Hidden Canyon

Hidden Canyon, Irvine

ZIP 92618 · Opened 2015

A gated community south of Laguna Altura and east of Laguna Canyon Rd: about 250 single-family homes built by Toll Brothers in 2015–2017, mostly 4,700–6,700 sq ft inside, zoned for University High. Only a few homes sell here each year. This page lists all 27 sales since 2022 one by one, then covers the HOA, Mello-Roos, schools and the numbers to watch if you are selling in 2026.

• Median since 2022 $6.584M
• Per sq ft $1,258
• Top sale $9M

By Irene Zhang and Ricky Zhang · Keller Williams Realty Irvine · Updated 2026-10-01 · Sales data through 2026-08-31

Hidden Canyon at a glance

Hidden Canyon is in South Irvine, ZIP 92618. It is a gated community at the south end of the city's Planning Area 18, with Laguna Altura to the north and the Bommer Canyon open space to the west across Laguna Canyon Rd. The Irvine Company sold the entire site to Toll Brothers, which opened sales in 2015 and had largely sold out by 2017: about 250 homes in two collections, Capri and Marbella.

According to CRMLS data, Hidden Canyon has had 27 resales since 2022, all single-family homes, with a median sale price of $6,583,888 and a median price per sq ft of $1,258. The highest was 138 Scenic Crest at $9,000,000 in 2022. In the last 12 months (2025-09-01 to 2026-08-31) only 2 homes sold, at a median of $7,625,000. Schools are in Irvine Unified School District, and listings show the assigned schools as Alderwood Elementary, Rancho San Joaquin Middle and University High. The community has its own HOA and a 24-hour guard gate, and it has Mello-Roos.

• $6.584M — Median sale price since 2022 (27 sales, all single-family)
• $1,258 — Median price per sq ft (2025: $1,467 (5 sales))
• 2 sales — Sales in the last 12 months (5 in the prior 12 months)
• About 250 homes — Two collections (Built 2015–2017)
• $550–$650 — HOA (monthly, 2026) (Its own association, separate from Laguna Altura)
• 1.06%–1.18% — Effective tax rate (incl. Mello-Roos) (4 tax bill records)
• 24-hour — Guard gate (Its own entrance)
• University High — Assigned high school (Not affected by the 2025 boundary changes)

Where Hidden Canyon is: the canyon south of Laguna Altura

On the city's planning map, Hidden Canyon and Laguna Altura are both in Planning Area 18, with Hidden Canyon at the south end. The nearest homes in the two communities are about 0.3 miles apart. To the west, across Laguna Canyon Rd, is the Bommer Canyon open space the city has preserved (PA 28). East and south of the community are the cities of Laguna Hills and Laguna Woods, but every address inside the community is in the City of Irvine. On the city's HOA map, the Hidden Canyon Community Association covers about 141.5 acres and is a separate association from Laguna Altura's.

Hidden Canyon pros and things to consider

Pros

• Its own gated community with a 24-hour guard gate, about 250 homes
• Built 2015–2017; large homes, most with 5 or more bedrooms
• Zoned for University High
• Open space on three sides; some homes have canyon views
• Close to Irvine Spectrum and the 405

Things to consider

• In a Very High fire hazard zone; ask about insurance early
• HOA dues have gone up fast: $550–$650 a month in 2026
• Mello-Roos, about $4,000–$4,500 a year in fixed charges
• Schools and stores require a drive
• Only a few sales a year, so there are few comps for pricing

Selling in Hidden Canyon: 2026 market signals

If you own a home in Hidden Canyon, these are the numbers worth watching:

• Prices are clearly up over three years: the median price per sq ft was $1,055 in 2022 and $1,467 in 2025. In March 2025, 108 Panorama sold for $8.9225M, or $1,724 per sq ft, the highest price per sq ft in recent years.
• More listings than sales: only 2 homes sold in the last 12 months, while in September 2026 there were 4 homes for sale or coming soon, asking $6.96M to $9.98M.
• Asking prices are well above past sales: 104 Shady Arbor sold for $6.02M in 2024 and is now asking $9.18M. 108 Panorama listed at $10.88M in July and was relisted at $9.98M in September.
• The first two weeks set the price: of the 7 sales in the last 24 months, those that went under contract within 14 days of listing got a median of 100% of original list price, while those on the market more than 30 days got 95.3%. The sample is small, but on a $7.5M home that gap is in the $300,000s.

When you sell in Hidden Canyon, there are only a few comparable sales a year. Recent sales in the same collection, on the same street and with the same kind of view carry the most weight. Set your asking price with the few active listings in mind, because buyers will be looking at them at the same time.

Work out the taxes before you sell

If you have owned and lived in the home for at least two years, you can exclude up to $250,000 of gain from tax if single, or $500,000 if married filing jointly. Homeowners 55 and older who buy a new primary residence in California within two years before or after the sale can transfer their original property tax base under Prop 19, up to three times in a lifetime. At this price level the gain usually far exceeds the exclusion, so confirm how these rules apply to you with a tax professional.

Why Irvine homeowners choose Irene and Ricky

Irene and Ricky Zhang are a husband-and-wife team who spent 8 years in sales and marketing at Procter and Gamble before starting their real estate careers, and have been selling homes in Irvine since January 2015. The team passed $100 million in sales volume in 2024, earned the Orange County REALTORS® (OCAR) Diamond award in 2024 and 2025, and in the 2026 RealTrends Verified rankings (based on 2025 production) was the #1 small team in Irvine by both volume and sides.

• Pricing: priced from the latest sales of the same neighborhood, floor plan and condition in Hidden Canyon, with the competing listings on the market taken into account
• Presentation: professional staging, high-end photography, drone video and 3D virtual tours
• Marketing: MLS, major real estate portals, Facebook, Instagram and YouTube, reaching local and international buyers in English and Chinese
• Negotiation: hands-on from showings and buyer screening through final negotiation, in English, Mandarin and Cantonese
• Team: a marketing director, listing manager, transaction manager and coordinator; more than 300 homeowners served