Orchard Hills, Irvine: Homes, Prices & New Builds

Q: Is Orchard Hills a gated community?

Partly. The village's signature enclave, The Groves at Orchard Hills, is guard-gated, but Orchard Hills also includes non-gated neighborhoods of newer single-family and attached homes on the slopes below. So you can buy into the village's setting and schools without being behind the gate, or step up to the gated luxury tier, depending on budget and preference.

Q: Do you work with Russian-speaking buyers in Irvine?

Yes, Slava Ploshkin works with buyers and sellers across Irvine, including Orchard Hills, in both English and Russian. That includes untangling the North Irvine school-district boundary, explaining the HOA-and-Mello-Roos math on new construction, weighing the gated Groves against the non-gated neighborhoods, and guiding relocating families through virtual tours and offers.

Orchard Hills by the numbers

6,065Population

67%Homeowner-occupiedoccupied homes

81%Bachelor's degree or higherage 25+

$5,750/moMedian asking rentCurrent MLS listings

$160,806Median household income

36.7Median age

Sources: U.S. Census Bureau, ACS 5-year 2019–2023; neighborhood facts compiled by The Slava House.

At a glance

The village in the groves

Orchard Hills is one of Irvine's newest and most aspirational villages, built into the northern foothills where the city meets the open ridgelines of the Irvine Ranch. Its identity comes from the land it sits on: working citrus and avocado groves were preserved as the village grew around them, giving Orchard Hills a rare agricultural backdrop and long views over the city below. At its center is the guard-gated enclave known as The Groves, a collection of larger, newer luxury homes that sits at the top of the North Irvine market, alongside non-gated neighborhoods, a modern shopping center, and the highly rated Orchard Hills School. It is hillside, brand-new, view-oriented, and priced accordingly, one of Irvine's premier addresses for buyers who want the latest construction in a dramatic setting.

North Irvine's newest hills, built around preserved orchards and protected ridgelines.

Orchard Hills is Irvine's aspirational northern frontier: one of the city's newest villages, climbing the foothills where the neighborhoods give way to the open ridgelines of the Irvine Ranch. It is named for what it kept, working citrus and avocado groves that were preserved as the village was built around them, and that agricultural setting is unlike anywhere else in the city.

The result is a village of contrasts that works: brand-new luxury homes framed by rows of orchard, modern streets that end at protected hills, and long views back over the whole of Irvine. At its heart is The Groves at Orchard Hills, a guard-gated enclave of larger, newer homes that sits at the top of the North Irvine market, surrounded by non-gated neighborhoods, a contemporary shopping center, and one of the district's most sought-after schools.

For buyers, Orchard Hills is the place to find the latest construction in a dramatic, view-rich setting, with the security of a gated option and the calm of a protected open-space backdrop. It prices at a premium for exactly those reasons, and it has quickly become one of Irvine's premier addresses.

Live market

Market snapshot

Homes for sale

39Live active MLS listings in the mapped area

Median list price

$2,398,000Current active inventory snapshot

Median DOM

54 daysDays on market for active listings

Active price range

$998K-$5.5MLowest to highest active list price

Updated September 1, 2026, 1:00 PM PT

On the market

More homes in Orchard Hills

39 active listings in the mapped area

Just listed

$1,185,000

Townhouse3 bd3 ba1,481 sqft

933 Somerville

Just listed

$1,999,900

Condo4 bd4 ba2,380 sqft

59 Farmhand

Just listed

$2,250,000

Single-Family5 bd3 ba2,705 sqft

46 Whispering Pine

12 days on market

$998,000

Townhouse2 bd3 ba1,267 sqft

1002 Timberwood

12 days on market

$4,140,000

Single-Family4 bd5 ba3,609 sqft

139 Sunset

14 days on market

$3,188,888

Single-Family4 bd5 ba3,306 sqft

212 Sutters Mill

19 days on market

$1,250,000

Condo3 bd2 ba1,458 sqft

110 Mighty Oak

21 days on market

$1,729,000

Single-Family3 bd3 ba2,275 sqft

46 Middlebury

26 days on market

$4,508,000

Single-Family6 bd6 ba4,791 sqft

57 Lowland

28 days on market

$1,850,000

Condo4 bd3 ba2,059 sqft

53 Open Range

29 days on market

$1,950,000

Condo4 bd3 ba2,059 sqft

54 Painted Cameo

29 days on market

$2,298,800

Condo4 bd4 ba2,515 sqft

53 Painted Cameo

33 days on market

$3,250,000

Single-Family4 bd5 ba3,316 sqft

122 Jayhawk

33 days on market

$1,498,000

Condo2 bd4 ba1,810 sqft

161 Working Ranch

34 days on market

$1,688,000

Condo3 bd3 ba1,914 sqft

190 Crescent Moon

39 days on market

$3,898,000

Single-Family4 bd5 ba4,081 sqft

14 Lonestar

View all 39 homes on the live map

Area map

See the mapped Orchard Hills area

The live Explore map opens with this neighborhood search so you can compare active homes, zoom block by block, and keep the larger Long Beach context nearby.

Orchard Hills

Featured places

Swipe to explore the neighborhood

The setting

Preserved groves and a guard-gated heart

What makes Orchard Hills unlike any other Irvine village.

The groves are the whole idea. Where most Irvine villages replaced Irvine Ranch farmland entirely, Orchard Hills kept working citrus and avocado orchards as a living part of the neighborhood, so residents live among the rows rather than on top of where they used to be. It gives the village a scent, a texture, and a sense of place that newer construction rarely has.

At the center sits The Groves at Orchard Hills, the guard-gated enclave that defines the village's top tier: larger, newer luxury homes on elevated streets, many with views over the groves and the city, behind a staffed gate. It is among the most prestigious new-construction addresses in North Irvine, and it anchors the pricing for the whole village.

Around the gate, non-gated neighborhoods offer newer single-family homes on the slopes, and the protected Loma Ridge open space rises directly behind, guaranteeing that the back-facing views stay open. Together, the groves, the gate, and the ridge give Orchard Hills a setting the flatland villages simply cannot copy.

Working citrus and avocado groves were preserved within the village
The Groves is a guard-gated enclave at the top of the North Irvine market
Protected Loma Ridge open space keeps the back-facing views open

The homes

Irvine's newest construction

From attached homes to gated luxury, all recently built.

Orchard Hills is among the most recently built villages in Irvine, so its housing is contemporary throughout: current floor plans, modern systems, and cohesive newer architecture. The range runs from attached townhomes and condos where available, through non-gated single-family homes on the slopes, up to the larger luxury homes inside The Groves.

Because it is so new and view-oriented, Orchard Hills sits at the upper end of Irvine pricing, and the gated homes in particular compete with the city's most expensive villages. Buyers here are typically paying for the newest product, the setting, and, in The Groves, the gate and privacy.

As with all new Irvine construction, the carrying costs go beyond price: expect homeowners-association dues and, on most homes, Mello-Roos community-facilities special taxes that fund the area's infrastructure and schools. These can be significant on newer luxury homes, so review the specific HOA and special-tax disclosures for any property as part of the full monthly math.

Among Irvine's newest housing, contemporary throughout
Upper-end pricing; gated Groves homes compete with the priciest villages
Budget for HOA dues and Mello-Roos special taxes on new construction

Daily life

New village conveniences, foothill calm

Modern shopping, top schools, and the ridge at the back.

Daily life centers on the modern Orchard Hills Shopping Center, whose grocery anchor and well-regarded restaurants serve North Irvine's newest neighborhoods, alongside the community park and the Hicks Canyon greenway trail along the southern edge for everyday walks and rides.

Schools are a headline draw and also the one point that needs care. The village's own Orchard Hills School (K-8) is a highly rated Irvine Unified campus. But North Irvine straddles two school districts, Irvine Unified and Tustin Unified, and high-school assignment in particular can differ by address, with some homes feeding Tustin Unified's Beckman High. Because that split materially affects families, confirm the exact K-8 and high-school assignment for a specific address before relying on it.

Beyond the village, the location is convenient North Irvine: quick to the 5 and 261, close to Tustin and the Marketplace, and a reasonable reach to the Spectrum and John Wayne Airport, all inside a city consistently ranked among the nation's safest. The trade for the foothill setting is being a bit farther from Irvine's southern job and university core than the central villages.

Modern shopping center, community park, and the Hicks Canyon trail
Top-rated Orchard Hills K-8; verify the IUSD/TUSD high-school boundary
Convenient North Irvine access; a bit farther from the southern core

The market

How the newest hills price

Premium, view-driven, and gated at the top.

Orchard Hills prices at the upper end of Irvine. As some of the city's newest, most view-oriented construction, with a guard-gated luxury tier and a one-of-a-kind grove setting, it draws buyers specifically seeking the latest homes and a prestige North Irvine address, and the gated Groves homes reach into the top of the citywide market.

Within the village the ladder is clear: attached homes at the entry where available, non-gated single-family homes as the core, and The Groves' gated luxury homes at the top, with view and elevation adding a premium throughout. Because the village is recent and desirable, quality inventory is limited and well-presented homes move.

Use the live MLS snapshot on this page for today's inventory, and underwrite the full cost, price plus HOA plus Mello-Roos, which matters more here than in older villages because the special taxes on new construction can be substantial. And settle the school-district question early: in North Irvine it can change both the experience and the value.

Upper-end pricing; gated Groves homes reach the top of the market
Attached entry, single-family core, gated luxury at the top
Underwrite HOA + Mello-Roos, and confirm the school district first

More local context

More Orchard Hills facts

2010sVillage eraAmong Irvine's newest villages

GatedThe GrovesGuard-gated luxury enclave

GrovesThe settingPreserved citrus and avocado

Loma RidgeBackdropProtected Irvine Ranch hills

City-wideViewsFoothill views over Irvine

92602ZIP codeIrvine

Market by the numbers

What’s for sale in Orchard Hills right now

Active listings by home type39 active

Single-family67%
Condo26%
Townhouse8%

Median size2,705 sqft

Size range1,267–4,791 sqft

Median price / sqft$901

For rent

Rentals in Orchard Hills

27 active rentals in the mapped area

Just listed

$4,500/mo

Condo3 bd3 ba1,500 sqft

449 RIDGEWAY

Just listed

$10,000/mo

Single-Family4 bd5 ba4,281 sqft

16 Hawkeye

Just listed

$12,000/mo

Single-Family4 bd5 ba4,887 sqft

114 Homecoming

Just listed

$6,950/mo

Single-Family4 bd4 ba2,800 sqft

203 Fiore

Just listed

$4,350/mo

Condo3 bd3 ba1,627 sqft

506 Timberwood

Just listed

$7,500/mo

Single-Family5 bd5 ba3,000 sqft

3 Larchwood

8 days on market

$3,700/mo

Condo2 bd3 ba1,267 sqft

1316 Timberwood

8 days on market

$4,500/mo

Condo2 bd3 ba1,501 sqft

274 Rodeo

10 days on market

$5,000/mo

Condo3 bd3 ba1,581 sqft

188 Crescent Moon

11 days on market

$9,500/mo

Single-Family4 bd5 ba3,628 sqft

16 Branding Iron

12 days on market

$4,490/mo

Condo3 bd3 ba1,627 sqft

2316 Timberwood

13 days on market

$7,300/mo

Single-Family5 bd5 ba3,264 sqft

6 Ribera

17 days on market

$5,750/mo

Single-Family4 bd3 ba2,392 sqft

17 Mount Vernon

20 days on market

$5,250/mo

Single-Family4 bd3 ba2,430 sqft

104 Silver Fox

20 days on market

$5,998/mo

Single-Family3 bd3 ba1,861 sqft

175 Kingswood

21 days on market

$3,850/mo

Single-Family2 bd2 ba1,200 sqft

9 Maverick

View all 27 rentals on the live map

FAQ

Questions & answers

Is Orchard Hills a good neighborhood in Irvine?

Orchard Hills is one of Irvine's newest and most aspirational villages: contemporary hillside homes built around preserved citrus and avocado groves, a guard-gated luxury enclave called The Groves, long views over the city, and a highly rated K-8 school. It suits buyers who want the latest construction in a dramatic setting and are comfortable at the upper end of Irvine pricing. The main things to check are the significant HOA-plus-Mello-Roos carrying costs on new homes and the North Irvine school-district boundary, which can affect high-school assignment.

What is The Groves at Orchard Hills?

The Groves is the guard-gated enclave at the heart of Orchard Hills: larger, newer luxury homes on elevated streets set among the preserved orchards, behind a staffed gate. It represents the top tier of the village and one of the most prestigious new-construction addresses in North Irvine, and it anchors pricing for the surrounding non-gated neighborhoods. Buyers there are paying for the newest product, the views, and the privacy and security of the gate.

Why does Orchard Hills have orchards?

Because the village deliberately kept them. Where most Irvine villages replaced the old Irvine Ranch farmland entirely, Orchard Hills preserved working citrus and avocado groves as a living part of the neighborhood, so homes sit among the rows rather than simply where they used to be. Those groves, plus the protected Loma Ridge open space behind the village, give Orchard Hills a distinctive agricultural-and-foothill setting no other Irvine village matches.

What kinds of homes are in Orchard Hills?

Among the newest in Irvine, and contemporary throughout: attached townhomes and condos where available at the entry, non-gated single-family homes on the slopes as the core, and larger guard-gated luxury homes inside The Groves at the top. Because it is recent and view-oriented, the village prices at the upper end of Irvine, and most homes carry both HOA dues and Mello-Roos special taxes typical of new construction.

Which schools serve Orchard Hills, and which district?

This is the one point to verify carefully. The village's own Orchard Hills School is a highly rated K-8 campus in the Irvine Unified School District. However, North Irvine straddles two districts, Irvine Unified and Tustin Unified, and high-school assignment in particular can differ by address, with some homes feeding Tustin Unified's Beckman High. Because the district and school can change both the experience and the home's value, confirm the exact current assignment for a specific address before relying on it.

Does Orchard Hills have Mello-Roos taxes?

Most Orchard Hills homes do. As new construction, the village sits within Mello-Roos community-facilities districts that add a special tax to fund infrastructure and schools, and on newer luxury homes this can be a substantial line item on top of HOA dues. The amount varies by home, so review the specific special-tax and HOA disclosures for any property as part of the full monthly carrying cost before buying.

Is Orchard Hills expensive?

Yes, by Irvine standards it sits at the upper end. As some of the city's newest, most view-oriented construction, with a guard-gated luxury tier and a unique grove setting, it commands a premium, and the gated Groves homes reach into the top of the citywide market. Non-gated neighborhoods below the gate are more attainable, but the whole village prices above older, flatland Irvine areas. See the live MLS snapshot on this page for today's actual range.

Is Orchard Hills a gated community?

What is the setting like around Orchard Hills?

Distinctive. The village climbs the northern foothills, with preserved citrus and avocado groves woven through it and the protected Loma Ridge open space of the Irvine Ranch rising directly behind. That combination gives it long views over Irvine, an agricultural texture rare in a modern suburb, and a guarantee that the back-facing hillsides stay open rather than being built on, all of which underpin its appeal and its pricing.

Do you work with Russian-speaking buyers in Irvine?

Sources

Where we check the facts

The claims in this guide — districts, zones, rules — come from the official records below. We re-check them before property tours.

City of Irvine — permits, villages and city planning
FEMA Flood Map Service Center — flood zones by address
California Legislative Information — Civil Code — tenant, HOA, and disclosure law
CRMLS — listing and market data

Orchard Hills

Orchard Hills by the numbers

The village in the groves

Market snapshot

More homes in Orchard Hills

See the mapped Orchard Hills area

More Orchard Hills facts

What’s for sale in Orchard Hills right now

Rentals in Orchard Hills

Questions & answers

Where we check the facts

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