Westminster ADU Market Update — August 2026: What's Active, What Went Under Contract, and What Just Closed
Westminster is showing up as one of the more active ADU markets in Orange County right now — and the data from this month explains why. You've got new construction commanding premium pricing, fully renovated three-unit compounds, and a closed sale that took a while to find its buyer but ultimately closed at full list price. The common thread: buyers in Westminster who understand what an ADU property actually produces are moving decisively when it's positioned right.
Here's the full breakdown of what's on the market, what went under contract, and what closed.
Active Listings
6091 Navajo, Westminster 92683 — $1,888,000 (reduced from $1,899,000)
This one is positioned as a three-home compound on a 7,200 sqft lot — and the pitch is accurate. The main house is a fully renovated 4-bedroom, 3-bath residence with an updated kitchen (quartz counters, custom white oak cabinetry, Thor appliances), new PEX plumbing, upgraded electrical, new HVAC, and new windows throughout. The detached ADU at 6093 Navajo — permitted, 400 sqft, 1bd/1ba, built 2025 — has its own separate address and private entrance. The attached Jr. ADU (300 sqft, 1bd/1ba, built 2025) has direct access to the main house with a private kitchen and ensuite bathroom.
The property has been on the market since May 18th — 79 days as of this writing. The $11,000 price reduction tells you the seller is responsive, not stubborn. At roughly $629/sqft on 3,000 sqft with three separate living units, the pricing reflects premium renovation quality and the compound's multigenerational flexibility. The longer absorption here is more likely the higher price range finding its buyer than a condition or value problem.
14472 Moran, Westminster 92683 — $2,388,000
New construction, Little Saigon. The main residence is a 5-bedroom, 5.5-bath home at 4,205 sqft with soaring ceilings, open-concept layout, and designer finishes throughout. The detached ADU is 1,000 sqft, 2 bedrooms, 2 bathrooms, with its own separate garage — an unusually strong ADU footprint for a new build. Solar paid in full. ENERGY STAR certified. Separate electric, gas, and water meters on the ADU.
Listed July 10th, 27 days on market. The seller hasn't moved on price. At $567/sqft for two brand-new homes on one lot steps from Phuoc Loc Tho, the buyer is either a multigenerational family who wants to put parents or adult children in the ADU, or an investor who can immediately lease a 1,000-sqft 2/2 with a private garage at $2,800–$3,200+/month. At 27 days, this one is still in discovery mode.
9440 McFadden, Westminster 92683 — $1,399,000
The newest listing in this group, hitting the market July 23rd. Main house is a renovated 4-bedroom, 2-bath at 1,498 sqft on a 6,000 sqft lot. The detached ADU at 9438 McFadden is 750 sqft, 2 bedrooms, 2 bathrooms, completed in 2026, paid-off solar, separate address, and separate water and electric meters. The ADU is currently occupied. Seller will consider concessions and is open to 1031 exchange buyers.
The separate metering and separate address make it straightforward to underwrite the rental income at financing — lenders don't have to guess at the income contribution when the unit has its own meter and address. At $1,399,000 with a 2026 ADU generating income and solar already paid off, this is one of the more accessible entry points in the current Westminster market.
8552 Bermuda, Westminster 92683 — $2,185,000 (reduced from $2,295,000)
Corner lot, Little Saigon. The main house is 2,281 sqft (4bd/2.5ba), with a remodeled kitchen completed in 2025 — Viking 6-burner cooktop, quartz counters, custom cabinetry. The detached ADU is 1,000 sqft, 3 bedrooms, 2 bathrooms (built 2025, separate address, separate utilities, paid solar) — currently occupied at $3,350/month. The attached JADU is 450 sqft, 1 bedroom, 1 bathroom (built 2025, garage conversion) — currently occupied at $2,050/month.
Combined rental income from the two rental units: $5,400/month. The owner lives in the main house.
On the market since May 26th — 72 days — with a $110,000 price reduction. At $2,185,000 with $64,800/year in documented gross rental income, the question buyers are running is whether the income justifies the premium at this price range. The income is real and in-place, not projected — which matters enormously to investors doing their pre-offer analysis. The corner lot configuration adds flexibility most competing properties don't have.
Under Contract
14332 / 14322 Joyce, Westminster 92683 — $1,300,000
This is the stat of the month: listed July 2nd, under contract July 3rd — 1 day on market. The property features a fully remodeled 3-bedroom, 2-bath main house, a permitted 3-bedroom/2-bath ADU (1,200 sqft), and a garage-converted Jr. ADU (1bd/1ba, 380 sqft). Three units, all permitted, all bedrooms down.
One day. That's what happens in Westminster when three income streams are priced correctly under $1.3M. The buyer for that deal knew exactly what they were looking at before they wrote the offer.
Closed
13622 Illinois St, Westminster 92683 — Listed $1,550,000 / Closed $1,550,000
Closed August 4th. Main house is a remodeled 4-bedroom, 2-bath at 1,429 sqft. The brand-new detached ADU (built 2026) is a 4-bedroom, 2-bath at 1,200 sqft with an attached 1-car garage. Both units are tenant-occupied: main house at $4,000/month, ADU at $4,000/month — $8,000/month in total gross rental income.
The property was on the market for 133 days before going under contract July 15th. That timeline is worth noting. But the buyer closed at 100% of list with conventional financing and no discount. That's the outcome that matters: 133 days of market exposure, and a buyer who eventually did the math and paid full price. What they were underwriting was $96,000/year in gross rental income from two modern, independently-metered units — the ADU leased through March 2027. When Fannie Mae's 2026 ADU income guidelines allow a lender to count that income in underwriting, the buyer's calculus changes significantly. A well-documented, in-place lease on a 2026 ADU is a different conversation than projected income on a vacant unit.
What the Numbers Are Telling Us
Westminster buyers are income-first. The fastest transaction in this data set — 1 day at Joyce — was the most accessible property by price with three permitted income-producing units. The closed sale at Illinois closed at full price because the income case was airtight: $8,000/month, both units occupied and leased. These buyers weren't lifestyle shopping — they were underwriting.
Larger, premium properties are taking longer. The two properties sitting longest — Bermuda (72 days) and Navajo (79 days) — are both priced above $1.8M. That tracks with what we're seeing across the Anaheim and Orange ADU markets this month as well: below $1.5M with clear income potential, properties move fast; above $1.8M, buyer discovery takes longer even when the underlying asset is strong.
New construction ADUs are commanding their own premium. Three of the five properties here feature ADUs built in 2025 or 2026. Buyers are paying attention to build year. A freshly permitted 2025 or 2026 ADU means no deferred maintenance, full code compliance under California's current HCD ADU standards, and lenders who can underwrite the income cleanly without worrying about unpermitted work.
Westminster's Little Saigon submarket supports premium pricing. Both of the highest-priced listings — Moran ($2,388,000) and Bermuda ($2,185,000) — are positioned explicitly in or near Little Saigon. That's not accidental. The multigenerational housing demand in that community is consistent and real, and it sustains pricing that other Orange County submarkets don't always match.
The 1031 buyer is in the room. Two of the five properties are explicitly marketed to 1031 exchange buyers. Westminster's price points and income profiles work well for investors rolling out of smaller assets and looking for documented multi-unit income on the receiving end. If you're evaluating Westminster as a 1031 target, here's what to check before you write any offer.
Compared to the Garden Grove ADU market — which has slightly stronger comp depth and higher volume — Westminster is running a similar profile: fast absorption under $1.5M, patient discovery above $1.8M, and a buyer pool that is squarely income-motivated.
For Sellers
If you own a Westminster property with a permitted ADU and you're thinking about timing, the data favors acting while inventory is this thin. Five properties across a city of 90,000 is not a crowded market. Buyers are ready — particularly in the sub-$1.5M range — and when pricing and income profile align, they move in days, not weeks.
If your property is above $1.8M, that doesn't change the advice, but it does change the timeline expectation. Build in 90–120 days. Price against ADU-specific comps, not just nearby SFR sales. How your property with an ADU gets valued at appraisal comes down to income approach alongside sales comparison — and if your listing description isn't leading with the income story, the right buyer may not find it. California's HCD ADU framework has expanded what's permissible statewide, but it's the income documentation that closes deals.
For Buyers
Westminster's ADU inventory right now spans $1,300,000 to $2,388,000 with configurations ranging from three-unit compounds to brand-new two-home lots. There are options at multiple price points and investor thesis types.
The best-positioned opportunities have in-place income. The Joyce property is under contract, but the McFadden listing ($1,399,000) — 2026 ADU, occupied, paid solar, separate metering — is the closest analog still available. At $1.4M with a brand-new ADU already generating income, a buyer who moves quickly has a real opportunity before this one gets multiple offers.
Questions about any of the active Westminster listings or what your property with an ADU is worth? Call or text Dylan Serna at (714) 860-2868.
