Updated October 29, 2026
Orchard Hills is one of Irvine's priciest communities, and in 2026 buyers there are taking their time. Over the 12 months through September 2026, 108 Orchard Hills resales closed at a median $2,734,400, or $968 a square foot. The median home went under contract in 29.5 days, 32% cut their price first, and only 4% sold above their original list price. Back in 2022 and 2024, the median Orchard Hills home sold in 13 days for about 99% of its original price. In this market, the price you start at matters more than it did in 2022.
Orchard Hills resales at a glance
From Irene and Ricky Zhang's review of CRMLS closed resales in Irvine, October 2025 to September 2026 (new construction excluded):
All resales | Detached | Attached | |
|---|---|---|---|
Sales | 108 | 96 | 12 |
Median price | $2,734,400 | $2,930,000 | $1,575,000 |
Median $/sq ft | $968 | $978 | $878 |
Median size | 2,800 sq ft | 2,905 sq ft | 1,734 sq ft |
Median days on market | 29.5 | 30 | 19 |
Median sale price vs. original list | 95.9% | 95.9% | 95.7% |
Cut the price before selling | 32% | 31% | 42% |
Paid cash | 52% | 51% | 58% |
Days on market count only the last listing, so a home that was taken off the market and relisted shows fewer days. Counting earlier listings, the median was 53 days. Most Orchard Hills homes are young: the median resale was built in 2019, and all were built in 2014 or later.
How the market has changed since 2022
Year | Resales | Median price | Median $/sq ft | Median days on market | Median sale vs. original list |
|---|---|---|---|---|---|
2022 | 108 | $2,084,500 | $785 | 13 | 99.4% |
2023 | 118 | $2,575,000 | $854 | 21 | 98.8% |
2024 | 127 | $2,920,000 | $1,033 | 13 | 99.5% |
2025 | 104 | $2,680,000 | $981 | 28.5 | 96.6% |
2026 (Jan. to Sept.) | 79 | $2,780,000 | $974 | 25 | 95.9% |
In this sample, the median price per square foot peaked in 2024; the mix of homes sold also changes from year to year, so it isn't a measure of any one home's value. Since then, homes have taken about twice as long to sell, and sellers have given up about 3% to 4% from their original price, against about 1% or less in 2022 through 2024.
Price range matters
Sale price | Sales | Median days on market | Median sale vs. original list | Cut the price |
|---|---|---|---|---|
Up to $2M | 16 | 27 | 95.5% | 56% |
$2M to $2.5M | 22 | 30 | 96.7% | 36% |
$2.5M to $3M | 24 | 24.5 | 96.9% | 13% |
$3M to $4M | 27 | 31 | 95.9% | 26% |
$4M to $5M | 8 | 38 | 95.3% | 38% |
Over $5M | 11 | 60 | 92.5% | 45% |
Homes that sold for $2.5 million to $3 million moved fastest and rarely needed a price cut. Above $5 million, the median home took two months and sold for 92.5% of its original price. The groups above $4 million are small, so treat those numbers as a rough guide.
What sets the price within Orchard Hills
- The comparable sales you choose. Orchard Hills runs from attached homes around $1.2 million to estates above $9 million. Compare with homes of the same type and similar size in the same neighborhood, sold in the last few months.
- View and lot. 45% of the year's resales were listed with a hill, canyon, mountain or city-lights view. A view lot and a lot backing to a street are different products at the same square footage.
- Upgrades. Builder options, landscaping and later improvements vary a lot between homes of the same plan.
- Monthly costs. 87% of the year's Orchard Hills resales (94 of 108) were listed with special assessments, Mello-Roos or both; 56% listed Mello-Roos specifically. The median detached home's HOA dues, master and sub-association combined, were $359 a month. Buyers compare the full monthly cost, not just the price. See what Mello-Roos means when you sell.
How we sell an Orchard Hills home
We don't use one Orchard Hills playbook. We work out where each home fits, who its likely buyers are and what it competes against, then market it to those buyers. Every seller gets a written pricing analysis that names the comparable sales before the home goes on the market. Every listing gets professional photos, its own video, a 3D tour and floor plan, and drone footage where it's allowed. Paid ads run until the home sells, and the team pays for them. In the current market we review the showing and offer data with our sellers every week. See how to choose the right listing price and how to sell your Irvine home fast.
FAQ
How much do homes sell for in Orchard Hills, Irvine?
Over the 12 months through September 2026, the median Orchard Hills resale sold for $2,734,400, or $968 a square foot. Detached homes had a median of $2,930,000 and attached homes $1,575,000.
How long does it take to sell a home in Orchard Hills?
The median home went under contract in 29.5 days. Homes that sold for $2.5 million to $3 million took a median 24.5 days; homes that sold above $5 million took 60.
Are Orchard Hills home prices going down?
The median price per square foot peaked at $1,033 in 2024 and was $974 for sales from January through September 2026 (a partial year, so compare with care). Homes are also selling for less against their original asking price: a median 95.9% in 2026, against 99.5% in 2024.
Do Orchard Hills homes have Mello-Roos?
Many do. 87% of the year's Orchard Hills resales were listed with special assessments, Mello-Roos or both, and 56% listed Mello-Roos specifically. Check the home's current tax bill for the exact amount.
Thinking about selling in Orchard Hills? Start with what your home would sell for against today's competition. Get your home value.
About Irene and Ricky Zhang: RealTrends Verified ranks Irene and Ricky Zhang the #1 small team in Irvine by both sales volume and transaction sides (2026 City Rankings, based on 2025 production). Sales figures are from Irene and Ricky Zhang's review of CRMLS closed resales, 2022 through September 2026.
