Turtle Rock, Irvine

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

What Turtle Rock homes are selling for now

In the 12 months ending September 30, 2026, Turtle Rock single-family homes sold for a median $2.8 million, and condos and townhomes for a median $1.75 million. The two went in opposite directions. Single-family price per square foot rose 2.8%, while Irvine single-family homes as a whole fell 3.6%. Condos and townhomes fell about 9%, more than the 5.9% drop across Irvine, partly because more large units sold than a year earlier.

Homes here still sell faster than in the rest of Irvine, but slower than a year ago, and far fewer sell over asking than in 2024. Over the past two years, homes that sold in their first two weeks typically got full asking price. Most of the ones that sat more than a month had cut their price at least once.

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Turtle Rock market at a glance

• 96 resales in the 12 months ending September 30, 2026: 57 single-family homes and 39 condos and townhomes (68 resales a year earlier)
• $1,190 median price per sq ft for single-family homes, up 2.8% year over year (Irvine single-family: down 3.6%)
• $808 median price per sq ft for condos and townhomes, down 9.3% (Irvine condos and townhomes: down 5.9%)
• 11 days median time on market for single-family homes and 18 days for condos and townhomes (6 and 14 days a year earlier; Irvine overall: 23 and 30)
• $6.73M highest resale price on record in Turtle Rock (August 2024)

Single-family homes vs. condos: last 12 months

The last 12 months run from October 1, 2025 to September 30, 2026. Turtle Rock condos and townhomes are large by Irvine standards: the median one sold had 2,249 sq ft, compared with 1,626 sq ft across Irvine.

Turtle Rock home prices by year, 2022–2026

Price per square foot is shown by home type because the mix of homes sold changes every year, and a single number would mostly reflect that mix.

What the numbers mean if you're selling

• Over the last 24 months, Turtle Rock single-family homes that sold within 14 days got a median 100% of their original list price. Those on the market more than 30 days got 91.4%. On a $2.8 million home, that gap is about $240,000. Of those 29 slower sales, 21 had cut their price at least once. Condos and townhomes show the same pattern: 100% versus 93.5%.
• In 2024, 51% of Turtle Rock resales closed above list price. So far in 2026 it's 24%. Underpricing to start a bidding war rarely works this year, and overpricing mostly adds days on the market.
• Condo and townhome prices per square foot are down about 9% from a year earlier, so a condo priced off 2024 or early 2025 sales will likely sit.
• Most Turtle Rock homes were built between the late 1960s and the 1980s, and buyers compare remodeled homes with original ones. Before listing, we walk the house with you and sort each item into must-fix, worth refreshing, or leave as is, then look at recent nearby sales of remodeled and original-condition homes to see which updates pay off.
• Have your latest property tax bill, HOA documents and an escrow estimate of your closing costs ready before you list.

What Turtle Rock buyers ask about

• HOA dues and rules differ from one neighborhood association to the next. Order HOA documents early so buyers can see the exact numbers.
• Buyers of 1970s homes ask about the roof, plumbing, electrical panel and windows. Keep permits and receipts for past work handy, and a pre-listing inspection lets you deal with problems before a buyer's inspector finds them.
• Homes along the open-space edges can draw insurance questions. If your home is in a fire hazard zone, we help you get the required inspection done before listing.

See how we market Irvine homes →

Ricky's take on Turtle Rock

To me, Turtle Rock is the most distinctive neighborhood in Irvine. It's nothing like north Irvine, where builders put up whole neighborhoods at once. Here almost every house has its own character. A lot of the homes are old, but the streets are shaded by big mature trees and the whole village has a classic, small-town American feel. The weather down in south Irvine is milder than in the north, too.

Owners here have been remodeling and adding on for decades, so most homes are better kept than their age suggests. Plenty of older homes still sit on lots where you can add on or rebuild, subject to HOA and city approval, and that's where I see the long-term value in this neighborhood. — Ricky Zhang

About Turtle Rock

Turtle Rock is a hillside village in south Irvine, in ZIP codes 92603 and 92612. It opened in 1967 as one of Irvine's five original villages and was the first hillside village on the Irvine Ranch. A turtle sculpture in Turtle Rock Community Park, at Turtle Rock Dr and Sunnyhill Dr, marks the founding. The name is usually traced to a turtle-shaped rock on Rockview Dr at the north end of the village.

The village runs from University Dr and Mason Regional Park on the north to Shady Canyon Dr on the south, and from Culver Dr on the west to Ridgeline Dr and Strawberry Farms Golf Club on the east. Turtle Ridge is to the south, across Shady Canyon Dr. Turtle Rock Dr loops through the middle and links the neighborhoods.

The Irvine Company counts about 3,850 homes in Turtle Rock. Most were built from the late 1960s through the 1980s, with a small number of newer custom homes. Single-family homes made up 56% of resales since 2022. The Turtle Rock Trail runs from University Dr to the Shady Canyon Trail, with trailhead parking at Turtle Rock Community Park.

Turtle Rock Community Park, at 1 Sunnyhill, has the city's Turtle Rock Nature Center, a community center, four lighted tennis courts and a lighted volleyball court. Chaparral Park, near Bonita Canyon Elementary, is a smaller neighborhood park. Mason Regional Park is on the north edge of the village, and Bommer Canyon open space is nearby.

Turtle Rock is in the Irvine Unified School District. Elementary students attend Turtle Rock Elementary or Bonita Canyon Elementary, depending on the street. The middle school is Rancho San Joaquin Middle School, and the high school is University High School, on Campus Dr next to UC Irvine.

Turtle Rock FAQ

What is a Turtle Rock home worth right now?

In the 12 months ending September 30, 2026, Turtle Rock single-family homes sold for a median $2.8 million, about $1,190 per square foot. Condos and townhomes sold for a median $1.75 million, about $808 per square foot. Two homes of the same size can sell far apart depending on lot, view, floor plan and how much has been redone. Get your home value here.

Does Turtle Rock have Mello-Roos?

Generally no. Most Turtle Rock homes don't pay Mello-Roos, unlike newer villages such as Turtle Ridge and Great Park. Your property tax bill shows any special taxes on your home.

What schools serve Turtle Rock?

Turtle Rock Elementary or Bonita Canyon Elementary depending on the address, Rancho San Joaquin Middle School, and University High School, all in the Irvine Unified School District.

How fast do homes sell in Turtle Rock?

In the 12 months ending September 30, 2026, the median was 11 days on market for single-family homes and 18 days for condos and townhomes. That is slower than a year earlier, when the medians were 6 and 14 days, but still faster than Irvine overall, where the medians were 23 and 30 days.

Is Turtle Rock the same as Turtle Ridge?

No. Turtle Ridge is a separate, newer village just south of Turtle Rock, across Shady Canyon Dr. Turtle Ridge was built in the 2000s and pays school Mello-Roos; Turtle Rock dates from 1967 and generally does not.

Who should I list my Turtle Rock home with?

Irene and Ricky Zhang sold the highest-priced resale on record in Turtle Rock, a custom home that closed at $6.73 million in August 2024, and in August 2025 they sold a Creekside home in 5 days for $3.5 million. 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 Turtle Rock 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 Turtle Rock sales

In August 2024 we sold a 6,385 sq ft custom home on Corona for $6.73 million, the highest resale price ever recorded in Turtle Rock. In August 2025 we sold a 1976 single-family home on Creekside in 5 days for $3.5 million, or $1,356 per sq ft, well above that year's Turtle Rock single-family median of $1,190. In October 2026 we closed the sale of a home on Saginaw Dr for $2.12 million.

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 Turtle Rock home would sell for →

More for Irvine homeowners

• Nearby neighborhoods: Turtle Ridge, University Park, Shady Canyon
• Irvine home prices by neighborhood
• Weekly Irvine market updates
• Seller's guide and seller FAQs

Sources

• Sales figures: CRMLS closed resale records for Turtle Rock and Irvine, January 2022 to September 2026, compiled by Irene and Ricky Zhang.
• Village history and home count: Irvine Company, Turtle Rock.
• Founding date, boundaries, the turtle rock and Chaparral Park: Wikipedia, Turtle Rock, Irvine.
• Highest-resale claim: CRMLS records of all Turtle Rock closed sales, checked by Irene and Ricky Zhang.
• Trails: TrailLink, Turtle Rock Trail.
• Park amenities: City of Irvine, Turtle Rock Community Park.