Huntington Beach

What Huntington Beach actually is, measured

Huntington Beach is the largest housing market on this site by a wide margin, and it is also the one most often described in language that has nothing to do with what the numbers say. It is not a single market. It is four zip codes that behave so differently that a citywide median will mislead you about any specific street.

I pulled every listing recorded in the city over the last two years. That is 3,342 listings, 2,901 of them closed sales, across four MLS areas, four zip codes and 336 separate subdivision codes.

Citywide, closed sales ran $48,500 to $7,300,000 with a median of $1,320,000, at $773 per square foot, 1,647 square feet, on a median lot of 6,000 square feet. Houses date from 1905 to 2026, with a median year built of 1973. The median sale took 16 days.

The finding: Huntington Beach is the closest thing to a coin flip in the county

Of the 2,901 closed sales:

• 907 closed above the asking price.
• 540 closed at exactly the asking price.
• 1,454 closed below.

That is 1,447 at or above ask against 1,454 below. Fifty point one percent to forty nine point nine. The median outcome across the whole city is 0.06 percent below asking, which is as close to zero as a dataset of this size gets.

Set that against the coast. In Newport Beach, 71 percent of sales closed below ask. In Newport Coast, 80 percent did. Huntington Beach splits almost exactly down the middle, and it does it while running 41 percent of all sales inside ten days.

The number that actually matters for an offer is not the citywide split, though. It is where the split flips, and that happens at a specific price.

Below $1,700,000, the median house sells for exactly what it asks

Splitting all 2,901 closed sales by what they actually closed for:

• Under $800,000: 573 sales, median $645,000, $653 per square foot, 21 days, median outcome 0.00 percent.
• $800,000 to $1,000,000: 242 sales, median $885,000, $694 per foot, 11 days, 0.00 percent.
• $1,000,000 to $1,300,000: 561 sales, median $1,175,000, $835 per foot, 16 days, 0.00 percent.
• $1,300,000 to $1,700,000: 741 sales, median $1,445,000, $790 per foot, 13 days, 0.00 percent.
• $1,700,000 to $2,200,000: 382 sales, median $1,850,000, $806 per foot, 14 days, 0.49 percent below.
• $2,200,000 to $3,000,000: 236 sales, median $2,475,000, $846 per foot, 19 days, 1.85 percent below.
• $3,000,000 to $5,000,000: 139 sales, median $3,457,500, $970 per foot, 33 days, 2.83 percent below.
• Above $5,000,000: 27 sales, median $5,875,000, $1,301 per foot, 24 days, 4.76 percent below.

Read the last column. Every single band below $1,700,000 has a median outcome of exactly 0.00 percent. Four consecutive bands, 2,117 sales, and the middle house in each of them closed at its asking price to the dollar.

Negotiating room in this city does not exist until $1,700,000, and then it appears and grows steadily. That is the single most useful fact on this page, and it is the opposite of what most buyers assume about a market where the median is $1,320,000.

The four Huntington Beaches

Zip code is a better map of this city than the MLS areas, because the MLS puts part of Fountain Valley in with northeast Huntington Beach. Here is every zip, using recorded closed sales:

• 92646, south Huntington Beach, 963 sales, the largest cohort in the city. Median $1,300,000, $755 per square foot, 12 days, 6,002 square foot lot, median year built 1969, no dues on the median sale. Only 404 of 963 closed below ask, 42 percent.
• 92648, downtown and Seacliff, 774 sales. Median $1,492,500, $790 per foot, 22 days, 3,500 square foot lot, median year 1987, $295 a month in dues. 469 of 774 closed below ask, 61 percent, at a median 1.44 percent under.
• 92649, Huntington Harbour and the northwest, 631 sales. Median $1,315,000, $789 per foot, 19 days, 6,060 square foot lot, median year 1973, $299 a month.
• 92647, north and central, 530 sales. Median $1,252,500, $772 per foot, 14 days, 6,150 square foot lot, the largest in the city, median year 1965, no dues on the median sale, and a median outcome of 0.00 percent.

Two things in that table are worth stopping on.

92648 is the most expensive zip and also the slowest and the most negotiable, and it sits on lots barely half the size of everywhere else. Downtown is where the leverage is. It is also where the supply is: at the August update, 98 active listings against 774 sales in two years works out to about three months of supply, while 92646 has 70 actives against 963 sales, roughly 1.7 months. Huntington Harbour is looser still at about 3.6 months.

And 92647 has the biggest lots in the city and the lowest median price. Six thousand one hundred and fifty square feet of land, $1,252,500, and the middle sale closes at exactly its asking price. Whatever the premium in 92648 is buying, it is not dirt.

The smallest lots cost the most

The most common lot in Huntington Beach is exactly 6,000 square feet. Three hundred and fifty nine closed sales sat on one, and they ranged from $950,000 to $6,900,000. A seven-fold spread on an identical footprint, at a median $1,390,000, $822 per foot, 13 days.

Now compare that to the downtown lots:

• 2,875 square foot lots: 47 sales, median $2,124,000, $895 per foot, 24 days.
• 2,938 square foot lots: 41 sales, median $2,105,000, $925 per foot, 24 days.
• 6,000 square foot lots: 359 sales, median $1,390,000, $822 per foot, 13 days.
• 7,000 square foot lots: 83 sales, median $1,369,000, $867 per foot, 16 days.

A lot less than half the size sells for $734,000 more, and takes nearly twice as long to do it. That is the price of walking to the pier, stated in dollars, and it is the reason a per-square-foot comparison between a downtown lot and an inland tract is meaningless.

The dues run backwards

Nearly half of all closed sales in this city carry a homeowners association fee. One thousand three hundred and thirty six of 2,901, against 1,565 with none.

The headline comparison looks ordinary: no dues medians $1,500,000 at $843 per square foot in 13 days; with dues medians $875,000 at $694 per foot in 20 days. But split the dues by size of fee and it inverts:

• Under $300 a month: 193 sales, median $1,960,000, 2,649 square feet, median fee $233, median year 1995.
• $300 to $600: 729 sales, median $821,000, 1,254 square feet, median fee $470, 2,479 square foot lot.
• $600 to $900: 391 sales, median $835,000, 1,178 square feet, median fee $654.
• $900 and up: 23 sales, median $1,150,000, median fee $950, 36 days, the slowest cohort in the city.

The cheapest dues buy the most expensive houses. Two hundred and thirty three dollars a month is the median fee on a $1,960,000 home. Six hundred and fifty four dollars a month is the median fee on an $835,000 one. That is a $1,125,000 gap running in the wrong direction, and it happens because a low fee here almost always means a large detached house in a master association that maintains a gate and some greenbelt, while a high fee means an attached condominium where the association is also paying for roofs, exteriors, insurance and water.

The fee is not a measure of luxury in this city. It is a measure of how much of the building the association owns.

What the fee actually costs you, at the same square footage

To take size out of it entirely, here is every closed sale between 1,000 and 1,400 square feet, split only by whether it reports dues:

• No dues: 315 sales, median $1,209,000, $980 per square foot, 11 days.
• Dues: 493 sales, median $765,000, $665 per square foot, 16 days, median fee $575 a month.

Four hundred and forty four thousand dollars apart at identical square footage. Same city, same size house, and the entire difference is whether you own the land under it.

One more thing worth knowing before you compare two listings: the dues are not quoted on a common basis. Across the 1,336 sales that report a fee there are 339 distinct monthly amounts, 137 listings quote two separate fees, and 58 quotes are not monthly at all, 43 quarterly and 15 annual. A number that looks like a bargain against another listing is frequently a quarterly figure sitting next to a monthly one.

The oldest houses cost the most per foot and the new ones take three times as long

Splitting all closed sales by the decade the house was built:

• Before 1960: 65 sales, median $1,350,000, 1,285 square feet, $1,025 per square foot, 23 days.
• 1960s: 1,120 sales, median $1,320,000, 1,566 square feet, $825 per foot, 12 days, median outcome 0.00 percent.
• 1970s: 789 sales, median $1,349,888, 1,658 square feet, $750 per foot, 15 days, 0.00 percent.
• 1980s and 1990s: 652 sales, median $949,000, 1,394 square feet, $699 per foot, 20 days.
• 2000 to 2014: 146 sales, median $2,170,000, 2,828 square feet, $796 per foot, 32 days, 2.59 percent below ask.
• 2015 or later: 127 sales, median $2,450,000, 2,796 square feet, $840 per foot, 35 days, 2.29 percent below ask.

More than a third of everything that sold in this city was built in the 1960s, and that cohort is the fastest thing in the market at 12 days and a median outcome of exactly zero.

New construction is the mirror image. A 2015-or-later house sells for $840 per square foot against $825 for a sixty year old tract house, a premium of under two percent per foot, and it takes 35 days instead of 12 and gives up 2.29 percent off asking to get there. If you want negotiating room in Huntington Beach, the newest houses are where it lives.

And the most expensive dirt per foot in the city belongs to the oldest houses: $1,025 a square foot for anything built before 1960, almost all of it near the water, on small lots, in buildings people generally intend to replace.

What the last two years of resales show

Eighty one addresses in this city closed twice inside the two year window. Of the 82 resale pairs, 79 sold for more the second time and three did not. The median gain was $251,500, a median 23.8 percent, over a median hold of six months.

Some individual runs:

• 16602 Ensign Circle: closed $3,650,000 in 8 days in October 2024, then $6,900,000 in July 2025. Up $3,250,000 in nine months.
• 6776 Findley Circle: $2,200,000 at zero days in February 2025, then $3,465,000 in December 2025, that time after 82 days.
• 21361 Lemontree Lane: $1,775,000 in 7 days in October 2025, then $2,500,000 in 3 days in March 2026. Up $725,000 in five months, and faster the second time.
• 9072 Niguel Circle: $1,650,000 in 7 days in April 2025, then $2,550,000 in August 2026.

But read the days on market column across all 82 pairs, because it carries a warning that the price column hides. Fifty three of the 82 took longer to sell the second time. Only 28 were faster. The renovated resale usually made money and usually sat longer doing it. If you are buying a house to improve and resell here, the recorded evidence supports the margin and does not support the timeline.

What is on the market right now

As of mid-September 2026 there are 282 active listings and 13 coming soon, plus 126 more in contract or pending. Actives ask a median of $1,397,000 at about $819 per square foot, and have been listed a median of 42 days, well over the 16 day median of what actually sold.

Asking prices run $191,888 to $10,995,000. Ninety five of the 282 have been up less than 30 days, 66 have been up 90 days or more, and 10 have passed 180.

Against 2,901 sales in two years, 282 actives is roughly two and a third months of supply citywide. At the August update that ran from about 1.7 months in 92646 to about 3.6 months in Huntington Harbour, which is where a patient buyer had the most to choose from.

The extremes, and what they teach

• The highest recorded sale is 3322 Devon in Huntington Harbour at $7,300,000, a 4,571 square foot 1996 house that closed $50,000 above its asking price in 5 days. The city's most expensive sale was not a negotiation.
• 16672 Somerset Lane closed at $7,000,000 at full asking price with zero days on market, a 1972 house of 4,894 square feet.
• 16111 Santa Barbara Lane asked $7,495,000 and closed at $7,200,000 after 79 days. Three sales near seven million, three completely different outcomes.
• 216 Walnut Avenue took 695 days and closed at $900,000 against a $1,050,000 ask. It is a 600 square foot house built in 1945. Two hundred and fourteen Walnut, next door, is still active at 1,011 days.
• One hundred and eighty sales closed at zero days on market, and 76 percent of those closed at or above the asking price. A house that sells immediately in this city is usually not selling cheaply.

Every Huntington Beach community measured

The MLS records 336 separate subdivision codes inside this city, and 215 sales carry no usable code at all. These are the tracts with enough recorded sales to measure:

• Downtown Area, 172 sales, median $2,000,000, $915 per foot, 28 days, no dues, median year 1990. The most expensive large tract in the city and one of the slowest.
• Huntington Landmark, 107 sales, median $770,000, range $455,000 to $1,001,000, 1,072 square feet, $600 a month, 16 days, built 1977.
• Mainland in Huntington Harbour, 27 sales, median $2,325,000, $920 per foot, 24 days, no dues.
• Bolsa Landmark, 25 sales, median $1,800,000, $822 per foot, 13 days, no dues, built 1977.
• Seagate, 26 sales, median $1,665,000, $912 per foot, 18 days, $820 a month, built 1975.
• Landmark, 35 sales, median $1,600,000, $832 per foot, 9 days, no dues, built 1974.
• Seacliff Club Series, 38 sales, median $1,450,000, $664 per foot, 19 days, $581 a month, built 1988.
• Prestige, 32 sales, median $1,406,944, $715 per foot, 11 days, no dues, built 1965.
• Glen Mar Shores, 25 sales, median $1,375,000, $864 per foot, 13 days, no dues, built 1964.
• California Classics, 30 sales, median $1,365,000, $837 per foot, 8 days, no dues, built 1969.
• Huntington Village I, 27 sales, median $1,225,000, $888 per foot, 12 days, no dues, built 1962.
• Huntington Continental, 34 sales, median $675,000, $644 per foot, 17 days, $312 a month, built 1963.
• Seabridge Villas, 32 sales, median $575,000, $729 per foot, 35 days, $628 a month, built 1984.

Look at Seacliff Club Series against California Classics. Seacliff medians $85,000 higher and costs $664 a square foot against $837, because the Seacliff houses are considerably larger. And California Classics turns over in 8 days with no dues while Seacliff takes 19 with $581 a month. Two very different products, four miles apart, and no citywide number describes either of them.

What I would check before writing an offer in Huntington Beach

• Find the price band before you decide on an offer number. Below $1,700,000 the median sale closes at exactly ask and has done so across four consecutive bands and 2,117 sales. Above $1,700,000 the discount appears and grows to 4.76 percent over five million.
• Establish the zip code before you look at a single comparable. 92648 medians $1,492,500 on 3,500 square foot lots and takes 22 days; 92647 medians $1,252,500 on 6,150 square foot lots and closes at ask in 14.
• If you want negotiating room, look at new construction and downtown. 2015-or-later houses take 35 days and concede 2.29 percent; 92648 concedes 1.44 percent with 61 percent of sales closing below ask.
• Convert every dues figure to monthly before comparing two listings. Fifty eight of the quotes in this dataset are quarterly or annual, and 137 listings carry two separate fees.
• Do not read the fee as a proxy for quality. The under-$300 band medians $1,960,000 and the $600-to-$900 band medians $835,000.
• Do not compare price per square foot across lot sizes. A 2,875 square foot downtown lot medians $2,124,000 and a 6,000 square foot inland lot medians $1,390,000.
• If you are buying to renovate and resell, budget for time rather than price. Seventy nine of 82 resales made money; 53 of 82 took longer to sell the second time.
• Check what an active listing has already been through. Seventy of the 303 current listings have been on the market 90 days or more, and the median active has been up 40 days against a 16 day median for what sold.
• Verify school assignment with the districts directly. Huntington Beach is served by more than one district depending on address, and boundaries change.

Frequently asked questions about Huntington Beach

What do homes sell for in Huntington Beach?
2,901 closed sales over the last two years ranged $48,500 to $7,300,000 with a citywide median of $1,320,000 at $773 per square foot. By zip the medians run $1,252,500 in 92647 to $1,492,500 in 92648.

Which part of Huntington Beach is most expensive?
92648, covering downtown and Seacliff, at a median $1,492,500. Within it the Downtown Area tract medians $2,000,000 at $915 per square foot.

Which part is least expensive?
92647 in the north and centre, at a median $1,252,500, which also has the largest median lot in the city at 6,150 square feet.

How fast do homes sell in Huntington Beach?
Median 16 days. One hundred and eighty sales closed at zero days on market and 1,180 of 2,901, about 41 percent, closed within ten days. Two hundred and fifteen took more than a hundred.

Do homes sell above asking price in Huntington Beach?
Often. Nine hundred and seven of 2,901 closed above list and another 540 closed at exactly list, so 1,447 sales, 49.9 percent, met or beat the asking price. The citywide median outcome is 0.06 percent below ask.

How much below asking should I offer in Huntington Beach?
It depends entirely on price. Every band below $1,700,000 has a median outcome of exactly 0.00 percent, so a meaningfully low offer on a well presented house under that number is very likely wasted. Above $1,700,000 the median discount rises steadily to 4.76 percent over five million.

Is Huntington Beach a buyer's or a seller's market?
By the recorded numbers it is close to balanced, which is unusual for this county. Half of sales meet or beat ask, the median sale closes essentially at ask in 16 days, and current inventory is about two and a half months of supply.

Can you still buy a home in Huntington Beach under $1,000,000?
Yes, and more easily than anywhere else on the coast. Eight hundred and fifteen of 2,901 recent closed sales, 28 percent, closed below a million at a median $715,000. Most of that is attached housing carrying dues.

What is the price per square foot in Huntington Beach?
Citywide median $773. By zip it runs $755 in 92646, $772 in 92647, $789 in 92649 and $790 in 92648. By vintage it runs $699 for 1980s and 1990s stock up to $1,025 for anything built before 1960.

How old are Huntington Beach homes?
Recorded sales span 1905 to 2026, with a median year built of 1973. One thousand one hundred and twenty recent sales, more than a third, were built in the 1960s.

Is new construction a good buy in Huntington Beach?
It is larger and it is where the negotiating room is, but it is not cheap per foot. A 2015-or-later house closed at $840 per square foot against $825 for a 1960s house, took 35 days rather than 12, and conceded a median 2.29 percent off asking.

Do Huntington Beach homes have HOA dues?
Forty six percent of closed sales report a fee, 1,336 of 2,901. That is a much higher share than most of the surrounding coastal cities, because Huntington Beach has a large attached housing stock.

How much are HOA fees in Huntington Beach?
The median fee among sales that report one is $516 a month, but the range is wide and the distribution is counterintuitive. One hundred and ninety three sales report under $300 and median $1,960,000. Three hundred and ninety one report $600 to $900 and median $835,000.

Why do the cheaper homes have the higher HOA fees?
Because the fee reflects how much of the property the association maintains, not how nice the property is. A low fee usually means a detached house in a master association covering a gate and common landscaping. A high fee usually means an attached condominium where the association also pays for roofs, exteriors, insurance and often water.

Are the HOA fees quoted monthly?
Not always, and this is a common source of error. Across the sales reporting a fee, 1,417 quotes are monthly, 43 are quarterly and 15 are annual, and 137 listings carry two separate fees at once. Convert everything to a monthly figure before comparing.

How big are Huntington Beach lots?
Citywide median 6,000 square feet, and that exact figure is the single most common lot in the city, recorded on 359 closed sales. By zip, 92647 medians 6,150, 92649 medians 6,060, 92646 medians 6,002 and 92648 medians 3,500.

Why do downtown homes cost more on smaller lots?
Because the price is location rather than land. Forty seven sales on 2,875 square foot lots medianed $2,124,000 while 359 sales on 6,000 square foot lots medianed $1,390,000. A lot less than half the size sold for about $734,000 more.

What are the Huntington Beach MLS areas?
Area 14 South Huntington Beach, 15 West Huntington Beach, 17 Northwest Huntington Beach and 16 Fountain Valley and northeast Huntington Beach. Note that area 16 mixes two cities, which is why zip code is the more reliable geography for comparing prices here.

Which Huntington Beach neighborhood sells fastest?
Among tracts with enough recorded sales to measure, California Classics at a median 8 days and Landmark at 9. Citywide, 92646 is the fastest zip at 12 days.

What is the most expensive sale recorded in Huntington Beach recently?
3322 Devon in Huntington Harbour at $7,300,000, which closed $50,000 above its asking price in 5 days.

What is the least expensive sale recorded?
$48,500, for a 700 square foot manufactured home on leased land carrying $1,850 a month in space rent, which took 237 days. It is the only sale of its kind in the dataset and is not representative of anything else in the city.

How much inventory is there right now?As of mid-September 2026, two hundred and eighty two active listings from $191,888 to $10,995,000, thirteen more coming soon, plus 126 in contract or pending. Against 2,901 sales in two years that is roughly two and a third months of supply citywide; at the August update the spread by zip ran from about 1.7 months in 92646 to about 3.6 months in Huntington Harbour.

Do flips make money in Huntington Beach?
On the recorded evidence, usually. Eighty one addresses closed twice within the two year window; of the 82 pairs, 79 sold higher, at a median gain of $251,500 and 23.8 percent over a median six month hold. The caution is timing: 53 of the 82 took longer to sell the second time.

How does Huntington Beach compare to Newport Beach?
Very differently. Newport Beach medians $3,794,000 at $1,542 per square foot with 71 percent of sales closing below ask over 26 days. Huntington Beach medians $1,320,000 at $773 per square foot, closes essentially at ask in 16 days, and splits almost exactly evenly between sales above and below list.

How does Huntington Beach compare to Costa Mesa?
They behave similarly and price differently. Costa Mesa medians $1,485,000 in 13 days at a 0.00 percent median outcome; Huntington Beach medians $1,320,000 in 16 days at 0.06 percent. Huntington Beach is the larger market by more than double and has far more housing under a million.

Which school district serves Huntington Beach?
More than one, depending on the address. Elementary and high school assignments do not always come from the same district here, so confirm your specific address with the districts directly rather than relying on a listing or a portal.

Where does the data on this page come from?
The California Regional MLS, covering every listing recorded in the city of Huntington Beach over the last two years, using recorded closed sales rather than list prices or automated estimates, with zip, area, lot size, year built, dues, dues frequency and list versus close prices read from the structured fields on individual listings. Figures are current as of the last update to this page and should be verified for any specific property.