Communities · Irvine
A newer village begun in the 2010s with a guard-gated section of larger homes set among avocado groves and foothills in northern Irvine near Culver Drive.
Direct answer
A newer village begun in the 2010s with a guard-gated section of larger homes set among avocado groves and foothills in northern Irvine near Culver Drive. Located near Orchard Hills Dr & Trailside. The full Orchard Hills brief is being written by Ratowsky Group; reach the team for a private read before the page is published.
Last updated 2026-07-06 · Status: stub
Market snapshot
Median sale price
$1,507,500
Closed, last 6 months
Median days on market
17
List to close, sold
Active listings
784
Currently on market
Median price / sq ft
$810
Closed sales
Homes sold (6 mo)
1,021
Closed, trailing 6 months
Sale-to-list ratio
98.7%
Median close vs list
Months of supply
5 mo
Inventory vs absorption
Median list price
$1,614,500
Active inventory
Live Orchard Hills statistics from the California Regional MLS (CRMLS) via CoreLogic Trestle, refreshed automatically and deemed reliable but not guaranteed. For a precise, address-level read, ask Craig and Justin.
Location
Orchard Hills Dr & Trailside, Irvine, CA
Schools
Orchard Hills is split by address between the Irvine Unified and Tustin Unified school districts. The IUSD-assigned feeder is below; TUSD-assigned homes attend Hicks Canyon / Orchard Hills K-8 / Beckman.
Elementary (K-5)
Canyon View Elementary · Irvine USD
GreatSchools 8/10
Middle (6-8)
Sierra Vista Middle · Irvine USD
GreatSchools 9/10
High (9-12)
Northwood High School · Irvine USD
GreatSchools 10/10
School attendance areas are assigned by address and change over time; larger villages span several schools, so confirm the current elementary, middle, and high assignment for a specific address with the district. Ratings and scores come from GreatSchools and CAASPP and are not a representation of school quality.
Source: Irvine Unified School District
Scores: GreatSchools ratings and CAASPP results, latest reported
In progress
The full Orchard Hills brief is being written by Ratowsky Group as the canonical local-authority page. The short positioning above is the verified summary we are willing to publish today.
If you want a private read on this neighborhood before the long-form page is live, the contact form at the bottom of this page goes directly to Justin and Craig.
Floor plans & models
Orchard Hills is a newer luxury Irvine Company village begun in 2013, with a guard-gated Summit section, built by Toll Brothers, Shea, KB Home, and others.
Built by The Irvine Company (Toll Brothers, Shea Homes, KB Home) · 2013-present · ~2,800-5,300+ sq ft
| Plan / model | Beds | Baths | Sq ft | Stories | Garage |
|---|---|---|---|---|---|
| Skyline by Toll Brothers (Summit) | 5 | — | 4,514-5,344+ | — | — |
| Pinnacle by Toll Brothers (Summit) | — | — | 4,354-4,804+ | — | — |
| Crestview by Shea Homes | 4-5 | — | 2,826-3,259 | — | — |
Floor plan names and square footage reflect the builder's original specifications and can vary with additions, permitted remodels, and how a given source measured. Confirm the exact plan and square footage for any specific address against the tax record, title report, and an in-person measurement before relying on it.
Brief in progress
Send us the address, the timing, and the buyer or seller goal. We will respond with the current local intel within one business day.
