Irvine.
Master-planned villages, parks everywhere, and top-tier schools.
Source: CRMLS MLS data via InfoSparks, residential sales, rolling 12 months through October 2026; year over year compares to the prior 12 months. Figures change monthly; ask us for the latest numbers for your street.
Irvine is one of the largest master-planned cities in the country. It's organized into villages, each with its own parks, pools, schools and shopping centers, and connected by miles of bike paths and greenbelts. UC Irvine, the Irvine Spectrum and the Great Park anchor a city that's both family-friendly and a major job center.
Irvine is about 15 minutes from the beach in Newport, and it offers newer homes, strong public schools and a predictable lifestyle. We help buyers compare villages, HOA dues and special taxes so the total monthly cost is clear from the start.
Who it's for: Families and professionals who want newer homes, highly regarded public schools, parks everywhere and a short drive to work and the beach.
Irvine neighborhoods.
Turtle Rock
Hillside homes near UC Irvine and Bommer Canyon, with some of the city's larger lots.
Shady Canyon
A guard-gated community of custom estates around a private golf club.
Northwood
An established village with mature trees, parks and Northwood High School.
Woodbridge
Built around two lakes, with lagoons, beaches and a strong community feel.
Great Park Neighborhoods
The newest homes in Irvine, around the Orange County Great Park.
Quail Hill and Portola Springs
Newer villages close to the Spectrum and the foothill trails.
Why people love it.
- More than 50 parks and an extensive network of bike paths
- Orange County Great Park with sports fields, a balloon ride and seasonal events
- Irvine Spectrum Center for shopping, dining and entertainment
- Bommer Canyon, Quail Hill and the Irvine Open Space Preserve trails
- Major employers in the Irvine Business Complex and the Spectrum
- About 15 minutes to Newport Beach and close to John Wayne Airport
Where locals go.
- Irvine Spectrum Center. Open-air shopping and dining with the landmark Ferris wheel.
- Orange County Great Park. Sports complex, gardens and the orange Great Park Balloon.
- Bommer Canyon. Popular hiking and mountain-biking trails in Turtle Rock.
- Tanaka Farms. A family farm with seasonal U-pick tours and a farm stand.
- William R. Mason Regional Park. Lake, trails and picnic areas near UC Irvine.
Trails and surf.
Hiking
- Quail Hill. Popular loop with wildflowers in spring and city-to-ocean views.
- Bommer Canyon. Oak-shaded canyon trails in the Irvine open space.
Surf
- Crystal Cove. The closest surf, about 15 minutes away.
- Newport's beach breaks. Blackies and 56th Street, about 20 minutes away.
A perfect day in Irvine.
Morning run or ride around the Woodbridge lakes, or the Quail Hill loop for the open-space views. Coffee and a Diamond Jamboree bakery stop. Lunch at Hiro Nori. Afternoon at the Great Park: the balloon ride, the ice rink or a kids' soccer tournament. Dinner at Javier's and a movie at the Spectrum, or a drive up to the Orange County Great Park's farmers market on Sundays.
Where we send clients to eat.
Din Tai Fung
Soup dumplings at South Coast Plaza-adjacent Irvine Spectrum; the weekend line is part of the ritual.
Boiling Point
Taiwanese hot pot in Diamond Jamboree, the best Asian food plaza in OC.
Hiro Nori Craft Ramen
Tonkotsu that started a cult following from a University Center storefront.
Javier's Irvine
Upscale Mexican at the Spectrum; the big-night-out margaritas.
85°C Bakery Café
Taiwanese bakery and sea-salt coffee; a Diamond Jamboree institution.
North Italia
Handmade pasta at the Spectrum; the easy group dinner.
Brennan's running list. Menus and hours change, so check before you go.
What you'll find.
Condos, townhomes and detached homes in planned villages, newer construction near the Great Park and Portola Springs, and custom estates in Shady Canyon. Rough tiers: condos and townhomes from about $700K to $1.4M; detached homes from about $1.5M to $3M; Turtle Rock and gated estates from about $3M to $15M+.
Price ranges are rough guides. Ask us for current comps.
Public & private.
| University High School | Irvine Unified School District |
| Northwood High School | Irvine Unified School District |
| Portola High School | Irvine Unified School District |
| University of California, Irvine | University of California |
Irvine Unified School District
Source: Niche, 2027 Best School Districts in California, checked November 2026. Rankings change yearly.
Always confirm school boundaries for a specific address with the district.
Many newer Irvine villages, especially around the Great Park and Portola Springs, carry Mello-Roos special taxes on top of the base property tax, plus HOA dues. Ask for the property tax bill and the Mello-Roos end date. Two similar homes can have very different monthly costs.
Read the Buyer's GuideIf your Mello-Roos is low, ends soon or doesn't apply to your home, say so clearly in the listing. Irvine buyers compare total monthly cost closely, and this can set your home apart from new construction nearby.
Get a home valuationRecent Irvine deals.
21 Gramercy #117
Irvine questions.
What is the median home price in Irvine?
About $1.44M as of September 2026, according to Houzeo's MLS-based data.
Do Irvine homes have Mello-Roos?
Many newer homes do, especially in villages built since the 2000s. Check the property tax bill for special taxes and when they end.
What school district serves Irvine?
Most of Irvine is served by Irvine Unified School District. A few areas fall in other districts, so check for each address.
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