October 2026 Garden Grove Real Estate Market Report: A High Median on Fewer Sales

Garden Grove’s single-family median reached $1,162,500 in October 2026, up 11.2% from a year ago, but it rests on fewer sales. Only 28 homes closed, down 33.3%, pending sales fell 58.5% to 17, and homes took 31 days to sell, up from 18. Sellers still received 101.5% of the original list price on average. Here is how I read a strong median alongside slowing activity.

Source: Pacific West Association of REALTORS® (PWR) Local Market Update for October 2026, based on CRMLS data and current as of November 2, 2026. Figures cover Garden Grove (Orange County) as a whole. Sales prices do not account for seller concessions or down payment assistance.

October 2026 Snapshot: Single-Family Homes vs. Condos

Year-over-year changes compare October 2026 with October 2025. One month of data can swing on a handful of sales, so I also lean on the 12-month figures below. I covered September in the September 2026 Garden Grove market report.

How I Read the October Numbers

The median is high, so start with the 12-month number

October’s $1,162,500 is 11.2% above last October and above September’s $1,112,500, but the 12-month median is $1,077,500, up just 1.2%. With only 28 closed sales, a few higher-priced homes can lift a monthly median, and the average of $1,194,492 sits about $32,000 above it. I would read Garden Grove prices as steady with modest growth, not a jump.

Fewer sales, slower, but still above list

Sellers received 101.5% of the original list price, roughly $17,400 above asking at the median, and the 12-month figure is a similar 101.3%. But closed sales fell 33.3% to 28 and pending sales fell 58.5% to 17. Over 12 months, closed sales are down 5.8% and pending sales down 9.2%, so October is weaker than the yearly pattern. Pending sales lead closings, and homes took 31 days to sell against 18 a year ago. They are still selling quickly, just less quickly than before.

Supply is edging up but still thin

Single-family inventory is 90 homes, up from 80 in September and 88 a year ago, and months of supply is 2.7, up from 2.4 last year. A common rule of thumb treats under 4 months as favoring sellers, so Garden Grove still leans that way. New listings fell 18.6% to 35.

Condos and Townhomes: Small Numbers

The condo median is $600,000, down 4.0%, on only 11 closed sales. The 12-month median is $623,000, down 0.9%. Condos took 47 days to sell, up from 27 a year ago, and sellers received 97.6% of the original list price, about $14,400 below asking at the median. Months of supply is 3.8 and pending sales fell to 7. Over 12 months, 145 condos closed, down 17.6%. Treat the monthly condo figures as directional.

Bao’s Take: Beyond the Numbers

If you are selling in Garden Grove

A strong median is not your price. The 101.5% average includes homes that sold well over asking, and with 17 pending sales and 31 days on market, the cushion is thinner than the median suggests. I would price to the closed sales nearest to yours in the last 60 to 90 days. A well-priced home here can still draw offers at or above list, and one priced past recent sales is the one that starts to sit. I walk through the pricing check in How to Tell If a Long Beach Home Is Overpriced, which I wrote for Long Beach but the approach carries over.

If you are buying in Garden Grove

Expect competition on well-priced single-family homes, with sales above asking still common on average. Slower days on market give you a little more time to look, but I would not count on a discount. Condos are where the numbers favor you more, with 3.8 months of supply. If you are weighing whether to wait for lower rates, Should You Wait for Mortgage Rates to Fall Before Buying? covers that decision.

Nearby market reports (October 2026): Long Beach, Lakewood, Cerritos, Cypress, Los Alamitos, Artesia.