Garden Grove ADU Market Update — July 2026: What's Active, What Just Closed, and What the Numbers Are Telling Us
Garden Grove is one of the most active ADU markets in Orange County right now, and the summer numbers are making the case. Over the past few months, ADU properties here have been selling fast, selling near asking, and in at least one case, selling over asking. That's not noise — that's a market telling you something.
Here's a full breakdown of what's active, what's pending, and what just closed in Garden Grove, pulled directly from MLS data.
What's Active Right Now
14061 Parson St — $1,480,000 (Coming Soon, showing starts 7/21) This is the one to watch. A 3-unit setup on a 7,707 sqft lot with 2,625 sqft of total living space. Unit 1 is 1,876 sqft (3bed/2bath) bringing in $3,700/month. Unit 2 is a standard ADU at 749 sqft (2bed/2bath, built 2023) with separate meters at $2,750/month. Unit 3 is a 1bed/1bath add-on at $1,050/month. Total gross income: $7,500/month. At $1.48M, that's a compelling entry into a three-income-stream property. Offers go to michelle.luxuryrealestate@gmail.com.
11771 Mac Murray — $1,249,000 (Active, 37 DOM) A 5bed/3bath detached SFR at 1,681 sqft on a 7,276 sqft lot with a 609 sqft detached ADU (2bed/1bath, rented). The ADU has no parking, which limits its lender-qualifying flexibility — something worth understanding before you put in an offer. At 37 days on market, there may be room to negotiate. Cash or conventional only.
13611 Glenhaven Dr — $1,728,000 (Active, Auction — bidding opens 7/10) A true triplex estate: primary 3bed/2bath at ~1,200 sqft (rented $3,400/mo), a 4bed/2bath ADU built 2023 at 1,200 sqft (rented $3,800/mo), and a studio at $1,400/mo. Total: $8,600/month in gross income. The property has been sitting 98 days, which is why it's going to auction — the list price is the starting bid and the final price may differ. Separate gas and electric meters, shared water. If you're considering this one, read the auction terms carefully and verify all income figures with leases in hand.
What's Pending
9282 Marietta — $1,699,000 (Pending at 16 DOM) A rare legacy property in the Nichols Manor neighborhood — three units on a 14,303 sqft lot. Main house is 4bed/2bath at 2,324 sqft, there's an upstairs JADU (2bed/1bath, 550 sqft) above a new 2-car garage, and a detached ADU (2bed/1bath, 693 sqft, recently renovated). The lot size and three-unit configuration make this one of the more versatile holdings that's come to market this year. Went pending in 16 days — priced right for what it offers.
12081 Bangor St — $1,199,000 (Pending at 19 DOM) A 3bed/2.5bath home at 1,246 sqft with a permitted 800 sqft ADU under construction (2bed/2bath, separate address and utilities, built 2026) and SB9 plans already approved by the city. This is the play for buyers who want to force equity and add a third unit after closing. Went pending in 19 days. That speed tells you what happens when you price an ADU-under-construction property correctly.
What Just Closed
Here's where it gets interesting. Fourteen properties with ADUs have closed in Garden Grove over the past several months. I'll focus on the ones worth paying attention to.
11246 Mac St — Sold $1,350,000 (Listed $1,300,000, 4 DOM, closed 6/10) The headline comp. This property sold $50,000 over asking in four days with conventional financing. A 6bed/5bath home with a 799 sqft detached ADU (built 2020, separate address), a pool, and a 3-car garage. That's demand. If a well-priced ADU property in Garden Grove isn't getting multiple offers quickly, something is off — price, condition, or ADU status.
9022 Marlene Ave — Sold $1,455,000 (Listed $1,498,000, 8 DOM, closed 6/22) Two detached homes on one lot near Magnolia and Lampson. Front home is 4bed/2bath at 1,358 sqft (remodeled 2024, Section 8 rent ~$4,500/mo). Back home is a 2024 ADU at 748 sqft (2bed/2bath, separate utilities, fully paid solar, estimated Section 8 rent ~$3,000/mo). Combined potential: ~$7,500/month. Went in 8 days at 97% of list. This is what a properly set up, recently built ADU with separate meters looks like at sale.
9642 Orangewood Ave — Sold $1,575,000 (Listed $1,650,000, 15 DOM, closed 6/22) Two homes on a huge 12,632 sqft lot (over ¼ acre) near Brookhurst. Main house is ~2,000 sqft (6bed/4bath, remodeled 2021, pool, solar), ADU is 800 sqft built 2020 (rented). Shared meters — which affects how a lender counts ADU income and likely influenced the negotiation off list. Still sold in 15 days at 95% of ask.
11131 Mac Murray St — Sold $1,750,000 (Listed $1,799,000, closed 7/1) The top of the market for this pull. A 6bed/6bath home at 3,478 sqft on a 10,989 sqft corner lot with a 2026-built JADU, 4 master bedrooms with separate entrances, new solar (2025), and claimed rental income over $10,000/month. Sold for cash after 78 days on market — the days reflect the price point, not the property quality. At $503/sqft, it's the highest total-dollar sale in this data set.
13631 Hope St — Sold $1,495,000 (Full price, 24 DOM, closed 5/5) A fully remodeled 4bed/3bath at 1,893 sqft with a 2020-built ADU (2bed/2bath, 712 sqft) featuring Bosch appliances and high-end Thermador in the main kitchen. Sold at full ask in 24 days with conventional financing. When a property is truly move-in ready with a quality ADU, buyers don't negotiate much.
11662 Stephanie Ln — Sold $1,335,000 (Listed $1,398,000, 29 DOM, closed 6/5) A 5bed/4bath at 2,024 sqft with a 2022 detached ADU (2bed/2bath, 800 sqft, rented $3,000/mo, paid-off solar). Sold at 95% of ask with conventional financing. The ADU rental income at $3,000/month and paid solar are strong selling points that held the price up.
10082 Bonser Ave — Sold $1,320,000 (Listed $1,350,000, 18 DOM, closed 4/27) A 6bed/3bath at 1,989 sqft with a private-entry ADU (2bed/1bath, 710 sqft, garage access). Solar included. The ADU had no separate address and no individual meters — two factors that limit lender options. Still sold in 18 days at 98% of list for cash.
11552 West St — Sold $1,180,000 (Listed $1,200,000, 9 DOM, closed 4/1) A 4bed/2bath front house (1,320 sqft, renovated 2019) with a 2022-built ADU (2bed/2bath, 780 sqft, rented $2,500/mo). Each unit has separate water, gas, and electric meters — that's what drives fast closings. Sold in 9 days at 98% of list for cash.
11131 Stephanie (earlier comp for reference) — 13631 Hope (see above)
The outliers to understand:
11222 Anabel Ave — Sold $1,200,000 (Listed $1,399,000, closed 4/29) Two homes on a big lot — front house (3bed/2bath, remodeled) and a newly completed 3bed/3bath ADU at 1,200 sqft with solar. Listed at $1,499,000, reduced twice, sold for $1.2M — $199,000 under original asking. The appraisal gap on large ADUs is real. Oversized ADUs that can't be comp'd correctly create pricing challenges, and buyers price in that risk.
13291 Fairview St — Sold $1,150,000 (Listed $1,349,000, closed 6/29) Another two-home setup — 925 sqft front house (3bed/2bath, remodeled) and a newly built 1,200 sqft ADU (3bed/2bath, paid-off solar). 72 days on market and a $199,000 cut from original list to close. Again, large ADU on a modest lot struggled to hit appraised value with conventional financing.
11341 Jacalene Lane — Sold $1,000,000 (Listed $1,075,000, 135 DOM, closed 4/22) The entry-point comp and the slowest sale in this data set. A 5bed home with a 300 sqft Junior ADU — the smallest ADU type available under California's ADU laws. A JADU at 300 sqft renting for modest money is a fundamentally different income play than a standard detached ADU. Buyers discounted accordingly, and it sat for 135 days before finding a conventional buyer.
What This Means for Buyers and Sellers
If you're selling: The properties clearing fast — 4 to 19 days — share a few things: separately metered ADUs, recent construction (2020-2024), and pricing that reflects actual comp support rather than income hopes. The biggest mistake ADU sellers make is pricing off income potential when appraisers price off comparable sales. If your ADU is large (1,000+ sqft) or recently built with limited closed comps, that gap will show up at appraisal.
If you're buying: The $1.2M–$1.5M range is where Garden Grove ADU properties are moving fastest. Properties with separate utilities and a newer detached ADU are outperforming everything else. Be careful with shared meters — it affects what lenders can count toward your qualifying income. And if you're looking at DSCR or investor financing, Garden Grove's gross rents ($2,500–$3,800/month for standard ADUs) pencil reasonably well at current rates.
The Quick Numbers
Active: 3 properties, $1,249,000–$1,728,000
Pending: 2 properties, $1,199,000–$1,699,000
Closed (recent): $1,000,000–$1,750,000, median around $1,335,000–$1,455,000 in recent months
Fastest close: 4 days (11246 Mac — over asking)
Typical ADU size: 609–800 sqft (standard detached)
Typical ADU rent: $2,500–$3,000/month; up to $3,800 for larger/newer units
Properties that sold over or at full ask: 3 of the last 8 closes
If you have a Garden Grove ADU property and want to know what it's worth in this market, or you're looking to buy into this area before inventory tightens further, reach out — I work these comps every month.
Dylan Serna | ADU Realtor | DRE #02217359 adurealtor.net | 📞 Schedule a call: adurealtor.net/adu/buyerstrategysession
