City of Orange ADU Properties — Market Update (April 2026)
The City of Orange is one of the most character-rich markets in all of Orange County. Between the historic charm of Old Towne, the equestrian estates in Orange Park Acres, and the mid-century neighborhoods near Chapman University, this city attracts a specific kind of buyer — and ADU properties here reflect that.
This month, I pulled every active, pending, and recently closed ADU listing in the City of Orange to give you a real snapshot of what the market looks like right now. If you own an ADU property here, or you're thinking about selling one, this is the data you need.
What's Active Right Now: 7 ADU Listings
There are currently seven ADU properties actively listed in Orange. The price spread is massive — from $1.1 million all the way up to $5.499 million — which tells you how varied this market is depending on location and property type.
914 N Sacramento, Orange 92867 — $1,100,000 (NEW) This one just hit the market on April 10. It's a mid-century home originally built in Malibu and relocated to Orange in the 1970s, sitting on a quarter-acre lot near the Villa Park border. The main house is approximately 1,794 square feet with 3 bedrooms and 2 bathrooms, and the detached ADU is 644 square feet with 1 bed and 1 bath, built around 1994. The ADU permit status is noted as believed to be unpermitted, which the seller says should qualify for AB2533 Safe ADU Legalization. At $451 per square foot for the combined living area, this is the lowest price-per-foot ADU property in Orange right now. It's only been on the market for 1 day, so watch this one closely.
2929 E Hamilton Ave, Orange 92867 — $1,425,000 This property has been sitting for 237 days on market — by far the longest of any ADU listing in Orange. The main home is 2,000 square feet with 3 beds and 2 bathrooms on an 8,856-square-foot lot. The attached ADU is 600 square feet with 1 bed and 1 bath, featuring a 2-burner electric cooktop, full-size fridge, and its own parking area. The days on market here tell a story — at $712.50 per square foot, pricing may need to adjust for this one to move.
130–132 S Lime St, Orange 92868 — $1,699,900 This is a true two-on-a-lot setup in Old Towne Orange. The front home is a 3-bed/2-bath, 1,133-square-foot charmer with a detached garage, and the second residence was built in 2021 at 972 square feet with 3 beds, 1 bath, and street-level entry. That ADU is currently rented at $4,050 per month. At $807.55 per square foot across the combined 2,105 square feet, this property is priced for the income it generates. It's been on the market for 17 days. Investors looking at the rental income potential from a detached ADU should pay close attention to this one.
178 N Monterey Rd, Orange 92866 — $1,995,000 This sprawling ranch on over 11,000 square feet of land comes with not one but two ADUs — both approximately 830 square feet each, both detached, with garage-level access. The main house is 2,500 square feet, 4 beds and 3 bathrooms. This is a rare multi-ADU property, and the listing describes a workshop, an 830-square-foot game room, and guest house structures. At $798 per square foot, it's priced competitively for what you're getting — three separate living spaces on a single lot. It's been on market for 30 days with an open house scheduled for April 12. The City of Orange planning department has specific standards for properties like this that buyers will want to verify.
634 East Adams Ave, Orange 92867 — $1,995,000 (Price Reduced) Originally listed at $2,088,000, this property just took a $93,000 price cut on April 10. The main home is 2,700 square feet with 5 beds and 6 baths, and the detached ADU is 683 square feet with 1 bed and 2 baths, built in 2022. It's currently occupied and rented. This property is loaded — 24-panel solar system, pool heating, EV charger, wheelchair-accessible features, and a resort-style backyard. At $738.89 per square foot, it's actually one of the better values in this price range. It's been on market for 31 days. If you're curious about how comps work for ADU properties in Orange County, this listing is a case study in how much the extras matter.
10845 N Meads, Orange 92869 — $3,895,000 This is an equestrian estate in Orange Park Acres on over 1 acre. The main home is 6,294 square feet with 6 beds and 6 baths, and it includes a Junior ADU — 1 bed, 1 bath, attached to the main structure. This property has a riding arena, covered stalls, tack room, and direct trail access. At $618.84 per square foot, it's actually one of the lowest price-per-foot listings here, but the total price limits the buyer pool. It's been on market for 87 days. Open house scheduled for April 12.
11091 Meads Cir, Orange 92869 — $5,499,000 (Price Reduced) The most expensive ADU listing in Orange right now. Reduced from $5,700,000, this 1.58-acre compound includes a 6,100-square-foot main home, a 1,200-square-foot detached ADU (2 bed, 2 bath, built in 2013 by the builder), and a guest house. Combined living area is 7,300 square feet with 8 beds and 7 baths. The property features a saltwater pool, equestrian arena, and multiple guest homes. At $753.29 per square foot, it's been sitting for 92 days. The 1,200-square-foot ADU is the largest standalone unit in any active Orange listing this month.
Active Listings: ADU Size Breakdown
The ADU sizes across active listings range from 600 to 1,200 square feet for standard ADUs, with one Junior ADU in the mix. Here's the spread:
600 sqft — 2929 E Hamilton (attached)
644 sqft — 914 N Sacramento (detached)
683 sqft — 634 E Adams (detached)
830 sqft × 2 — 178 N Monterey (detached, dual ADU)
972 sqft — 130 S Lime (detached, 2021 build)
1,200 sqft — 11091 Meads Cir (detached, 2013 build)
JADU — 10845 N Meads (attached)
The average standard ADU size across active listings is roughly 794 square feet. Newer builds tend to push closer to the California state maximum of 1,200 square feet for detached ADUs, while older conversions and JADUs sit well below that.
Pending Sales: 2 Properties Under Contract
Two ADU properties in Orange went under contract recently, and the speed at which they moved tells you a lot about where buyer demand is concentrated.
1402 E Rose Ave, Orange 92867 — $1,549,000 (Pending) This Old Towne Orange property went pending in just 12 days. The main home at 1402 E. Rose is 1,944 square feet with 4 beds and 2 baths, and the fully permitted detached ADU at 1404 E. Rose is 426 square feet with 1 bed and 1 bath, converted in 2023. The ADU has its own separate address, its own electric meter, and is currently occupied. At $653.59 per square foot, this was priced right and it moved fast. The ADU is the smallest standalone unit across all Orange listings this month, but the separate address and full permitting are what make it attractive for Fannie Mae lending purposes.
2225 E Grove Ave, Orange 92867 — $1,300,000 (Under Contract) This one went under contract at its asking price of $1,300,000 after 16 days on market. The main home is 1,920 square feet, 3 beds and 2 baths, with a Craftsman-style Junior ADU that's approximately 500 square feet — 1 bed, 1 bath, built in 1991 with a kitchenette (sink, no oven or stove). The guest quarters connect through an arched doorway but also have a separate backyard entrance. At $677.08 per square foot, this was the most affordable ADU property to go under contract in Orange this month. If you're showing an ADU property with tenants in place, the separate entrance setup here is exactly what makes that process smoother.
Pending Sales: Days on Market
Both pending properties moved significantly faster than the active inventory average:
1402 E Rose Ave — 12 days to pending
2225 E Grove Ave — 16 days to under contract
Compare that to the active listings, where the median days on market is currently 31 days and the average is 71 days (pulled up significantly by the 237-day Hamilton listing). Properties priced under $1.6 million with permitted or JADU setups are clearly moving fastest.
What This Data Tells Us
Price clustering matters. Five of the seven active listings are priced between $1.1M and $2M. The two properties that went under contract were both priced under $1.6M. There's a clear demand floor in the $1.1M–$1.55M range where buyers are making quicker decisions.
ADU size and permit status drive urgency. The two pending sales featured smaller ADUs (426 and 500 square feet), but both were permitted or established legal units. Meanwhile, the property with the potentially unpermitted ADU at 914 N Sacramento is brand new to market, so we'll see how buyers respond to the legalization angle. The comp data across Orange County shows that permitted ADUs consistently command a premium.
Orange Park Acres is its own market. The two Meads listings ($3.895M and $5.499M) are equestrian properties with ADUs as secondary features. These homes have been sitting for 87 and 92 days respectively, which isn't unusual for luxury estates — but it does mean the ADU adds value without being the primary selling point. Comparable patterns in other Orange County cities like Anaheim and Fullerton show that ADUs carry more weight as a percentage of total value in the sub-$2M range.
Detached ADUs dominate. Six of the nine total listings feature detached ADUs. Only one has an attached ADU (Hamilton), and two have Junior ADUs. If you're comparing the income and value differences between detached and attached ADUs, Orange is a great case study — the detached units with separate entrances and their own meters are consistently what's attracting offers.
Bottom Line for Orange ADU Sellers
If you own an ADU property in the City of Orange, your market position depends heavily on price point and permit status. The sweet spot right now is under $1.6 million with a fully permitted unit — that's where you'll see offers in under three weeks. Above $2 million, you're looking at longer marketing times and likely at least one price reduction.
The City of Orange's proximity to Old Towne, Chapman University, and CHOC Hospital makes it one of the most desirable ADU markets in Orange County. Rental demand here is strong, and buyers know it — especially when the ADU comes with separate utilities, its own address, or a recent build year.
If you're thinking about selling your ADU property in Orange — or anywhere else in Orange County — I track this data every month across every city. Reach out and I'll pull the comps specific to your property.
Dylan Serna · ADU Specialist · adurealtor.net
