Selling in Irvine
Irvine
The same full-service listing we run everywhere else, at one flat fee.
In September 2026, half the homes that sold in Irvine closed above $1,444,000 and half below. The median one took 63 days to go under contract and finished at 97.56% of asking. About 594 homes were for sale, 8% more than a year earlier, and roughly three in four listings took a price cut before they sold.
- Median sale price
- $1,444,000
- down 6.84% YoY
- Days on market
- 63
- median, list to contract
- Sale to list
- 97.56%
- 13.1% of homes sold over asking
September 2026. Source: Houzeo. 3.4 months of supply.
At the median
What listing here costs you.
Run at the September 2026 median. The breakdown at any price is on the flat fee page.
Irvine · September 2026 median
At $1,444,000, our listing fee is $19,500.
You'd keep $23,820 more than you would at a 5% commission.
Assumes you offer the buyer's agent 2%. Based on a 5% total commission. Savings vary by property and price.
Neighborhoods
Irvine, neighborhood by neighborhood.
The tracts buyers name, one line each.
- Turtle Rock Hillside village next to UC Irvine whose first phases were finished by 1970, with a trail from Turtle Rock Park into the Bommer Canyon open-space preserve.
- Woodbridge Built in phases through the 1970s and '80s around two man-made lakes, North Lake and South Lake, each crossed by the wooden footbridge the village is named for.
- Northwood Established north-side village where the school district can change by street: some Northwood homes are assigned to Tustin Unified and Beckman High.
- University Park and Rancho San Joaquin University Park was sold as Irvine's first village, built in phases from 1965. Rancho San Joaquin went up next door through the 1970s around an 18-hole public golf course.
- Woodbury, Stonegate and Cypress Village Newer Irvine Company villages. Stonegate and Woodbury East were among the first it opened when it started building again around 2010.
- Orchard Hills and Portola Springs Hillside villages at the city's northern edge. Orchard Hills was planned alongside Portola Springs, and its home sales waited out the housing downturn.
- Great Park Neighborhoods FivePoint's homes on the former El Toro Marine Corps Air Station, first opened in 2013. They sit inside the city's CFD 2013-3, a special tax set when the district formed.
On the ground
What buyers ask about Irvine.
The Irvine Company planned the city as a series of villages, each with its own association, so dues, amenities and special taxes change from one village to the next.
Irvine Unified serves most of the city, but some north-side homes, including parts of Northwood and the area around Orchard Hills, are assigned to Tustin Unified. The district's own address lookup is the only answer that counts.
UC Irvine sits in the middle of it all, between University Park and Turtle Rock.
Questions we get
Irvine questions, answered.
Most Irvine listings took a price cut. How should I price?
Close to the last sales of the same plan in the same village. In September 2026 only about 13% of Irvine homes sold over asking, the typical sale closed at 97.6% of list, and roughly three in four listings cut their price along the way. Starting high in this market mostly buys you a price cut later. New-home builders' incentives nearby are part of your competition too, and we price with them in view.
Does every Irvine home have Mello-Roos?
No. The law that created Mello-Roos districts passed in 1982, so villages built before it, like University Park and early Turtle Rock, weren't formed with one. Newer villages often were: every Great Park Neighborhoods home sits in CFD 2013-3. Your property tax bill shows any special-tax line, and we put the annual figure in the listing.
Which school district is my Irvine home in?
Usually Irvine Unified, but not always. Some north-side homes, including parts of Northwood, are assigned to Tustin Unified and Beckman High, even with an Irvine address. We check the address with the district before the listing names a school.
What does a flat fee cost on an Irvine sale?
One flat listing fee plus the 2% you offer the buyer's agent. A house at the Irvine median is billed $19,500; a $2 million Turtle Rock sale is $39,000, the first step up. The full breakdown at any price is on our flat fee page.
Same MLS, same photography, and a fee you can see up front.
Send us the address and your agent will tell you what your house should list for in Irvine and what selling it costs. No obligation, and nothing up front.
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