What Buyers, Sellers, and the Next 6 Months Look Like
Every month I look at every Anaheim home for sale that has an ADU. An ADU is a second, smaller home on the same lot. Some people call it a granny flat or a back house. You can rent it out, or you can use it for family.
This month I looked at 12 homes. Here is what I found, in plain English.
The Quick Numbers
Here is the market at a glance as of October 1, 2026:
- 8 homes for sale (one of them is an auction)
- 1 home in escrow (a buyer has agreed to buy it)
- 1 home sold in the last month
- 1 home on hold and 1 taken off the market
- Middle asking price: about $1,449,500
- Asking price range: $968,000 to $1,840,000
- Middle price per square foot: about $555
- Middle time on the market: about 49 days
- Homes with a price cut: 4 of the 9 homes still being marketed (including the one now in escrow)
“Middle” means half of the homes are above this number and half are below. It gives a fair picture, even when one home is very cheap or very expensive.
If you want to compare, here is last month’s Anaheim ADU report for September 2026.
The Homes for Sale Right Now
1313 E Merona Pl (92805): $968,000. 4 beds, 3 baths. The garage was turned into a small, fully permitted ADU (353 square feet). The price was cut from $985,000. This is the lowest price on the list.
645 S Trident St (92804): $998,000. 4 beds, 3 baths, plus a pool. It has a 462 square foot studio ADU with its own address. It has been for sale for 256 days. The price dropped from $1,048,000.
3159 W Lanerose (92804): $1,425,000. 5 beds, 4 baths, plus a pool. It has a permitted 580 square foot ADU above the garage. The price dropped from $1,450,000 after 70 days.
115 S La Paz (92807, Anaheim Hills): $1,449,000. 4 beds, 2 baths. It has a brand new 742 square foot ADU with 2 beds and 2 baths. At about $800 per square foot, this is the priciest home on the list by that measure.
209 N Dahlia Dr (92801): $1,450,000. 5 beds, 3 baths. The main house was fully rebuilt. It has a brand new 795 square foot ADU with 2 beds, plus solar the owner already owns.
1641 W Buena Vista (92802): $1,475,000. 8 beds, 3.5 baths on a big 9,474 square foot lot. The 800 square foot ADU already rents for $3,450 a month. The listing also says there is room to add more under SB 9 in Anaheim.
2550 W Rowland Ave (92804): $1,639,749. 6 beds, 4.5 baths on a huge 15,520 square foot lot. It has a 900 square foot attached unit with 2 beds and 2 baths that is already rented. The listing says “very motivated seller.” It has been on the market for 77 days.
10301 Antigua St (92804): $1,840,000 starting bid. This one is an auction set for October 14. It has three living spaces: the main home, a studio, and a 2 bed, 2 bath ADU. The final price could end up higher or lower than the starting bid.
In Escrow, Sold, and Pulled
In escrow: 3143 Coolidge Ave (92801), $1,550,000. This home took 224 days and a $50,000 price cut to find a buyer. The deal also depends on the buyer selling their own home first.
Sold: 2264 E Standish (92806), $1,315,000. This was the star of the month. It was listed at $1,299,999 and went into escrow in just 4 days. It closed on September 21 for $15,000 over the asking price.
There is one more detail that matters. The seller also paid about $42,875 to help the buyer. That money covered the buyer’s agent fee and some closing costs. So the seller’s real result was closer to $1,272,000, or about 2% under the asking price. A price “over asking” does not always mean the seller took home more.
On hold: 522 S Indiana (92805), $1,580,000. It has a new 2 bed, 2 bath ADU that rents for $2,800 a month.
Taken off the market: 1621 W Palais (92802), $1,549,999. It sat for 81 days. The agent’s notes said one of the units in the middle of the house may not have a permit.
The Buyer’s Side of the Story
If you are a buyer, this is a good time to look closely. Here is why.
You have choices. There are 8 homes to pick from, and they cover many price points. You can find a starter ADU home under $1 million or a large, three-unit property near $1.8 million.
Many sellers are ready to talk. Half of the homes for sale have been on the market more than 2 months. When a home sits that long, the seller is often open to a lower offer or to paying some of your costs.
Rent can help you pay the mortgage. The two ADUs with rent listed bring in $2,800 and $3,450 a month. That can cover a big part of a monthly payment. Some loans, like those that follow Fannie Mae’s rules for ADU rental income, let you count part of that rent to help you qualify. To see what ADUs of different sizes rent for, read how much an ADU rents for in Orange County.
Check the permits. This is the most important tip in this report. A few listings this month say permits are “unknown” for some rooms or units. An unpermitted unit can cause trouble with your loan, your insurance, and your rent. Before you buy, read what to do about an unpermitted ADU. You can also look at the City of Anaheim’s ADU page to learn the local rules.
The catch: loan rates went up. The average 30-year mortgage rate was 7.03% in late September, up from 6.95% the week before and 6.30% a year ago, according to Freddie Mac. Higher rates mean a higher monthly payment. That is one more reason the ADU rent matters so much.
The good homes still go fast. The Standish home sold in 4 days. If a home is fairly priced, fully permitted, and move-in ready, you may not get much time to think. Have your loan approval ready before you start touring.
The Seller’s Side of the Story
If you are thinking about selling, this month has a clear lesson. Price and permits decide everything.
Fair price sells fast. The Standish home was priced right. It had a newer, fully permitted ADU. It sold in 4 days with more than one buyer interested.
A high price makes a home sit. Two homes sat for more than 7 months. One home was pulled off the market. Most of the homes with price cuts started too high. Every week a home sits, buyers start to wonder what is wrong with it.
Expect to help with buyer costs. The seller of the Standish home paid almost $43,000 toward the buyer’s costs, even with a quick sale. Plan for this in your numbers before you list.
You have more competition. Six of these 12 ADUs were built in 2024 or later. Many are brand new. If your ADU is older, it needs to look clean, be fully permitted, and be priced to match.
A tenant can be a plus. Two of these homes had ADUs that were already rented. Buyers like seeing real rent numbers. If you have a tenant, read whether to wait for your tenant to move out before you list.
For a step by step plan, see my guide on selling your Anaheim home with an ADU.
What to Expect in the Next 6 Months (October 2026 to March 2027)
No one can predict the market for sure. But here is what I expect, based on these numbers and what usually happens this time of year.
October to December: slower and quieter. The holidays usually mean fewer buyers and fewer new listings. Homes may take longer to sell. Buyers who keep looking during this time often face less competition and more room to negotiate.
Prices will likely stay about the same. With rates around 7%, I do not expect big jumps in price. Instead, I expect more price cuts on homes that started too high, and quick sales for homes that are priced right.
The gap between “good” and “not good” homes will grow. Fully permitted homes with newer ADUs and real rent will keep selling. Homes with permit questions will keep sitting or getting pulled off the market.
New state laws could add more ADUs. California just signed new ADU laws this fall. They could let some owners build more ADUs on one lot and pay lower fees on bigger ones. Read my breakdown of AB 956 and SB 1117 to see how they may affect you.
January to March: the spring rush starts. Buyers usually come back in the new year. More homes get listed, too. If you plan to sell in spring, now is the time to fix up your ADU and gather your permits. If you plan to buy, the next few months may be your best chance to find a deal before the crowds return.
Frequently Asked Questions
What is the average price of a home with an ADU in Anaheim right now? As of October 2026, the middle asking price for an Anaheim home with an ADU is about $1,449,500. Prices range from $968,000 to $1,840,000.
How long do Anaheim ADU homes take to sell? The middle home has been on the market about 49 days. Well-priced homes can sell in under a week. Homes priced too high have sat for more than 200 days.
How much does an ADU rent for in Anaheim? In this month’s listings, two-bedroom ADUs rented for $2,800 and $3,450 a month. Rent depends on size, age, and location.
Is October 2026 a good time to buy an ADU home in Anaheim? For many buyers, yes. There are several choices, many sellers are open to offers, and fall and winter usually bring less competition. The main challenge is mortgage rates near 7%.
Should I sell my Anaheim ADU home now or wait for spring? It depends on your goals. Spring usually brings more buyers, but also more homes for sale. If your home is fully permitted and priced right, it can sell well in any season.
Find Your Anaheim ADU Home
Want to see every home with an ADU in Orange County? I made a search that shows them all in one place, updated in real time.
Search Orange County homes with ADUs here
Have a question about a home on this list? I am happy to help you check the permits, the rent, and the numbers before you make an offer.
Dylan Serna, The ADU Realtor eXp Realty | DRE #02217359
dylan@serna-realestate.com | (714) 860-2868
Data comes from the local MLS as of October 1, 2026, and covers Anaheim single-family homes with an ADU. Information is deemed reliable but not guaranteed. This report is for general information and is not financial or legal advice.