Orchard Hills, Irvine

The numbers

Those two columns cover different windows on purpose. Irvine has enough sales to report a trailing twelve months honestly. Orchard Hills does not — only a handful of homes here resell in any given year, so a twelve-month median would swing on two or three transactions. The all-time figure since 2014 is the more stable number, and 70 sales is the whole recorded resale history of the village.

Why so few resales?

Orchard Hills is new. The oldest homes date to 2014 and the newest to 2025, which means most owners are still original owners. Homes that have never changed hands do not appear in resale statistics at all, and new-construction sales handled directly by the builder often never reach the MLS.

The practical consequence for a buyer is that inventory is thin and genuinely comparable sales are scarce. The consequence for a seller is that your home is frequently being priced against new-construction inventory rather than against recent resales — which is a different pricing exercise, and the reason a village-level read matters more here than a citywide one.

What buyers actually weigh

Mello-Roos and its remaining term. Orchard Hills homes carry a Community Facilities District special tax billed on the annual property tax statement, on top of the base rate and separate from HOA dues. The amount is set per district and per phase, not per village, so two homes a few streets apart can differ. The term is finite, so the years remaining are part of what you are buying. Always ask for the CFD number and its payoff schedule.

One association fee here, unlike much of Irvine. Orchard Hills dues run a median of $280 per month, modestly above the citywide $251 — but none of the 70 recorded resales carried a second association assessment, against 37% of Irvine sales citywide. That is worth knowing precisely because the second fee is the thing that surprises buyers elsewhere in the city: a home in another village quoting $251 may actually cost more per month than an Orchard Hills home quoting $280. Compare total monthly dues, not the headline figure.

Attendance area, not district. Orchard Hills is served by Irvine Unified, which is consistently among California's highest-performing districts, so the real question is which specific attendance area an address falls in. Boundaries are redrawn as new phases come online, so verify the current assignment with the district for the exact address rather than relying on a listing sheet.

Detached versus attached. The village includes both, and they behave differently on resale. Ask any agent you are interviewing which of the two they have actually transacted here.

Working with us here

Glara Lee specializes in this village and was raised in Orange County and educated in Irvine public schools. Veronica Lee has sold in Irvine since the 1990s, through multiple market cycles. Together the team's four agents have 559 closed home sales totaling more than $533 million recorded in CRMLS. Given how few Orchard Hills homes trade each year, that continuity matters more than volume.