sales increased by 19. It's the last-gasp demand I expected before things get quieter when the kids go back to school and the holiday season begins.

If you remember last week, we had a lot of expired listings, and I mentioned that many would come back this week. That's the only reason new listings reflect higher; the reality is, many of those were previously listed. Next week will be lower as we near the peak for the year.

We also saw 550 price changes, so sellers are paying attention to pricing and competition. This isn't the highest number for the year, but it is up there. "Have-to Sellers" are realizing if they want to get their homes sold, they need to adjust their prices.

On the financing side, Freddie Mac reported the average 30-year fixed mortgage rate at 6.69% last week. But the bond market saw some improvement late in the week, so I'm watching what happens next very closely.

This coming week we get CPI on Wednesday and PPI on Thursday. Those inflation reports can move Treasury yields and mortgage rates pretty quickly depending on whether they come in hotter or cooler than expected. Any hope of future rate cuts, and no hikes, will be reliant on good CPI & PPI numbers.

So for buyers, I wouldn't just watch the headline mortgage rate; I'd watch the combination of rates, inventory, price reductions, and negotiating opportunities. And for sellers, we're continuing to see that proper pricing matters.

That's the Orange County market this week. If you'd like help making sense of what these numbers mean for your specific situation, I'm always happy to be a resource.

Happy Sunday!

Brandon Brown
Broker/Owner
BayBrook Realty
DRE #01394509

08/06/2026

Jason, congratulations on another successful closing!

I love seeing referrals come full circle. There’s no greater compliment than when past clients trust you enough to recommend you to the people they care about, and this was one of those opportunities.

Helping your buyers make the move from Northern California to Irvine was exciting, but I know this transaction required more than simply finding the right home. Beautifully renovated properties can sometimes hide questions that only come to light through careful due diligence, and you made sure your clients looked beyond the fresh finishes. You took the time to ask the right questions, navigate the inspection process, and give them the confidence that they were making a sound decision.

That's what I appreciate most about the way you do business. You never lose sight of the people behind the transaction, and you consistently put your clients' best interests first.

Congratulations on another job well done. Your clients were well served, and I'm grateful to have you representing our team with the integrity, care, and professionalism you bring to every transaction.

Enjoy celebrating this one; you've earned it.

08/02/2026

Orange County Market Report - Week ending Aug 2nd, 2026

New listings were nearly unchanged this week, which I believe signals we're at or very near the seasonal peak for inventory. As mortgage rates remain elevated and buyer demand slows, I expect more homes to come off the market as families shift their focus to the start of the school year, with many sellers planning to relist early next year.

This is where I often talk about the difference between "have-to sellers" and "want-to sellers." As we move toward the end of the year, I think that distinction will become increasingly important.

Don't be surprised if next week's new listing count increases slightly. We typically see a spike in expired listings at the end of each month, and many of those homes are immediately relisted. While they're counted as "new listings," they're often the same homes returning to the market.

Buyer activity slowed noticeably this week, with Active Under Contract properties dropping significantly. I believe that's a combination of higher mortgage rates and the final weeks before school starts. Unless rates improve, I expect buyer demand to remain relatively soft.

For buyers, this creates opportunity. There are sellers who would be thrilled just to receive a well-qualified offer, meaning there may be less competition than we've seen over the past few years.

Mortgage rates edged slightly higher last week, with 30-year fixed loans remaining in the upper 6% range as Treasury yields continued to rise. The Federal Reserve left rates unchanged, and markets are now focused on Friday's Employment Report, which could have a meaningful impact on mortgage rates in the short term.

This week's key economic reports include:
• Monday – ISM Manufacturing
• Tuesday – JOLTS Job Openings
• Wednesday – ADP Payrolls & ISM Services
• Thursday – Jobless Claims
• Friday – Nonfarm Payrolls

As always, if you'd like help understanding what this means for your home or your next move, I'm always happy to be a resource.
Happy Sunday!

Brandon Brown Broker/Owner | BayBrook Realty DRE #01394509

BayBrook Realty

09/07/2026

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