Updated October 29, 2026
Few Irvine homes actually sell at lowball prices. Over the 12 months through September 2026, only about 2% of Irvine resales closed more than 10% below their final list price, and the median home sold for 97.9% of it. So an offer 10% or more under your price usually means the buyer is testing you, sees a problem with the home, or thinks the price is high. The first step is finding out why the offer is low. If the buyer is just bargain-hunting, there's little to gain; if it's an opening move, a quick written counter at a price you can back up with recent sales keeps the buyer talking without committing you to anything.
How far below list Irvine homes actually sell
From Irene and Ricky Zhang's review of CRMLS closed resales in Irvine, October 2025 to September 2026 (1,889 sales, new construction excluded):
Sale price vs. final list price | Share of sales |
|---|---|
Above list | 16% |
At list | 10% |
99% to just under list | 8% |
97% to 99% | 27% |
95% to 97% | 21% |
90% to 95% | 16% |
More than 10% below | 2% |
Against the original list price the picture is different: 13% of homes sold for more than 10% below it, and 93% of those had cut their price at least once. Homes that cut their price did so by a median 4.8% and sold after a median 69 days on market. In other words, a big discount usually shows up as a price cut after weeks on the market, not as one low offer accepted early.
Your options
Option | When it fits |
|---|---|
Counter | The low price is a negotiating opener or a real concern you can answer. A counter is a new proposal, not an acceptance, so it keeps the negotiation open |
Accept | The offer is close to what recent sales support, or the home has sat with no other interest and the terms are strong |
Reject or let it expire | The buyer is just fishing for a bargain, or you have better interest |
Under California law, a "qualified acceptance is a new proposal" (Civil Code 1585), so countering rejects the buyer's offer and puts your terms on the table. In practice your agent uses the C.A.R. Seller Counter Offer (form SCO). Set a clear expiration so the counter doesn't float while you talk to other buyers.
If you're countering more than one buyer at once, the Seller Multiple Counter Offer (form SMCO) works differently: a buyer signing it doesn't create a contract. You sign again to pick one, and the contract forms when that buyer receives the fully signed copy. See our multiple offers guide.
How to counter
When a low offer comes in, the first thing we do is ask the buyer's agent why the buyer offered so little. If the buyer is just hoping to pick up a bargain, we don't spend time on it. If it's a negotiating tactic, or the buyer has a real concern about the home, we respond to that.
- Anchor to comps, not feelings. Ask your agent for the closed sales that support your number, and send the reasoning with the counter.
- Trade on terms, not just price. A shorter inspection period, a bigger deposit, a closing date that works for you, or a credit instead of a price cut can be worth more to the buyer than the last few thousand dollars, while costing you about the same. See seller credit or price reduction.
- Make one meaningful move rather than many small ones. Small, repeated drops teach the buyer to wait.
When the low offer is telling you something
If your home has been on the market for weeks with showings and no offers near your price, a low offer may be the market talking. Look at the data with your agent: over the past year, Irvine homes still on the market after 60 days sold for a median 91.7% of their original list price. See when to reduce the price and why low inventory won't save an overpriced listing.
FAQ
What counts as a lowball offer in Irvine?
There's no legal definition. Over the past year, the median Irvine resale sold for 97.9% of its final list price, and only 2% sold for more than 10% below it, so an offer 10% or more under a well-priced list price is far outside what's typical.
Should I counter a lowball offer or ignore it?
Find out why it's low first. If the buyer is just bargain-hunting, you don't need to spend time on it. If it's a negotiating opener or a real concern, a written counter keeps the deal moving.
Does a counter offer cancel the buyer's original offer?
Yes. In California, a qualified acceptance is a new proposal, so after you counter, the buyer's original offer is no longer open for you to accept.
How fast should I respond to a low offer?
Quickly, usually within a day. Buyers are looking at other homes while they wait.
Got an offer below your price? Start with what recent sales say your home is worth. Get your home value.
About Irene and Ricky Zhang: RealTrends Verified ranks Irene and Ricky Zhang the #1 small team in Irvine by both sales volume and transaction sides (2026 City Rankings, based on 2025 production). Sales figures are from Irene and Ricky Zhang's review of CRMLS closed resales, October 2025 through September 2026. This article is general information, not legal advice.
