Moving to California: A Starter Guide for 2026

Why Everyone's Talking About California

California is a study in contrasts right now. Yes, the state continues to see meaningful outmigration — an estimated 216,000 to 239,000 residents left for other states between 2024 and 2025 — but the people replacing them, and the people staying, tell a more interesting story than the headlines suggest. Tech and finance professionals from the Bay Area, out-of-state buyers escaping higher taxes or extreme summer heat, and international investors continue to see California, and Southern California specifically, as a market worth paying a premium for.

Southern California offers remarkable range: the entertainment-industry energy of Los Angeles, the biotech and research corridor around San Diego, and Orange County's distinct blend of master-planned suburban polish and genuine coastal luxury. Of everywhere in the state, Orange County has emerged as one of the more compelling relocation stories for 2026 — not the cheapest option, but arguably the one offering the clearest value-to-lifestyle trade for buyers who can afford the entry price.

The Market Snapshot: Statewide

California remains one of the most expensive housing markets in the country, and that isn't changing in 2026. What is changing is the mortgage-rate environment: nearly 20% of outstanding mortgages nationally now carry rates above 6%, and as rates edge toward that threshold, homeowners who've been "locked in" to low pandemic-era rates are starting to move again, which is gradually easing inventory pressure across the state.

International buyer activity remains a real force here too. California draws a significant share of foreign buyers, with buyers from Asia — China in particular — representing a majority of that activity, often via all-cash purchases concentrated in higher-end and investment properties.

A Closer Look at Southern California and Orange County

Orange County is priced like a luxury market because, increasingly, it functions like one.

The county's median home price sits near $1.3 million as of mid-2026, up roughly 2.5% year-over-year, with homes taking an average of 40 days to sell and roughly 39% of sales still closing over asking price. Active listings did reach a 2026 high of just over 5,100 homes countywide — genuinely more choice than buyers had in 2023 or 2024 — but "more choice" in Orange County still means a tight, competitive market by national standards.

The affordability reality is worth stating plainly.

Only about 16% of Orange County households can currently afford the median-priced home under standard lending guidelines, according to the California Association of Realtors. This isn't a market for stretching a budget — it's a market where buyers typically need substantial income, equity from a prior sale, or both.

Where the demand is concentrated:

Irvine

Continues to command a premium as the county's master-planned flagship, with new-construction communities like Eastwood, Orchard Hills, and the Great Park neighborhoods drawing tech-forward, education-focused buyers; some analysts project the city's median could approach $1.6-1.65 million by year-end.

Costa Mesa

Draws a similar executive, move-up buyer profile, with strong proximity to Orange County's business centers.

Dana Point and San Clemente

Have emerged as genuine relocation favorites for out-of-state buyers, offering revitalized harbors, walkable coastal villages, and a more relaxed alternative to Newport Beach's higher price points, without giving up ocean access.

Santa Ana

Stands out as the county's higher-opportunity, value-oriented market, with redevelopment activity creating openings that don't exist in the county's more built-out coastal areas.

Who's actually buying here.

Bay Area tech professionals continue to relocate to Orange County specifically because $1.5 million buys meaningfully more home and better schools than the $2 million-plus price tags common in San Francisco — a relative value proposition, even if the absolute numbers still look steep to buyers coming from most other states. A second wave comes from high earners leaving high-tax northeastern states, or Texas buyers looking to trade extreme summer heat for a coastal climate, though this pandemic-era trend has slowed from its peak.

Where to Visit

You can't fully understand a place from a spreadsheet, so here's a taste of what makes Orange County worth falling for:

Crystal Cove State Park 

A rare stretch of undeveloped coastline between Newport Beach and Laguna Beach, with tide pools, hiking trails, and some of the county's least crowded beaches.

Laguna Beach's art galleries and coves 

A genuinely artistic community with tucked-away beaches like Thousand Steps and a downtown built for wandering.

Dana Point Harbor 

Recently revitalized, and one of the best spots in the county for a sunset walk, whale-watching excursion, or fresh seafood dinner right on the water.

Balboa Island, Newport Beach 

A walkable, almost storybook island neighborhood accessible by a small ferry, with waterfront homes and a classic frozen banana stand that's been a local institution for decades.

What to Eat

Orange County's food scene reflects both its coastal setting and its remarkably diverse population.

Fish tacos at The Taco Stand in Laguna Beach

A genuine SoCal institution, best found at unassuming stands near the coast rather than sit-down chains.

Vietnamese cuisine in Little Saigon (Westminster/Garden Grove) 

Home to the largest Vietnamese population outside Vietnam, and some of the most authentic pho and banh mi in the country.

Fresh seafood in Newport Beach and Dana Point 

With active fishing harbors nearby, a straight-off-the-boat catch is genuinely common, not just a marketing phrase.

In-N-Out, animal style 

Not fine dining, but a genuine SoCal cultural touchstone worth experiencing at least once if you haven't already.

Follow Along: Top Instagram Accounts for Orange County

@visitcalifornia 

The state's official tourism account, the safest, broadest anchor tag for any California content

@visittheoc 

Orange County's official tourism account (~18K followers), tagline "Experience the ultimate Southern California lifestyle"

@visitnewportbeach 

Newport Beach's official tourism account, a strong fit given the article's coverage of Balboa Island and the coastal luxury market

Common Mistakes Buyers Make When Relocating to California

Underestimating true affordability requirements.

With only around 16% of Orange County households able to afford the median home under standard lending guidelines, buyers should get a realistic, pre-approved sense of their budget early, not after falling for a listing above their reach.

Assuming outmigration means falling prices everywhere.

California's broader population loss hasn't translated into falling prices in desirable coastal Orange County submarkets — inventory has grown, but demand from high-earning relocators and international buyers has kept prices firm.

Overlooking HOA and Mello-Roos fees in newer communities.

Many of Orange County's master-planned communities, particularly newer Irvine developments, carry additional HOA dues and Mello-Roos special tax assessments that can meaningfully affect monthly costs beyond the mortgage itself.

Not budgeting for California's overall cost of living.

Housing is only part of the equation — insurance, state income tax, and general cost of living should all factor into a true relocation budget, not just the home price itself.

Your Global Search Advantage

This is exactly where a referral-based approach pays off. Orange County's market moves fast, varies enormously by city, and requires a genuine local read on where value still exists amid genuinely high prices. Global Search Executive Real Estate Advisory connects you with Sotheby's affiliated advisors on the ground in Southern California — agents who understand the difference between Irvine's new-construction premium, Dana Point's relocation appeal, and Santa Ana's redevelopment upside, and who can guide you toward the right fit for your budget and lifestyle.

Is Orange County a good place to buy a home in 2026?

Orange County remains a strong long-term market in 2026, supported by limited land for new development, continued demand from tech and professional-class relocators, and steady international buyer interest, though affordability remains a genuine constraint for many buyers.

Why is California losing residents but Orange County home prices still rising?

Statewide outmigration has been concentrated among residents priced out of homeownership or seeking lower costs elsewhere, while Orange County continues to attract higher-income relocators, particularly from the Bay Area and out-of-state tech and finance sectors, keeping demand strong in its most desirable submarkets despite the broader population trend.

What percentage of Orange County residents can afford the median home?

Only about 16% of Orange County households can currently afford the median-priced home under standard lending guidelines, according to the California Association of Realtors' Q1 2026 Housing Affordability Index, underscoring how income-dependent this market remains.

Which Orange County city is best for a family relocating from out of state?

The best city depends on priorities: Irvine suits families prioritizing top-rated schools and new construction, Dana Point and San Clemente suit those seeking a relaxed coastal lifestyle at a relative discount to Newport Beach, and Santa Ana offers a more value-oriented entry point amid ongoing redevelopment.

Do international buyers still purchase property in Orange County?

Yes, international buyers remain active in the Orange County market, with buyers from Asia — particularly China — representing a significant share of foreign purchases, frequently as all-cash transactions in higher-end or investment properties.

Ready to start your search in Southern California? Begin HERE!