Quail Hill

Quail Hill, Irvine

ZIP 92603 · Built 2002–2006

A hillside village south of I-405, between Sand Canyon Ave and SR-133, with 14 neighborhoods. Homes range from one-bedroom condos of 800-plus sq ft to hilltop single-family homes over 5,000 sq ft. The elementary school is inside the village, and the assigned high school is University High. This page works out the numbers for five groups of homes separately: actual sale prices, HOA, Mello-Roos, schools, and the figures to watch if you are selling here in 2026.

• Last 12 months median $1.696M
• Per sq ft $876
• Condo median $1.376M

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

Quail Hill at a glance

Quail Hill is in South Irvine, ZIP 92603, and is an Irvine Company planned village (Planning Area 17; next to it, PA 16 is about 651 acres of open space). It sits south of I-405, with Sand Canyon Ave on the west, Laguna Altura to the east across Laguna Canyon Rd (SR-133), and Shady Canyon and the city's nature preserve to the south. It was built from 2002 to 2006 by more than ten builders as 14 neighborhoods, and it is not gated.

According to CRMLS data, Quail Hill had 32 resales in the last 12 months (2025-09-01 to 2026-08-31), with a median sale price of $1,696,000 and a median price per sq ft of $876, +2.1% from a year earlier. That small gain comes from more single-family homes selling in the past year. Looked at separately, condos and single-family homes were each about 2% lower per sq ft than the year before. Since 2022, the condo median price is $1,250,000 and the single-family median is $3,168,000. Schools are in the Irvine Unified School District: Alderwood Elementary is inside the village, and it feeds into Rancho San Joaquin Middle and University High. The village has Mello-Roos.

• $1.696M — Median sale price, last 12 months (32 sales, 36 the year before)
• $876 — Median price per sq ft (+2.1% YoY; Irvine overall −4.9%)
• 182 sales — Resales since 2022 (74% condos)
• 14 neighborhoods — Built 2002–2006 (10+ builders, not gated)
• About $285 — Single-family HOA (monthly) (Condos about $160 plus neighborhood dues)
• 1.08%–1.19% — Effective tax rate (incl. Mello-Roos) (From 2 condo tax bills)
• 0.1 miles — To Alderwood Elementary (The school is in the middle of the village)
• University High — Assigned high school (Not affected by the 2025 boundary change)

Where Quail Hill is: a hillside village south of the 405

I-405 runs along the north side of Quail Hill. You enter from the roundabout on Sand Canyon Ave, and the land rises the farther south you go; open space lies to the south and west. The city's Planning Area 17 covers about 887 acres. Besides homes, it includes Irvine Company's Spectrum Terrace office park along the 405 at the east end (fully built out by late 2022), and Irvine Company's own Quail Hill rental apartments on the north side.

Quail Hill pros and things to consider

Pros

• Elementary school inside the village; assigned high school is University High
• Wide price range, from condos around $1M to hilltop single-family homes at $5M
• Mello-Roos about $1,500 a year, lower than many newer communities
• Albertsons, Hoag hospital and the 405 are all about a mile away
• Open space on all sides, with a trail that allows dogs on leash

Things to consider

• Not gated
• Added to the fire hazard zone in the 2025 maps; ask about insurance early
• Condos pay two HOAs: the master association and the neighborhood
• Some condos are three stories, with a lot of stairs
• Homes on the north side near the 405 get traffic noise
• Homes are 20-plus years old, and many need kitchen and bath updates

Selling in Quail Hill: 2026 market signals

If you own a home in Quail Hill, these are the numbers most worth watching:

• By home type, prices eased slightly: in the last 12 months, condos were −2.0% per sq ft and single-family −2.1%, versus −4.9% for Irvine overall.
• Fewer multiple-offer sales: the share sold over list price was 49% in 2022, 19% in 2025 and 10% in 2026.
• More price reductions: sales with a price reduction before closing were only 18% in 2024, then 39% in 2025 and 29% in 2026.
• The first two weeks set the price: of 68 sales in the last 24 months, homes that sold within 14 days on market got a median 99.6% of original list price, while those on the market more than 30 days got only 94.4%. On a $1.7M home, that is a difference of about $90,000.
• Single-family homes sell more slowly: in 2025, the median days on market was 41 for single-family homes and 16 for condos.

Homes in the same Quail Hill group have similar floor plans, and buyers compare directly against the latest sales of the same plan in the same neighborhood, so the first list price has to be right. In September 2026, several condos and several single-family homes were on the market in the village at the same time, and a few had already cut their price. Your home's condition and asking price need to be more attractive than the competing listings in your neighborhood.

Work out the taxes before you sell

If you have lived in the home as your primary residence for two years, you can exclude up to $250,000 of gain when you sell 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 selling can carry their original property tax base over under Prop 19, up to three times in a lifetime. Many Quail Hill owners bought new in the 2000s, and their gains may be more than the exclusion. Be sure to confirm the details 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 Quail Hill, 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