Why the City of Orange Deserves More Attention
Most people think of Irvine or Newport Beach when they picture Orange County real estate. But I've been watching the City of Orange closely for years, and in my opinion it's one of the most underrated places to buy a home in all of Southern California. Where else can you walk to a Craftsman-era coffee shop, browse a century-old antique store, and still be 20 minutes from the beach or a major job corridor?
Orange is also moving. The median home price hit approximately $1.2 million as of mid-2026 — up a remarkable 11% year-over-year, outpacing the broader Orange County average of around 4–5%. Homes are receiving an average of four offers and selling in roughly 33 days. For buyers considering this city, now is the time to get serious.
Old Towne Orange: The Heart of the City
If you've never spent a Saturday morning at the Orange Circle, you're missing one of OC's most distinctive experiences. Old Towne Orange is home to the largest Nationally Registered Historic District in California — a one-square-mile neighborhood featuring more than 1,300 homes and buildings, many dating to the early 1900s. Architectural styles range from Victorian and Craftsman bungalows to mid-century cottages, and they're remarkably well preserved.
What to Do in Old Towne
The lifestyle in Old Towne is genuinely walkable and community-driven, which is rare in Southern California. A few highlights:
- The Orange Circle (Plaza Park): A circular green space at the city's center, surrounded by shops, restaurants, and antique stores. It's a natural gathering place every day of the week.
- Antique shopping: Orange is often called the Antique Capital of Southern California. Dozens of dealers line the Circle and surrounding streets, selling everything from mid-century furniture to vintage vinyl.
- Watson's Soda Fountain: A working soda fountain that has been part of the neighborhood for over 100 years. It's the kind of place that makes you feel like you stepped back in time — in the best way.
- The Filling Station: Breakfast served inside a restored 1913 gas station. It's exactly as charming as it sounds.
- Hilbert Museum of California Art: Features rotating exhibitions of 20th-century and contemporary California painters — a genuine cultural destination right in the neighborhood.
- Musco Center for the Arts at Chapman University: World-class touring performers, classical music, and theater productions throughout the year.
- Farmers & Artisans Market: Every Saturday from 9 AM to 1 PM on West Palm Avenue. Fresh produce, handmade goods, and a lively community vibe.
- Orange International Street Fair: Held over Labor Day weekend, this massive street festival draws crowds from across the county with food, music, and artisan crafts from around the world.
Neighborhoods Inside the City of Orange
The City of Orange isn't monolithic — it has several distinct pockets with different feels and price points. Here's how I break it down for clients:
Old Towne / Historic Core
The most character-rich part of the city. Homes here tend to be smaller in square footage — think 1,200 to 1,800 sq ft — but they sit on established lots with mature trees and front porches. Walkability is exceptional. Buyers who want a lifestyle that doesn't revolve around a car love this area. Expect to pay a premium for the historic feel: prices in the core Old Towne district frequently reach $900,000 to $1.3 million for single-family homes.
Chapman University Area
The blocks surrounding Chapman University have a youthful, energetic feel. Chapman is expanding — the university recently proposed growing enrollment from 8,700 to approximately 10,500 students — which bodes well for long-term demand in the surrounding rental and residential market. I've seen investors do well here with small multi-family or single-family homes they rent to students and faculty.
North Orange / Villa Park Border
As you move north and east toward the Villa Park border, the homes get larger and more suburban in character. This is where you'll find newer construction, bigger lots, and excellent schools. Families who want more space without leaving the city often land here. Prices in this submarket can push well past $1.5 million for the right home on the right street.
East Orange / Serrano Area
East Orange near Serrano Avenue and Santiago Canyon Road offers a more hillside feel with views, larger properties, and easy access to trails and open space. It's a popular choice for buyers who want room to breathe while still being inside city limits.
Schools in Orange, CA
The City of Orange is served primarily by the Orange Unified School District (OUSD), which operates multiple magnet programs, IB academies, and STEM pathways. For families, the school landscape here is worth digging into carefully — different neighborhoods feed different schools, and some of the magnet options require an application. I always recommend that my buyers with school-age children do a deep-dive on school boundaries before making an offer.
Chapman University also adds an educational dimension to the community that I think is easy to overlook: the campus hosts public lectures, arts events, and film screenings that enrich neighborhood life well beyond the student population.
Getting Around Orange
One underappreciated aspect of the City of Orange is its transit access. Metrolink's Orange Line stops right in Old Towne, offering daily service to Anaheim and connections to the broader regional rail network. OCTA buses run through the city as well. For drivers, the 22 and 55 freeways provide quick access to Anaheim, Santa Ana, and the rest of the county.
For those who work in the Anaheim/Disneyland Resort corridor or at nearby employers like St. Joseph Hospital or UCI Health — which operates a major facility in the city — Orange is a genuinely convenient place to live.
The Orange Real Estate Market: What the Numbers Say
Let me put the current market in context. As of mid-2026:
- Median sale price: Approximately $1.2 million — up 11% year-over-year, significantly outperforming the OC average
- Median price per square foot: ~$645, up about 4.8% from last year
- Days on market: Roughly 33 days — homes are moving
- Average offers per listing: 4 — you can expect competition on well-priced properties
- Sales volume: 234 homes sold in May 2026, up from 213 the prior year — buyer demand is growing
What's driving the outperformance? In my view, it's a combination of factors: the lifestyle cachet of Old Towne, the relative affordability compared to Irvine or Newport Beach (even at $1.2M median), the university anchor, and the fact that Orange simply has more character than many OC cities. Buyers who have been priced out of Irvine are discovering Orange — and they're not leaving disappointed.
What This Means for Buyers
If you're considering Orange, I'd encourage you not to wait for the market to cool — that 11% appreciation rate tells a clear story. Inventory is limited, and well-priced homes in desirable pockets (Old Towne, Villa Park border, East Orange hills) go quickly. Come in with a strong pre-approval, be ready to move on offers, and have your contingency strategy worked out in advance.
For buyers who love the idea of a walkable, historically rich neighborhood with genuine community character, Orange often becomes the clear choice once they spend a Saturday morning at the Circle. I've had clients who came in focused on Irvine and walked away with a Craftsman bungalow in Old Towne — and they've never looked back.
What This Means for Sellers
If you own in Orange, you're in an enviable position. The 11% appreciation means meaningful equity gains over the past year, and buyer demand is real. Presentation still matters — homes that are well-staged and priced correctly are attracting multiple offers. But the fundamentals are working in your favor.
Is Orange Right for You?
The City of Orange isn't for everyone. If you want a master-planned feel with wide streets and brand-new construction, Irvine or Rancho Santa Margarita might be a better fit. But if you want a city with a genuine sense of place — one with history, architecture, a real downtown, and a community that actually shows up for itself — Orange is hard to beat.
I've helped clients buy and sell in Orange for years, and it remains one of my favorite markets to work in. The combination of livability and market performance is genuinely rare in Southern California.
Thinking about buying or selling in Orange, CA? Call or text me at 949-285-9519 or visit andrew-homes.com to schedule a consultation. I know this market well and I'd love to help you navigate it.