Updated October 2026
Turtle Rock and Turtle Ridge share a hillside in south Irvine but are different markets. Turtle Rock was mostly built in the 1970s, and its single-family homes sold for a median of $2.8 million over the 12 months through September 2026, usually within about two weeks. Turtle Ridge was built in the early 2000s, and its single-family homes are larger and pricier, at a median of $4.34 million. Its condos and townhomes sell for less than Turtle Rock's. These figures come from Irene and Ricky Zhang's review of 136 resales in the two villages recorded in CRMLS, not counting new construction. Here is how they compare, what owners pay each month, and what matters when you sell.
Turtle Rock vs. Turtle Ridge by the numbers
Resales from October 2025 through September 2026. Days on market counts the final listing only:
Village and home type | Resales | Median price | Median price per sq ft | Median days on market | Median size | Median year built |
|---|---|---|---|---|---|---|
Turtle Rock single-family | 57 | $2,800,000 | $1,190 | 11 | 2,384 sq ft | 1975 |
Turtle Rock condo and townhome | 39 | $1,750,000 | $808 | 18 | 2,249 sq ft | 1981 |
Turtle Ridge single-family (small sample) | 14 | $4,340,000 | $1,402 | 29 | 3,312 sq ft | 2004 |
Turtle Ridge condo and townhome | 26 | $1,587,500 | $1,148 | 17 | 1,541 sq ft | 2004 |
Turtle Ridge's single-family figures rest on just 14 sales, so treat them as a rough guide. Those homes sold for more per square foot than Turtle Rock's and are about 900 square feet larger at the median. Turtle Rock single-family homes sold fastest of the four groups. Turtle Rock's attached homes are much larger than Turtle Ridge's, which is why their median price is higher even at a lower price per square foot.
The market changes every day, and prices move with interest rates and other factors. Every tract is different too, even within the same village. For the latest numbers on your street, book a time with Ricky.
What each village is like
Turtle Rock dates mostly to the 1970s, with some 1980s tracts, including Turtle Rock Crest. Expect mature trees, hillside streets, greenbelts and canyon views, and quick access to trails and open space. Turtle Rock Community Park and its nature center sit in the middle of the village. See what Turtle Rock's community park connects to. Many homes have been remodeled, and the level of updating varies a lot from house to house.
Turtle Ridge was built in the early 2000s on the hills above Turtle Rock. Homes are newer and larger on average, with more contemporary floor plans, and the village includes gated neighborhoods and resort-style community amenities.
Both villages are close to UC Irvine and the 405 freeway. School assignments depend on the exact address, so confirm them with the Irvine Unified School District.
What owners pay each month
- Mello-Roos: Turtle Rock has essentially none, one reason buyers like it. Turtle Ridge was built later, mostly in the 2000s, when special taxes and assessments became common in new Irvine communities, so don't assume either way there. For any address in either village, check the actual property tax bill line by line: the 1% base tax, voter-approved bonds and any special taxes or assessments are listed separately.
- HOA dues: these depend on the tract and what the association covers, and many homes pay both a master association and a sub-association. Condo and townhome dues usually run higher than single-family dues because they cover more. Don't apply one range to both villages; ask for the current statements for every association on the home before you compare.
- Property tax: about 1% of the purchase price, plus local voter-approved charges.
For how Mello-Roos works across Irvine, see what Mello-Roos is in Irvine.
Selling in Turtle Rock or Turtle Ridge
- Price by tract, not by village. View, lot size and slope, elevation and remodel level can move value by hundreds of thousands of dollars between homes on nearby streets. Compare your home with recent sales and active listings in your own tract.
- Price right from day one. Turtle Rock single-family homes went under contract in a median of 11 days over the past year, and they sold at a median of 96.7% of their original list price. The first two weeks bring the most attention, so the starting price matters most.
- Show the setting. Buyers here pay for views, light, trails and outdoor space. Video and drone footage show that far better than still photos, and every listing we take gets its own video.
- Prepare the house. Older Turtle Rock homes compete with remodeled neighbors. Paint, lighting, landscaping and fixing what an inspector would flag usually pay off. See which repairs are worth making.
- Compare offers on terms, not just price. Financing strength, deposit and contingency periods matter as much as the number. Over the past year, the median Irvine escrow closed 28 days after the contract was signed.
For the full process, see the step-by-step checklist for selling in Irvine, and for how these villages compare with the rest of the city, see the villages of Irvine compared.
FAQ
What is the difference between Turtle Rock and Turtle Ridge?
Turtle Rock was mostly built in the 1970s and has mature trees, canyon views and smaller, older homes that are often remodeled. Turtle Ridge was built in the early 2000s on the hills above it, with newer, larger homes and gated neighborhoods.
How much do homes cost in Turtle Rock, Irvine?
Over the 12 months through September 2026, Turtle Rock single-family homes sold for a median of $2.8 million, or $1,190 a square foot. Condos and townhomes sold for a median of $1.75 million.
How much do homes cost in Turtle Ridge, Irvine?
Over the same period, Turtle Ridge single-family homes sold for a median of $4.34 million, or about $1,400 a square foot. Condos and townhomes sold for a median of about $1.59 million.
Does Turtle Rock have Mello-Roos?
Turtle Rock has essentially no Mello-Roos. Turtle Ridge was built later, so check the tax bill for any special taxes or assessments. In both villages, the bill for the specific address is the only reliable answer.
What are HOA dues in Turtle Rock and Turtle Ridge?
It depends on the tract. Many homes in both villages pay a master association and a sub-association, and condos and townhomes usually pay more than single-family homes. Ask for the current HOA statements for the specific home.
Thinking of selling in Turtle Rock or Turtle Ridge? Get your home value or book a time with Ricky.
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 our review of Irvine resales in CRMLS, October 2025 through September 2026, excluding new construction. Village names follow MLS area names.
