Orchard Hills asks 81% more than Irvine as a whole.
Irvine, California · Neighborhood guide
Orchard Hills
Irvine's highest village, planned around 900 acres of working avocado orchards and still selling new homes in 2026
Median askingOrchard Hills$2.9M18 for sale
See homesOrchard Hills, in short.
Orchard Hills is the Irvine Company village at the city's northern edge, opened in 2014 on the slopes below Loma Ridge and planned around about 900 acres of working avocado orchards. It sits north of Portola Parkway in ZIP 92602, and the Irvine Company calls it Irvine's highest point, with views west to Catalina. Every home is recent, from condominium homes to large houses, and several enclaves are gated, including Summit at Orchard Hills, where Shea Homes, Brookfield and Toll Brothers were still selling in 2026. As of September 2026, listings built since 2014 asked about $1.45 million to $5.5 million. Schools are split: Orchard Hills School is Tustin Unified, so check the district for each address.
Orchard Hills by the numbers.
- 6,065Population
- 67%Homeowner-occupiedoccupied homes
- 81%Bachelor's degree or higherage 25+
- $6,000/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.
The village in the avocado orchards
Irvine's northern edge, opened in 2014 and still being built.
Orchard Hills is the Irvine Company village on the slopes north of Portola Parkway, where the city meets Loma Ridge and the Irvine Ranch open space. The company dates it to 2014 and calls it Irvine's highest point. From the upper streets you can see the whole city, and on a clear day Catalina to the west.
The village was designed around and within about 900 acres of working avocado orchards that run down from the Lomas de Santiago hills. The rows sit between neighborhoods and along the edges, and they connect to the city's northern open space preserve behind the village.
The village isn't finished. In 2026 the Irvine Company was still selling four collections at Summit at Orchard Hills, a gated hilltop enclave, so part of the village is a construction zone and part is ten years old. None of it is old, and prices sit near the top of the Irvine market.
Live from the MLS
Orchard Hills compared with all of Irvine.
A square foot in Orchard Hills costs 18% more than across Irvine.
Orchard Hills$935
All of Irvine$791
Listings in Orchard Hills have been on the market 13 days longer than across Irvine.
What’s for sale
61% of the homes for sale in Orchard Hills are single-family houses.
- Single-family61%11 homes
- Condo39%7 homes
Homes for sale in Orchard Hills are 52% bigger than across Irvine.
Orchard Hills3,138 sq ft
All of Irvine2,062 sq ft
Each card sets the median in Orchard Hills against all of Irvine. The arrow on a card lists every Irvine neighborhood we cover. Asking prices for homes on the market right now inside each mapped area, not sale prices. Updated October 17, 2026, 1:00 PM PT
Homes for sale in Orchard Hills
18 active listings in the mapped area
$1,399,000
Condo3 bd4 ba1,809 sqft
161 Working Ranch
$2,270,000
Condo4 bd4 ba2,515 sqft
53 Painted Cameo
$3,188,888
Single-Family4 bd5 ba3,306 sqft
212 Sutters Mill
$3,580,000
Single-Family4 bd5 ba3,554 sqft
100 Bozeman
$3,499,990
Single-Family4 bd5 ba4,058 sqft
10 Shadybend
$2,150,000
Condo4 bd3 ba2,162 sqft
147 Stallion
$3,460,000
Single-Family4 bd5 ba3,320 sqft
134 Bozeman
$4,250,000
Single-Family5 bd6 ba4,522 sqft
115 Candleglow
$1,899,900
Condo4 bd4 ba2,380 sqft
59 Farmhand
$4,508,000
Single-Family6 bd6 ba4,791 sqft
57 Lowland
$1,651,800
Condo3 bd3 ba1,837 sqft
259 Rodeo
$3,250,000
Single-Family4 bd5 ba3,316 sqft
122 Jayhawk
$1,590,000
Condo3 bd3 ba1,914 sqft
190 Crescent Moon
$5,500,000
Single-Family4 bd5 ba4,342 sqft
137 Sunset
$2,220,000
Single-Family4 bd3 ba2,814 sqft
5 Upland
$2,899,000
Single-Family4 bd5 ba3,114 sqft
126 Long Fence
Still deciding? Ask me.
I’m a Realtor based in Long Beach, and Irvine is one of the cities I work most. Tell me what you’re after in Orchard Hills and I’ll help you get there.
Slava Ploshkin · DRE #02323623English and Russian · How I work in Irvine
Where to eat, shop, and explore in Orchard Hills
The restaurants, cafes, shops, parks, and landmarks that give Orchard Hills its everyday character, most within a short walk.
8 places
Pick one and I’ll show you where it is.
Shopping10 min walk
The village center at 3801-3993 Portola Parkway, at Culver Drive, anchored by Pavilions and planted with hundreds of mature olive trees.
Restaurant10 min walk
Zov Karamardian's Mediterranean restaurant and bakery at 3915 Portola Parkway, the sit-down anchor of the center.
Restaurant10 min walk
A Japanese sushi and izakaya restaurant at 3923 Portola Parkway in the village center.
Coffee10 min walk
The everyday coffee stop at 3927 Portola Parkway in the village center.
Recreation40 min walk
A double loop around a working avocado orchard: a steep 3-mile outer loop and a gentle 1.2-mile inner loop, open through free guided programs only.
Park10 min walk
A city neighborhood park at 35 Settlers, a short walk up Culver Drive from the village center and Orchard Hills School.
Recreation20 min walk
A little over two miles along Hicks Canyon Wash, from Peters Canyon Trail to Portola Parkway at the village's south edge, with a dirt path beside a paved one.
Park · Nearby25 min walk
A city park at 3864 Viewpark Avenue in the neighboring Lower Peters Canyon area, near the west end of the Hicks Canyon Trail.
Working orchards and gated neighborhoods
What makes Orchard Hills different from the flat villages below it.
Irvine's older villages mostly replaced the ranch's farmland outright. Orchard Hills kept a working agricultural edge: the avocado orchards stay in production, and the village's loop trail runs around one of them. Even the shopping center is planted with hundreds of mature olive trees.
Several Orchard Hills neighborhoods sit behind private gates. The newest, Summit at Orchard Hills, is terraced along hilltops with four collections: Crestview by Shea Homes (about 2,800 to 3,300 square feet), Vista by Brookfield Residential (3,500 to 4,900), and Pinnacle and Skyline by Toll Brothers (4,350 to 5,350). Skyline was down to its final homes in 2026.
Behind the village, Loma Ridge and the northern open space are protected land, so the views to the north stay open. The same hills are wildfire country. In October 2020 the Silverado Fire burned south from Loma Ridge toward Orchard Hills, Northwood, and Portola Springs, and about 90,000 people in the area were ordered to evacuate.
Homes built since 2014
From condominium homes to 5,000-square-foot houses, with new ones still selling at Summit.
The village's homes date from 2014 on. On September 2026 listings, the condominium homes ran about 1,800 to 2,600 square feet with three or four bedrooms, and the detached houses mostly 3,100 to 4,900 square feet. New homes at Summit add larger plans from national builders.
As of September 25, 2026, active listings built since 2014 asked about $1.45 million to $2.6 million for condominium homes and about $2.9 million to $5.5 million for houses. Dues on those listings ran about $196 to $398 a month.
Newer Irvine construction usually carries special taxes, and Orchard Hills does. The City of Irvine lists Reassessment District No. 05-21 for Orchard Hills, and school-district special taxes are billed separately. The amount differs by tract and phase, so pull the county tax bill for the exact parcel and add it to the dues before comparing homes.
Shopping and schools in Orchard Hills
Groceries at the bottom of the hill, and the village school is in Tustin Unified, not Irvine Unified.
The Orchard Hills Shopping Center at Portola Parkway and Culver Drive is the daily stop: Pavilions for groceries, Zov's for Mediterranean food and pastries, Jinbei for sushi, Nara Thai Kitchen, and Peet's. Settlers Park is a short walk up Culver, and the Hicks Canyon Trail runs along Hicks Canyon Wash just south of the village.
Schools are the part to check carefully. Orchard Hills School, the K-8 campus at 11555 Culver Drive, belongs to Tustin Unified, not Irvine Unified. Its robotics team won the middle school division of the VEX Robotics World Championship in 2022, out of 550 teams. Tustin Unified's Beckman High lists Orchard Hills in its attendance area, but the new homes at Summit at Orchard Hills are marketed with Irvine Unified's Northwood High. Run the address through both districts' locators before you write an offer.
The 261 toll road crosses Portola Parkway at the village's west edge, and the 5 is a few minutes south. The Spectrum and John Wayne Airport are farther than they are from the central villages. On the 2025 fire map Irvine adopted, eastern streets such as Working Ranch, Crescent Moon and Thoroughbred are Very High while most western streets sit outside any zone, so look up the parcel and get an insurance quote early in escrow.
How the Orchard Hills market works
Resales compete with builders, and the monthly number has three parts.
Orchard Hills prices near the top of Irvine. Buyers are paying for new construction and the height of the hill, and the gated enclaves sit at the top of the village's range. In September 2026 the most expensive listing was $5.5 million.
Resales here compete with the builder models at Summit, so a ten-year-old house has to justify its price against a brand-new one with a warranty. Views, lot position on the slope, and which school district the address falls in all move value.
Add the dues and the special taxes to the price before you compare anything. Then settle the school district and the fire-insurance quote before the contingency period ends.
More Orchard Hills facts
- 2014Village openedIrvine Company village north of Portola Parkway
- 900 acresAvocado orchardsWorking orchards the village was planned around
- 3 milesOrchard loop trailOuter loop to Loma Ridge; guided access only
- 4 collectionsStill sellingSummit at Orchard Hills, 2026
- 2School districtsTustin Unified and Irvine Unified; check by address
- 92602ZIP codeIrvine
Rentals in Orchard Hills
15 active rentals in the mapped area
$9,000/mo
Single-Family4 bd5 ba3,320 sqft
134 Bozeman
$18,000/mo
Single-Family5 bd6 ba4,954 sqft
123 Candleglow
$4,850/mo
Condo3 bd3 ba1,695 sqft
112 Crescent Moon
$5,800/mo
Condo4 bd4 ba2,456 sqft
132 Mustang
$4,950/mo
Condo3 bd4 ba1,809 sqft
106 Hayseed
$6,500/mo
Single-Family4 bd5 ba2,697 sqft
61 STETSON
$7,200/mo
Condo3 bd3 ba2,205 sqft
135 Oceano
$9,500/mo
Single-Family5 bd4 ba4,209 sqft
20 Hawkeye
$12,000/mo
Single-Family4 bd5 ba4,887 sqft
114 Homecoming
$4,750/mo
Condo3 bd3 ba1,581 sqft
188 Crescent Moon
$3,850/mo
Single-Family2 bd2 ba1,200 sqft
9 Maverick
$1,650/mo
Rooming House1 bd1 ba250 sqft
274 Rodeo
$9,000/mo
Townhouse3 bd3 ba1,908 sqft
138 Stallion
$6,000/mo
Townhouse3 bd3 ba1,908 sqft
132 Stallion
$1,800/mo
Single-Family1 bd1 ba2,800 sqft
200 Piazza
Questions & answers
Yes, if you want new construction with a view and can pay near the top of Irvine's range. The Irvine Company village opened in 2014 around about 900 acres of working avocado orchards, and builders were still selling new homes there in 2026. The things to check are the school district, since part of the village is in Tustin Unified, the special taxes on the tax bill, and wildfire risk: the 2020 Silverado Fire forced evacuations here, and the eastern streets are a Very High fire zone.
Explore near Orchard Hills
1.9 mi awayNorthwoodThe village the Irvine Company didn't build, with late-1970s tracts under century-old eucalyptus windrowsRead the guide ›3.3 mi awayPortola SpringsIrvine's foothill village under Loma Ridge, with 25,000 acres of open space past the last streetRead the guide ›4.4 mi awayGreat Park NeighborhoodsIrvine's newest villages, built since 2013 on the old El Toro air base, with a special tax you'll want to understandRead the guide ›5.0 mi awayWoodbridgeThe Irvine village built around two lakes, where the first homes went by lottery in 1976Read the guide ›6.1 mi awayUniversity ParkIrvine's first village, from the mid-1960s, where the houses face shared parks instead of the streetRead the guide ›6.2 mi awayQuail HillEarly-2000s homes at the edge of the 700-acre Quail Hill Preserve, two miles from the SpectrumRead the guide ›
Where we check the facts
The facts in this guide (districts, zones, rules) come from the official records below. We re-check them before property tours.
- Irvine Standard: Irvine villages guideirvinestandard.com2014 founding, 900 acres of avocado orchards, highest point
- Villages of Irvine: Summit at Orchard Hillsvillagesofirvine.comgated enclave, builders, and plan sizes, 2026
- Let's Go Outside: Orchard Hillsletsgooutside.orgloop trail distances and guided-access rules
- Tustin Unified: Orchard Hills Schoolorchardhills.tustin.k12.ca.usschool district for Orchard Hills School
- IUSD: School Boundaries & Assignments (School Locator)iusd.orgIrvine Unified assignments by address
- Irvine Standard: Orchard Hills wins robotics world title (2022)irvinestandard.comVEX Robotics World Championship
Show all 12 sourcesShow fewer
- City of Irvine: Community Facilities and Assessment Districtscityofirvine.govReassessment District No. 05-21 (Orchard Hills)
- Silverado Fire (Wikipedia, citing OCFA and CAL FIRE)en.wikipedia.org2020 fire path, evacuations, and containment
- CAL FIRE Fire Hazard Severity Zonesosfm.fire.ca.govhazard zone by parcel
- City of Irvine: Fire Hazard Severity Zone Mapcityofirvine.gov2025 map adopted June 2025, effective July 23, 2025; interactive map by address
- California Civil Code § 1103.2 (Natural Hazard Disclosure Statement)leginfo.legislature.ca.govVery High fire zone disclosure at sale
- CRMLSgo.crmls.orglisting prices and HOA dues, September 2026
Photo credits (2)
- A spring trail through tall grass in Peters Canyon, next door to Orchard Hillskgroovy, CC BY-SA 2.0
- Chamise in bloom above Limestone Canyon, in the open space east of Orchard HillsLaura Camp, CC BY-SA 2.0