The Reframe Report [August]:
Is This the Best Time to Buy in 5 Years?! 
The Southern California market is showing some wild shifts right now, and the data tells a story that every buyer, seller, and investor needs to hear. With interest rates showing the first signs of decline we've seen in a while and inventory flooding the market like we haven't experienced in 5 years (since pre-pandemic), we're going through what might just be the most buyer-friendly environment in half a decade.
The Numbers Don't Lie: A Market in Transition
Let's dive into what's actually happening across our key Southern California counties, because the data is painting a fascinating picture of opportunity and strategic positioning.
New listings are telling different stories across the region. Los Angeles County is boasting 6,987 new listings, up 1.6% – a clear signal that sellers are feeling confident about putting their properties on the market. Meanwhile, Orange County and Riverside County are playing it more conservatively, with 2,654 and 3,120 new listings respectively, both showing slight declines. This divergence is creating unique opportunities for savvy buyers who know where to look.
But here's where it gets interesting: active listings have absolutely exploded across the board. Orange County is leading the charge with a massive 28.3% jump to 6,044 active listings, while Los Angeles County isn't far behind at 21.8% growth reaching 17,729 listings. Even Riverside County is seeing a healthy 15.7% increase with 9,327 properties available. Translation? Buyers have more options than they've had in years, and that's shifting the entire dynamic of negotiations.
The real tell, though, is in how long properties are staying on the market. Days on market have extended dramatically – Orange County properties are now averaging 19 days (up 90%), Los Angeles County is at 20 days (up 42.9%), and Riverside County is sitting at 33 days (up 57.1%). This isn't the lightning-fast, bidding-war environment we've grown accustomed to--the market is breathing again.
The Reframe Reality Check: Opportunity Meets Strategy
Here's what's really happening beneath these numbers, and why timing might be everything right now. With interest rates showing their first meaningful decline in what feels like forever, combined with this massive inventory surge, buyers are suddenly finding themselves in a position they haven't enjoyed in years. More supply, less intensity on negotiations – it's a buyer's dream scenario.
But here's the twist that makes Southern California's market so dynamic: sellers are starting to read the room. Many are beginning to pull inventory back, seemingly waiting for buyer demand to ramp up again. This creates a fascinating tension in the market that could shift dynamics quickly.
The strategic implication? We might be looking at a narrow window of opportunity. If sellers continue to hold back inventory while buyer demand increases due to those declining interest rates, we could see a rapid return to a more aggressive seller's market. The current buyer advantages might not last as long as people think.
What This Means for Your Next Move
If you're a buyer, this might genuinely be your moment. The combination of increased inventory, longer market times, and slightly declining interest rates is creating negotiating power you haven't had in years. But don't get comfortable – market conditions in Southern California can shift faster than traffic on the 405. Look out for deals NOW, because if you wait too long, they might disappear.
For sellers, the game has changed, and adaptation is key. Expect longer days on market – it's not a reflection of your property's value, it's the new market reality. This environment rewards sellers who understand that presentation and pricing precision matter more than ever. Double down on cost-effective improvements that expand your buyer pool rather than hoping for multiple offers on day one.
Investors should pay attention to the regional variations in this data. Los Angeles County's new listing growth combined with the overall inventory surge creates opportunities for strategic acquisitions, especially with the extended market times allowing for more thorough due diligence.
The Bottom Line: Timing and Strategy Win
Southern California's real estate market is experiencing its most significant rebalancing in years. The data shows a clear shift from the seller-dominated frenzy to a more measured, buyer-friendly environment. But like all market transitions, this one comes with both opportunity and risk.
The opportunity lies in the current inventory levels and negotiating dynamics that favor prepared buyers. The risk is in assuming these conditions will persist indefinitely. Market psychology in Southern California can shift rapidly, and early indicators suggest sellers are already adjusting their strategies.
Whether you're buying, selling, or investing, success in this environment requires combining data-driven insights with swift, strategic action. The market is offering opportunities right now that we haven't seen in five years – but only for those ready to recognize and act on them.
The question isn't whether this is a good time to make a move in Southern California real estate. The question is whether you're positioned to capitalize on it before the window closes.
Want to learn more about Orange County market update?
MARKET UPDATE
NEW LISTINGS DATA:
Orange County: 2,654 | -0.6%
Riverside County: 3,120 | -0.4%
Los Angeles County: 6,987 | +1.6%
LA County is seeing a slight uptick (+1.6%), while OC (-0.6%) and Riverside (-0.4%) remain relatively steady. Keep an eye on LA for fresh opportunities hitting the market.
ACTIVE LISTINGS DATA:
Orange County: 6,044 | +28.3%
Riverside County: 9,327 | +15.7%
Los Angeles County: 17,729 | +21.8%
Big jump in supply across the board – OC +28.3%, Riverside +15.7%, LA +21.8%. Buyers have more options, so sellers need to stand out with sharp pricing and great presentation.
DOM (Days on Market) DATA:
Orange County: 19 | +90.0%
Riverside County: 33 | +57.1%
Los Angeles County: 20 | +42.9%
Homes are taking noticeably longer to sell compared to last year (OC: 19 days, Riverside: 33 days, LA: 20 days). The pace is easing, signaling a shift toward a more balanced market.