Orchard Hills, Irvine

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

What Orchard Hills homes are selling for now

In the 12 months ending September 30, 2026, Orchard Hills single-family homes sold for a median $3.25 million and condos and townhomes for a median $2.03 million. Single-family price per square foot dropped 6.2%, more than the 3.6% fall for Irvine single-family homes overall. Condos and townhomes slipped only 2.3%, while Irvine condos fell 5.9%.

Single-family homes are also sitting longer, a median 32 days against 24 a year earlier, and almost nothing sells over asking anymore: 4% of resales so far in 2026, after 38% in 2024.

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Orchard Hills market at a glance

• 108 resales in the 12 months ending September 30, 2026: 76 single-family homes and 32 condos and townhomes (107 a year earlier)
• $983 median price per sq ft for single-family homes, down 6.2% year over year (Irvine single-family: down 3.6%)
• $921 median price per sq ft for condos and townhomes, down 2.3% (Irvine condos and townhomes: down 5.9%)
• 32 days median time on market for single-family homes, up from 24; 29 days for condos and townhomes, about the same as a year earlier (Irvine overall: 23 and 30)
• $10M top resale since 2022, a 7,000 sq ft home in September 2024

Single-family homes vs. condos: last 12 months

The 12 months run from October 1, 2025 to September 30, 2026. Orchard Hills condos and townhomes are big for Irvine, with a median of 2,134 sq ft and three bedrooms.

Orchard Hills home prices by year, 2022–2026

Single-family prices rose 36% from 2022 to their 2024 peak and have given back about 7% since. Condos and townhomes are about 6% below their 2024 high.

What the numbers mean if you're selling

• Over the last 24 months, single-family homes under 3,000 sq ft sold in a median 22 days, homes of 3,000 to 4,000 sq ft took 31, and homes over 4,000 sq ft took 37. The 19 sales at $5 million and up took a median 34 days and closed at 93.5% of their original list price.
• Most single-family homes here took more than a month to sell: 94 of the 146 sales in the last 24 months. Those homes closed at a median 94.0% of their original list price, against 98.2% for the 29 that sold within two weeks. On a $3.25 million home, the gap between those two groups is about $138,000. Only 38 of the 94 slow sales had a recorded price cut, so much of the discount likely came in negotiation rather than through price cuts. For condos and townhomes, quick sales got 100% of original list and slow ones 95.0%.
• With 4% of resales going over asking this year, buyers now treat the list price as the most they'll pay. They compare across the whole village, and the homes that sold within two weeks did best.
• The oldest resale homes here date from 2013, so buyers expect them to show close to new. Small things like scuffed paint, dated light fixtures and a tired yard stand out more on a nearly new home, so that's where we start.

What Orchard Hills buyers ask about

• Orchard Hills is split between two school districts. Some neighborhoods, including the gated Groves, are in the Tustin Unified School District, zoned to Orchard Hills School (K-8) and Beckman High School. Others are in the Irvine Unified School District, zoned to Canyon View Elementary, Sierra Vista Middle and Northwood High School. Buyers often filter by district, so the listing should name yours and its assigned schools.
• Orchard Hills homes pay Mello-Roos special taxes, and the amount differs from one neighborhood to the next. The village has two associations, one of them a master association, and the gated Reserve has its own. Have your tax bill and HOA documents ready before the first showing.
• Homes next to the groves and the Loma Ridge open space may fall in a fire hazard zone. If yours does, the sale needs the fire-zone disclosures, and we get them done before you list so they don't hold up escrow.

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Ricky's take on Orchard Hills

Orchard Hills is one of Irvine's best-known luxury communities. Most of the homes are fairly new and the floor plans are well laid out, which is a big part of why buyers like it. Only Phase 1 has no guard gate. Phases 2, 3 and 4 are all guard-gated, and buyers like that too.

When I sell a home here, I focus on three things:

• Prepare the home more carefully than you would elsewhere. Luxury buyers expect a certain quality of life, so everything from updates and staging to the interior paint and every small detail has to show that the home was cared for. That's what makes a home worth close to $1,000 a square foot.
• Don't sell on price per square foot. By that measure Orchard Hills costs more than most of Irvine. What we sell here is a way of life: living in quiet hills where you can find some peace of mind. That's what sells homes here.
• Advertise where wealthy buyers spend their time. That includes the YouTube channels they watch. That's how our targeted ads reach the right buyers.

About Orchard Hills

Orchard Hills is an Irvine Company village in the foothills of north Irvine, below Loma Ridge, mostly in ZIP 92602. Model homes for the first 12 neighborhoods opened in June 2014, and resale homes here date from 2013 to 2025. The Irvine Company describes a 1,320-acre village with 13 neighborhood parks, six pools, 11.25 miles of trails and avocado orchards that are still being farmed, many right next to homes.

Housing runs from attached homes and townhomes to large single-family homes. The neighborhoods that opened first, in 2014, have no guard gate, apart from the Groves, a gated enclave that opened alongside them; later neighborhoods, including the Reserve, are guard-gated. Orchard Hills Shopping Center, at Culver Dr and Portola Pkwy, has a Pavilions grocery store, a CVS and several restaurants, and Settler's Park nearby has sports fields, basketball and sand volleyball courts. Trails lead toward the Loma Ridge open space, which is open on scheduled, docent-led outings.

Northwood High School sits inside the village. Homes on the Irvine Unified side are zoned to it, along with Canyon View Elementary and Sierra Vista Middle School. Homes on the Tustin Unified side are zoned to Orchard Hills School, a K-8 campus, and Beckman High School.

Orchard Hills FAQ

What is an Orchard Hills home worth right now?

In the 12 months ending September 30, 2026, Orchard Hills single-family homes sold for a median $3.25 million, about $980 per square foot, and condos and townhomes for a median $2.03 million, about $920 per square foot. Size, school district, view and how close a home sits to the groves all move the price. Get your home value here.

What school district is Orchard Hills in?

Both. Part of Orchard Hills is in the Tustin Unified School District (Orchard Hills School K-8 and Beckman High) and part is in the Irvine Unified School District (Canyon View Elementary, Sierra Vista Middle and Northwood High). Check the district for a specific address before you buy or list.

How fast do homes sell in Orchard Hills?

In the 12 months ending September 30, 2026, single-family homes took a median 32 days and condos and townhomes 29 days. Irvine overall was 23 and 30 days. Larger homes take longer: over the last two years, homes above 4,000 sq ft took a median 37 days.

Does Orchard Hills have Mello-Roos?

Yes. Orchard Hills homes pay Mello-Roos special taxes on top of the regular property tax, and the amount differs by neighborhood. Check the tax bill for your address, and have it ready for buyers when you list.

How old are the homes in Orchard Hills?

The first model homes opened in 2014, and resale homes here were built between 2013 and 2025, so none is more than about 13 years old.

Who should I list my Orchard Hills home with?

Since 2022, Irene and Ricky Zhang have sold four Orchard Hills homes, including a single-family home on Trailmaster that sold for $4.13 million in March 2023 and a home on Oceano that sold in 8 days in April 2025. Each listing gets a video tour and ads the team pays for until the home goes into escrow. 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.

Why Orchard Hills 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 Orchard Hills sales

Since 2022 we have sold four Orchard Hills homes for about $11 million in total. In March 2023 a 4,474 sq ft home on Trailmaster sold for $4.13 million. In April 2025 a 2,190 sq ft home on Oceano sold for $2.28 million after 8 days on the market. For larger homes elsewhere in Irvine, our sales include an $8.25 million estate in Turtle Ridge and a $6.73 million home in Turtle Rock, the highest resale on record there.

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 Orchard Hills home would sell for →

More for Irvine homeowners

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

Sources

• Sales figures: CRMLS closed resale records for Orchard Hills and Irvine, January 2022 to September 2026, compiled by Irene and Ricky Zhang.
• Village size, parks, pools, trails, orchards and the shopping center's name: Irvine Company, Orchard Hills.
• June 2014 opening, the Groves, the shopping center, Settler's Park and Loma Ridge access: Irvine Housing Blog, Orchard Hills Overview.
• School districts: Irvine Housing Blog, Orchard Hills: The Groves (Tustin Unified) and Orchard Hills: The Reserve (Irvine Unified, gated, its own association, Northwood High inside the village).