Stonegate, Irvine

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

What Stonegate homes are selling for now

In the 12 months ending September 30, 2026, single-family homes in Stonegate, Irvine, sold for a median $2.55 million ($893 per square foot) and condos and townhomes for a median $1.66 million ($882 per square foot). Price per square foot fell 2.1% for single-family homes and 5.4% for condos from the year before, against 3.6% and 5.9% for Irvine overall.

The bigger change is how long homes take to sell. Stonegate single-family homes took a median 41 days, up from 27.5 a year earlier, and condos 53 days, up from 20. Both are now slower than Irvine overall at 23 and 30. Only 6% of resales sold over asking, down from 15%, and 42% of sellers cut their price before closing.

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Stonegate market at a glance

• 36 resales in the last 12 months: 16 single-family homes and 20 condos and townhomes (46 a year earlier)
• $893 median price per sq ft for single-family homes, down 2.1% year over year on a small sample of 16 sales (Irvine single-family: down 3.6%)
• $882 median price per sq ft for condos and townhomes, down 5.4% (Irvine condos and townhomes: down 5.9%)
• 41 days median time on market for single-family homes and 53 days for condos and townhomes (27.5 and 20 a year earlier; Irvine overall: 23 and 30)
• 6% of resales sold above list price, down from 15%; 42% cut their price before closing, up from 26%

Single-family homes vs. condos: last 12 months

Stonegate is a small resale market: 36 sales in a year, so one or two unusual homes can move the medians. Condos and townhomes sell for nearly the same price per square foot as the detached homes, as they do in Cypress Village, a few minutes south on Jeffrey Rd. These figures cover the MLS area called Stonegate; Stonegate East, a smaller group of mostly attached homes near Irvine Blvd and the 133, east of the main village, is a separate MLS area and is not included.

Stonegate home prices by year, 2022–2026

Price per square foot peaked in 2024 for single-family homes and in 2025 for condos. Single-family has given back about 4% since, condos about 3%. Both are still about 18% to 25% above 2022. What collapsed is bidding: nearly two thirds of resales went over asking in 2024, and fewer than one in ten has since the start of 2025.

What the numbers mean if you're selling

• From October 2024 through September 2026, Stonegate homes that sold within two weeks got a median 100% of their original list price, single-family and condo alike. Single-family homes that took more than a month got 95.2%, and condos 96.6%. On a $2.55 million home that gap is about $122,000. With 42% of sellers cutting their price in the last 12 months, the first two weeks on market matter more than usual.
• Spring is the strong season. Stonegate closings in March, April and May since 2024 went for a median 100% of original list price in 8.5 days, with nearly half over asking; September and October closings got 96.6% in 17 days. Back out a 30-day escrow and the window to list runs from February to early April.
• Among condos and townhomes, units of 1,600 to 2,000 sq ft, mostly three-bedroom plans, bring the highest price per square foot over the last two years at $959, while units over 2,000 sq ft took a median 56.5 days to sell. Price a large townhome off a smaller unit's per-foot number and it will sit.
• Homes here are 8 to 15 years old, and the buyer looking at a Stonegate resale is often also looking at new construction in Great Park. The resale wins on the school and the settled village, and loses if it looks dated next to a model home. Paint, flooring and light fixtures are where that is decided, and we go through the house with you room by room before it goes on the market.

What Stonegate buyers ask about

• Schools. Stonegate Elementary is inside the village. Since the 2019 school year, Stonegate students go on to Sierra Vista Middle School and Northwood High School, after IUSD moved the village from Jeffrey Trail and Portola High. Buyers still find older material saying Portola High, so state the current assignment in the listing.
• Parks, pools and the trail. The Irvine Company counts nine community parks and eight pools in the village, plus a recreation center and basketball, tennis and sand volleyball courts, and the Jeffrey Open Space Trail runs along the Jeffrey Rd side. Name the nearest park and pool in the listing.
• Mello-Roos. Stonegate has a Mello-Roos special tax, and in our experience it is relatively low. Buyers compare it with newer villages, so put the current annual amount from the tax bill in the listing.
• HOA dues. Stonegate has one master association. Buyers will ask whether your home pays one set of dues or two, so check your own statements before you list and have every set of HOA documents ready before the first showing.

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Ricky's take on Stonegate

Stonegate's biggest selling point is that the elementary school is inside the village, which makes the morning school run very easy, and the school itself is very well regarded, in our view one of the best in Irvine. Buyers who put schools first like this village for that reason. Prices here have also been relatively steady over the years. It is a typical first choice for middle-income buyers: a well-kept village that is a little over ten years old. So when we sell here, we lead with the school, the parks and pools, and the quality of the homes. The village also has relatively low Mello-Roos, which helps.

The market splits in two. The condos suit first-time buyers and investors, so we advertise to both groups. The detached homes are mostly 2,400 to 3,000 sq ft and suit move-up buyers. Many of them come straight from a Stonegate condo: they are used to the village and do not want to leave it. So when we sell a detached home here, the first audience is the condo households already in Stonegate.

The usual issue with ten-year-old homes applies: things are starting to need attention. The village holds up well overall. The one thing we insist on is paint. The wall color is out of step with what buyers want now, and if your walls are still the slightly yellow color the builder left, we recommend changing it to something closer to white. Our recent sales here closed smoothly because the owners changed the wall color, updated the flooring and made the house brighter. That matters a lot. — Ricky Zhang

About Stonegate

Stonegate is an Irvine Company village in north Irvine, California, north of Irvine Blvd and east of Jeffrey Rd, across Irvine Blvd from Woodbury, in ZIP code 92620. Homes were built from 2011 to 2018, and the village covers about 300 acres with nine community parks, eight pools and a recreation center. The Jeffrey Open Space Trail runs along its western edge, and Woodbury Town Center is within walking distance for many homes.

Stonegate is in the Irvine Unified School District. Stonegate Elementary (K-6) is inside the village. In December 2017 the IUSD board approved a boundary change that took effect in August 2019: Stonegate moved from Jeffrey Trail Middle School and Portola High School to Sierra Vista Middle School and Northwood High School.

Stonegate FAQ

What is a Stonegate home worth right now?

In the 12 months ending September 30, 2026, Stonegate single-family homes sold for a median $2.55 million, or $893 per square foot, and condos and townhomes for a median $1.66 million, or $882 per square foot. Floor plan, size, lot and distance to the school and parks all move the price. Get your home value here.

Are Stonegate home prices going down?

Somewhat. In the 12 months ending September 30, 2026, price per square foot fell 2.1% for single-family homes (on only 16 sales) and 5.4% for condos and townhomes. Irvine overall fell 3.6% and 5.9%. Prices are still 18% to 25% above 2022, but homes are taking twice as long to sell as a year ago and 42% of sellers cut their price.

How fast do homes sell in Stonegate?

Over the year to September 30, 2026, single-family homes took a median 41 days and condos and townhomes 53 days, both slower than Irvine overall at 23 and 30, and much slower than a year earlier at 27.5 and 20. Homes that sold within two weeks got a median 100% of their original list price; those that took more than a month got 95% to 97%.

What schools serve Stonegate?

Stonegate is in the Irvine Unified School District. Stonegate Elementary (K-6) is inside the village. Since August 2019 the middle school is Sierra Vista and the high school is Northwood High School; before that it was Jeffrey Trail and Portola High.

Does Stonegate have Mello-Roos?

Yes. Stonegate homes carry a Mello-Roos special tax, and in our experience it is relatively low. Check the property tax bill for the specific address.

What ZIP code is Stonegate, Irvine?

Stonegate is in ZIP code 92620. All 36 resales in the 12 months ending September 30, 2026 closed in 92620.

Is Stonegate East part of Stonegate?

Stonegate East is a separate, smaller neighborhood of mostly attached homes near Irvine Blvd and the 133, east of the main village, with its own MLS area. The figures on this page cover the main Stonegate village only.

Who should I list my Stonegate home with?

Since 2024 Irene and Ricky Zhang have sold 3 Stonegate homes, about $6.2 million in total, 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 Stonegate sales are listed below.

Why Stonegate 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 Stonegate sales

Since 2024 we have sold 3 Stonegate homes for about $6.2 million in total. In January 2024 a 2,525 sq ft single-family home on Carrington sold for $2.35 million, 99.8% of its original list price. In June 2025 a 1,378 sq ft condo on Mayfair sold for $1.27 million. In July 2026 a 2,894 sq ft single-family home on Boxberry sold for $2.59 million, 96.5% of its original list price.

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 →

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More for Irvine homeowners

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

Sources

• Sales figures: CRMLS closed resale records for the Stonegate MLS area (Stonegate East excluded) and Irvine, January 2022 to September 2026, compiled by Irene and Ricky Zhang.
• Village size, parks, pools, recreation center, HOA and trail: Irvine Company, Stonegate.
• Stonegate East location: Irvine Company, Stonegate East village page.
• School boundary change (Sierra Vista and Northwood High from 2019): Irvine Unified School District and Portola Pilot.
• Stonegate Elementary location and grades: California Department of Education school directory.