Cypress Village, Irvine

By Irene Zhang and Ricky Zhang · Keller Williams Realty Irvine · Updated October 2026 · Sales data through September 30, 2026

What Cypress Village homes are selling for now

Over the 12 months ending September 30, 2026, single-family homes in Cypress Village, Irvine, sold for a median $2.22 million ($832 per square foot) and condos and townhomes for a median $1.36 million ($830 per square foot). Price per square foot fell 6.7% for single-family homes and 4.9% for condos from the year before, against 3.6% and 5.9% for Irvine overall.

Homes still sell in about three weeks here: a median 18.5 days for single-family homes and 20 for condos and townhomes, both faster than Irvine overall. What changed is bidding. The share of condos selling over asking fell from 26% to 14%, and 29% of condo sellers cut their price before closing.

Get my Cypress Village home value →

Cypress Village market at a glance

• 61 resales in the last 12 months: 12 single-family homes and 49 condos and townhomes (52 a year earlier)
• $832 median price per sq ft for single-family homes, down 6.7% year over year on a small sample of 12 sales (Irvine single-family: down 3.6%)
• $830 median price per sq ft for condos and townhomes, down 4.9% (Irvine condos and townhomes: down 5.9%)
• 18.5 days median time on market for single-family homes and 20 days for condos and townhomes (21 and 18 a year earlier; Irvine overall: 23 and 30)
• 15% of resales sold above list price, down from 23%

Single-family homes vs. condos: last 12 months

Four of every five Cypress Village resales are condos and townhomes, and they sell for the same price per square foot as the detached homes, which few Irvine villages match. More than half are three-bedroom units, and about half run 1,600 to 2,000 sq ft.

Cypress Village home prices by year, 2022–2026

Single-family price per square foot peaked in 2024 and is down about 10% since. Condos peaked a year later and have given back about 4%. Both are still 14% to 16% above 2022. What really moved is competition among buyers: half of resales went over asking in 2024, and fewer than one in five has this year.

What the numbers mean if you're selling

• From October 2024 through September 2026, Cypress Village condos and townhomes that sold within two weeks got a median 100% of their original list price. The 38 that took more than a month got 95.1%. On a $1.36 million condo, that gap is about $68,000. The single-family sample is small, but it ran the same way: 100.4% for quick sales and 97.5% for slow ones.
• Spring is the strong season. Since 2024, homes that closed in March, April and May got a median 100% of original list price, four in ten sold over asking, and the median time on market was 8 days. Homes that closed in September and October got 97.6% and took a median 27 days. Allowing for a 30-day escrow, that means listing between February and early April.
• Among condos and townhomes, units of 1,600 to 2,000 sq ft, mostly three-bedroom plans, are the fastest sellers, a median 16 days over the last two years, while units under 1,600 sq ft took about 25. Price per square foot also rises with bedroom count, from $828 for two-bedroom units to $866 for four-bedroom, so a small unit priced off a large one's per-foot number will sit.
• Homes here are 4 to 13 years old, and buyers compare them with new construction a few minutes away in Great Park and Portola Springs. A resale has to show as well as a model home: paint, flooring and the yard decide first impressions. Before listing, we walk the house with you and sort each item into must-fix, worth refreshing, or leave as is.

What Cypress Village buyers ask about

• Schools. Cypress Village Elementary and Jeffrey Trail Middle School are both inside the village, and the high school is Irvine High. Buyers ask how far the walk is to each, so say so in the listing.
• Parks, pools and the trail. The village has a community park, five neighborhood parks, three pools and a recreation center, and the Jeffrey Open Space Trail runs along its edge. Name the nearest park and pool.
• Mello-Roos. Cypress Village has it, except in the 55+ Travata neighborhood, and in our experience it runs lower than in most newer Irvine villages. Check the tax bill for the specific address, and have it ready for buyers.
• HOA dues. Homes belong to the Cypress Village Community Association, and attached homes usually pay a second, neighborhood-level association on top of it. Have every set of HOA documents and the latest statements ready before the first showing.

See how we market Irvine homes →

Ricky's take on Cypress Village

Cypress Village is another well-located village in Irvine, and a fairly new one. It has Mello-Roos, but on the low side. That makes it a good fit for first-time buyers: the freeway and the grocery stores are close, and the elementary and middle schools are inside the village, which makes life a lot easier for families with kids.

When we sell here, first-time buyers are the main group we go after. They want a home that is clean and simple, not a showpiece, and ideally one they can move straight into. So the basic preparation matters: fresh paint, the small repairs, the routine maintenance. And because first-time buyers haven't seen many homes, every home here needs staging, even the small ones. The goal is for a buyer to walk in and feel "this is my dream house." That is what makes them decide quickly. We also lean hard on the village's convenience in the marketing: the stores, the schools, the parks and pools, plus the fact that the homes are new enough that there is little to worry about and upkeep is light.

The second group is investors. Tenants like a new home in a convenient spot, and most homes here are small to mid-size, which suits renting out. For investors we work out the return carefully. With low Mello-Roos and newer homes, the carrying costs, taxes and maintenance are all lighter than in many villages, so this is a sound place for a rental. Those are the two groups, and that is how we sell to each of them. — Ricky Zhang

About Cypress Village

Cypress Village is an Irvine Company village in north Irvine, California, east of Jeffrey Rd between Trabuco Rd and the I-5, in ZIP codes 92620 and 92618. It runs past Sand Canyon Ave to the 133 toll road, and a smaller section east of the 133, next to Great Park, is also part of the village. Homes were built from 2013 to 2022; Irvine Pacific's single-family neighborhoods sit among a larger number of attached homes. The Irvine Company's Cypress Village Apartment Homes, 1,677 units, is also inside the village.

The Jeffrey Open Space Trail, a 76-acre greenway, runs along the village and connects to the Mountains to Sea Trail. Cypress Village Shopping Center sits across Jeffrey Rd at the village's northwest corner, and Woodbury Town Center is a short drive north at Sand Canyon Ave and Irvine Blvd.

Cypress Village is in the Irvine Unified School District. Cypress Village Elementary, which opened in 2014, and Jeffrey Trail Middle School are both inside the village, and students go on to Irvine High School. The school boundary change IUSD approved in December 2025 affects Woodbury only; Cypress Village assignments do not change.

Cypress Village FAQ

What is a Cypress Village home worth right now?

In the 12 months ending September 30, 2026, Cypress Village single-family homes sold for a median $2.22 million, or $832 per square foot, and condos and townhomes for a median $1.36 million, or $830 per square foot. Floor plan, size and distance to the schools and parks all move the price. Get your home value here.

Are Cypress Village home prices going down?

Somewhat. In the 12 months ending September 30, 2026, price per square foot fell 6.7% for single-family homes (on only 12 sales) and 4.9% for condos and townhomes. Irvine overall fell 3.6% and 5.9%. Prices are still 14% to 16% above 2022.

How fast do homes sell in Cypress Village?

In the 12 months ending September 30, 2026, single-family homes took a median 18.5 days and condos and townhomes 20 days, both faster than Irvine overall at 23 and 30. Over the last two years, units of 1,600 to 2,000 sq ft, mostly three-bedroom plans, sold fastest, in a median 16 days.

What schools serve Cypress Village?

Cypress Village is in the Irvine Unified School District. Cypress Village Elementary (K-6) and Jeffrey Trail Middle School (7-8) are both inside the village, and the high school is Irvine High School.

Does Cypress Village have Mello-Roos?

Yes, except in the 55+ Travata neighborhood. In our experience selling here it runs lower than in most newer Irvine villages. Your property tax bill shows the exact amount for your home, and buyers will ask for it.

What ZIP code is Cypress Village, Irvine?

Cypress Village spans 92620 and 92618. In the 12 months ending September 30, 2026, 40 resales closed in 92620 and 21 in 92618.

Who should I list my Cypress Village home with?

Since 2022 Irene and Ricky Zhang have sold 16 Cypress Village homes, about $24 million in total, more than in any Irvine neighborhood except Great Park, and RealTrends Verified ranked them the #1 small team in Irvine by sales volume and transaction sides in its 2026 City Rankings, based on 2025 production. Each listing gets a video tour and ads the team pays for until the home goes into escrow. Their Cypress Village sales are listed below.

Why Cypress Village sellers work with Irene and Ricky

2026 RealTrends Verified: #1 small team in Irvine by volume and by sides
Irene Zhang, DRE #01967217 · Ricky Zhang, DRE #01972236

Our recent Cypress Village sales

Since 2022 we have sold 16 Cypress Village homes for about $24 million in total. In June 2024 a 2,691 sq ft single-family home on Chestnut Grove sold for $2.57 million, 104% of its original list price, in 6 days, and the same month two condos, on Copeland and Island Coral, sold for $1.93 million and $1.72 million, both above their original list prices, in 8 and 4 days. In June 2026 a 2,128 sq ft condo on Augustine sold for $1.84 million in 5 days. Our most recent sales were a single-family home on Honeyflower for $2.2 million in July 2026 and a condo on Painted Trellis for $1.45 million in August 2026.

We're Irene and Ricky Zhang, a husband-and-wife team with Keller Williams Realty Irvine, and since 2015 we've closed more than $600 million in sales. Ricky runs listing strategy and marketing; Irene handles home preparation, negotiation and client care. Meet Irene and Ricky →

See what your Cypress Village home would sell for →

More for Irvine homeowners

• Nearby neighborhoods: Stonegate, Woodbury, Great Park, Portola Springs
• Irvine home prices by neighborhood
• Weekly Irvine market updates
• Seller's guide and seller FAQs

Sources

• Sales figures: CRMLS closed resale records for Cypress Village and Irvine, January 2022 to September 2026, compiled by Irene and Ricky Zhang.
• Parks, pools, recreation center and schools: Irvine Company, Cypress Village.
• Schools inside the village and the Jeffrey Open Space Trail: Irvine Company press release, Jasmine at Cypress Village.
• Location, including the section east of the 133: State CEQA notice for Planning Area 40 East, December 2015. Apartment community: Orange County Business Journal.
• HOA structure: Cypress Village Community Association plus neighborhood sub-associations, per CRMLS listing records and Irvine Housing Blog, 2016.
• Cypress Village Shopping Center: Irvine Company release via PR.com, 2014.
• Woodbury boundary change (Woodbury only; no change for Cypress Village): Irvine Unified School District.
• Trail length: Irvine Company release via PR.com, 2014.