Known for being one of the safest cities in the U.S., Irvine, California is a highly sought-after place to live. With a population of just over 300,000 and over 30 wonderful communities, Irvine is considered to be one of the best places to live in California. There are fantastic restaurants, shops, and so many things to do everywhere you turn! Explore homes for sale in Irvine, California. 

Deciding where to live can be a bit overwhelming, especially because there are so many great neighborhoods in Irvine, so that’s why we’ve put together another list of the best neighborhoods in Irvine, CA. To explore more of the best places to live in Irvine, California, check out this blog.

El Camino Real

El Camino Real was built as part of the master-planned development of The Irvine Ranch. Though small, El Camino Real certainly stands out as one of the best places to live in Irvine. Also as one of the oldest communities in Irvine, it’s home to a mixture of houses and apartment buildings. 

Living in El Camino Real puts you in the middle of all the necessities. From well-rated schools to great parks, outdoor recreation opportunities, and places to eat, this neighborhood has it all. 

Explore homes for sale in El Camino Real, California. 

Turtle Ridge

If you’re looking for a naturally beautiful neighborhood to live in, Turtle Ridge is among the best! Turtle Ridge offers great schools, restaurants, and parks. As it’s a smaller neighborhood, residents can enjoy a more relaxed and laid-back atmosphere. 

You can find your charming oasis here in Turtle Ridge, but still be close to all the big-city amenities Irvine has to offer, like the Balboa Pier, Orange County Great Park, and more. 

Explore homes for sale in Turtle Ridge, California.

Cypress Village 

Cypress Village is one of the newest neighborhoods in Irvine. Starting in 2013, Cypress Village has experienced ongoing updates and expansion, as people are discovering just how great it is to live here. 

Cypress Village is conveniently located near Highway 133, giving residents access to all the things to do in Irvine and the surrounding areas. The neighborhood has a good mix of homeowners and renters, and the majority of the people living here enjoy the family-friendly and suburban feel. 

This neighborhood has well-rated schools, shops, restaurants, and entertainment options to match, too. If you’re looking to spend some quality time in the sunshine, Cypress Village has plenty of places to swim, bike, walk, and play tennis, baseball, or volleyball. 

Explore homes for sale in Cypress Village, California. 

Westpark 

If you’re looking to live in an area with a big-city feel but on a smaller scale, Westpark is the place to be. Westpark is one of the safest places to live, as it’s part of Irvine, CA. This neighborhood hosts multi-story homes and modern apartments and is in close proximity to great shops, restaurants, and parks. As an active community, Westpark is home to many families, university students, and professionals who love outdoor activities.  

Explore homes for sale in Westpark, California. 

University Town Center

Given its name, it’s no secret that the University Town Center is home to many young professionals and students. The University Town Center neighborhood is made up of condos, townhomes, and apartment buildings with the majority of residents being renters. However, home prices in University Town Center are on the more affordable side than other communities in Southern California. 

And, this neighborhood is known for being one of the best walkable communities in Irvine with tons of great restaurants and bars within a few minutes’ walk. If you’re not one for walking, this neighborhood is also easily accessible to bike around in and run errands. 

Explore homes for sale in University Town Center, California. 

As one of the best places to live in the U.S., Irvine, CA, has a lot to offer from small, tight-knit communities to larger, bustling ones. You can learn more about Irvine, browse ​​Irvine, CA homes for sale, schedule a meeting, or contact the Irvine real estate specialists at First Team Real Estate to discuss your questions and Irvine, California real estate needs.

To make sure your home purchase process goes smoothly, download our Buyer’s Guide today!

Irvine, California is a scenic and sunshine-filled city located in Orange County. With the best blend of a buzzing city with great amenities and expansive nature close by, living in Irvine offers plenty of adventures year-round! Before making a move to this great city, you might have some questions like, is Irvine a safe place to live? or even is Irvine a great place to live? 

Well, to answer your first question, Irvine consistently ranks high for being one of the safest cities in the country to live in and ranks number one in safety for a city with a population of 250,000 or more. 

As for the second question, check out these fun things to do in Irvine, CA, and see what amazing things this city has to offer. Continue reading for a few of our favorites or contact the Irvine real estate specialists at First Team real estate with your Irvine area questions. 

1. Irvine Spectrum Center 

The Irvine Spectrum Center is one of the top attractions in Irvine. And with a giant 108-foot Ferris wheel, it’s pretty hard to miss. You could spend your entire day here and not even scratch the surface of what this all-in-one center has to offer. 

For those who love shopping, browse through some of the over one hundred different stores to choose from, including unique boutiques and large chain department stores. After browsing through some shops, you can refuel at one of the many restaurants at the Center to keep the fun going and satisfy any craving. 

You can catch a movie at the Regal movie theater to end your day or keep the energy up and enjoy live music on weekends or a comedy show at Irvine Improv.

2. Pretend City’s Children’s Museum

One of the best things about living in this city is that there is an abundance of family-friendly activities in Irvine, CA. One of the most popular destinations for families to spend the day is at the Pretend City’s Children’s Museum. This museum lets kids run a city with role-playing, educational programs, hands-on activities, and replicas of a fire station, cafe, post office, and more! 

Here, kids can let their imaginations run free and get an educational sneak peek into what being an adult is like. As far as Irvine museums go, Pretend City’s Children’s Museum is world-class. 

3. Orange County Great Park 

The Orange County Great Park is one of the most popular Irvine, CA attractions –  and with good reason, too! If you’re not blown away by the Great Park Balloon, then you will be by all the things to do packed into 1,300 acres of land. The Great Park Balloon is a large, orange, helium-filled balloon where you can rise up 400 feet and take in the gorgeous view of the park and the city. 

This park was once a Marine Corps air station and now hosts plenty of picnic tables, a sports complex, a year-round ice rink, art exhibits, and more. If you’re looking to buy fresh produce, you can find that here, too at the Certified Farmers Market! 

4. Boomers! Irvine

If you’re yearning for even more family-friendly activities in Irvine, California, Boomers! Irvine is the place to be. From go-karting to mini-golf, an arcade, laser tag, and rock wall climbing, if you’re looking for an adventure park, Irvine has you covered! Plus, you can get your thrill on with many rides to choose from at the King Arthur’s Carnival. 

Not only is Boomers! An amusement park, but it also doubles as a great Irvine water park! With tunnels, slides, bumper boats, and rides you can stay cool during the hot summer days. 

5. Tanaka Farms

Looking to get close to nature? Tanaka Farms is the place to go! This operational farm has been providing families with fresh produce and educational tours since the 1940s. Hop on a pick-your-own wagon ride to pick fresh food that changes seasonally and sometimes even daily. 

Or, head over to the market stands to choose from a plethora of freshly harvest crops. With over 60 different types grown and harvested throughout the year and more sold from other local farms, you’ll be able to make any recipe! 

6. Irvine Barclay Theatre

Watch the magic of theater at the Irvine Barclay Theatre. Since opening in 1990, the theater has been putting on live music, dance, and theater performances. Seating only 750 people, you’ll have a great seat in the “jewel-box” theatre no matter where your seat is. 

Not only can you see great performances at the Irvine Barclay Theatre, but with National Geographic Live, you can also see incredible presentations by scientists, photographers, and explorers. Plus, authors and speakers, too! 

7. Explore miles of trails

With over 400 miles of trails, nature lovers can walk, bike, or hike to their heart’s desire in Irvine. You can choose from a variety of levels from leisurely strolls to more intense hikes, perfect for everyone of all intensity levels. 

As you can see there are plenty of things to do in Irvine, California! You can learn more about Irvine and browse Irvine homes for sale, schedule a meeting, or contact the Irvine real estate specialists at First Team Real Estate.  

IRVINE, CA – Janice Konkol—one of Orange County’s most sought-after real estate professionals—recently closed the sale of a stunningly remodeled single-family in Turtle Rock Crest, featuring city light views from the Pacific Ocean to Mount Baldy. Originally listed for sale at $2.8 million, the property at 2 Kepler, Irvine received four offers within just 48 hours, selling for 6.8% over the list price at $3 million.

“I am so happy I was able to ensure a quick and easy transaction with a smooth escrow for my client – coincidentally my next-door neighbor,” says Konkol. “We decided to do a full remodel on the property, nothing was left untouched. I then brought in stagers to add the final touches and we were easily able to sell for top dollar. That’s how you get that kind of money.”

This high-end remodel includes Provenza wood flooring, all new LED ceiling lights, new windows, custom cabinets in the kitchen, baths, and linen area, as well as custom shaker interior doors. The new kitchen overlooking the family room, breakfast nook, and city light views is the focal point of the home including a center island, premium quartz counters, Italian Forno gas range with center burner, and breakfast bar.

Creating a seamless indoor-outdoor flow, LaCantina multi-slide patio doors open to the backyard, bringing the outside in with a new built-in cooking center featuring a Solaire Infrared BBQ and refrigerator. Built for entertaining, the backyard is complete with a new gas glass firepit on a raised deck, and patio flooring with 3/4″ large pattern anti-slip porcelain.

For the last 12 years in a row, Konkol has been recognized as a California Five Star Professional for her exemplary client care and satisfaction. An expert in the Irvine real estate market and beyond, Konkol’s advice for homeowners is to reevaluate their goals in 2021. “If you’re thinking of selling in the next few years or so, the smart thing to do is sell now. This is a prime time to get a great price for your home and secure a quick sale,” explains Konkol. “If you’re even close to retirement, this is your moment. With interest rates still so low, this is an amazing time to sell and buy your next home for less – you just have to be patient with so many other active buyers in the market.”

Working with First Team Real Estate for nearly 40 years, Konkol’s thriving real estate business is built on client satisfaction, communication, and trust. For more information on this impressive home sale and Janice Konkol’s superior real estate services, visit janicekonkol.firstteam.com or contact her directly at (714) 624-3052.

Some home buyers run screaming when they hear the words Mello-Roos during a purchase on an Irvine home for sale. It’s time to dispel the fear and the not so ugly truth behind these special taxes. First Team Real Estate agents Sandi Clark and Debbie Miller are veteran experts on Irvine homes for sale and top producers in the area.

Sandi says, “Many Irvine home buyers are scared by the term Mello-Roos, but it’s not that scary. Once buyers know the facts, they realize Mello-Roos is not a problem.” If you’ve decided to invest in Irvine real estate it’s probably because you fell in love with the award-winning schools, convenient amenities and location and the fact that Irvine is the safest large city in the entire country 9 years running. Do you know what made Irvine such a desirable place to live? It was Mello-Roos.

What is Mello Roos?

Mello Roos are simply taxes to repay community bonds used to build the community. Back in 1978, California passed Proposition 13 which limited property taxation and so in 1982 the State Legislature got creative and passed Mello-Roos taxes which would be a way to help raise money for developing cities and communities.

These taxes a part of your annual property tax bill and paid monthly in order to pay said bonds from the city. They paid to convert the raw land and mountains into something the city could build on and create the amazing city we know today. Mello Roos taxes are found in several other desirable new South Orange County cities and communities like Coto De Caza, Mission Viejo, Ladera Ranch, and Mission Viejo

How much are Mello Roos in Irvine?

The cost of Mello-Roos taxes depends on when the home was built and varies from subdivision to subdivision. They can range anywhere from $30 to over $300 which is added onto your monthly bills. The length of time for Mello-Roos taxes also varies. Some payments only last as few as 10 years while others (most) last up to 30 years or beyond.

Sandi says, “Irvine buyers need to realize that Mello-Roos taxes are a part of the premium to live in Irvine and enjoy the top schools and amenities. The simple question is, can you live with that added onto your mortgage? If not, then choose a part of Irvine that does not have them. Most areas built before 1987 do not have the tax.”

What is the purpose of Mello Roos taxes?

Mello-Roos taxes pay for new schools, parks, and recreation centers in town. They can also be used to build more inventory in high demand locations. Communities with Mello-Roos, therefore, are great family-friendly cities because they are supported and maintained by these taxes. Irvine has amazing new homes for sale, low crime rates, award-winning schools, and great parks all because of Mello-Roos.

When you pay Irvine Mello-Roos taxes you reap the benefits of them. It is because of Mello Roos taxes that homes for sale in Irvine have such great schools, amazing parks and convenient infrastructure to offer home buyers.

What areas of Irvine have no Mello Roos taxes?

Common communities that do not have Mello Roos taxes include El Camino Real, Turtle Rock, University Park, most of Northwood and Woodbridge. These are some of the first communities built in Irvine before 1988 and therefore there never were Mello Roos taxes in these areas. Remember, Mello Roos is determined on a house by house basis so these areas have some Irvine homes for sale with no Mello Roos but it is in no way descriptive of all homes for sale in these neighborhoods.

What areas of Irvine have Mello Roos taxes?

Nearly all areas of Irvine built after 1988 have had Mello-Roos taxes. New construction homes in Irvine also have the tax. New homes for sale in Irvine, CA are currently available in the following neighborhoods: Cypress Village, Great Park Neighborhoods , Orchard Hills and areas of Woodbury, Stonegate, and Portola Springs. Contact Sandi Clark and Debbie Miller or any one of our agents in the First Team Real Estate Irvine Office to start your search for Irvine homes for sale.

How much is property tax in Irvine?

According to smartasset.com, the median home value in Irvine is $797,100 which makes the median annual property tax payment in Irvine $6,499.

How much are my property taxes Orange County?

Real estate in Orange County is taxed at a rate of 0.72%. This means that a home valued at $250,000 will pay about $1,788 in property taxes in a given year. To calculate your specific annual property tax, simply multiply the value of your home by 0.72 to get an approximate estimate. You can also look up your Orange County property taxes on the county’s website.

Full Orange County Property Tax Schedule:

July 1: Beginning of the fiscal year.

August: Treasurer-Tax Collector’s Office mails delinquent prior year secured notices.

August 31: Unsecured Tax Delinquency Deadline at 5:00 p.m. A 10% penalty plus a $75.00 collection fee is added as of 5:00 p.m.

Sept 25 – Oct 5: The Treasurer-Tax Collector’s Office mails out original Secured Property Tax bills. In addition, Supplemental Tax bills are mailed throughout the year. October: Unsecured Tax liens filed for unpaid unsecured accounts.

November 1: First Secured Property Tax installment is due; delinquent Unsecured accounts are charged additional penalties of 1.5% per month until paid.

December 10: First Installment payment deadline. A 10% penalty is added after the deadline.

January: Treasurer- Tax Collector’s Office mails delinquent notice for unpaid First Installment and Supplemental Secured Installments.

February 1: Second Secured Property Tax installment due.

Feb – March: Treasurer-Tax Collector mails delinquent prior year secured installment.

March – July: Unsecured Property Tax statements mailed.

April 10: Second Secured Property Tax installment payment deadline. A 10% penalty plus $23.00 cost is added after the deadline.

May: Treasurer-Tax Collector mails delinquent notices for any unpaid first and second installment taxes and Supplemental Secured Installments.

June 30: End of fiscal year.

July 1: Delinquent Secured and Secured Supplemental accounts are transferred to delinquent tax roll and additional penalties added at 1.5% per month on any unpaid tax amounts, plus $15.00 redemption fee.

5 Tips When Purchasing New Homes For Sale In Irvine

New homes for sale in Irvine CA are heating up the real estate market in Orange County, and as we now know, all new developments will have Mello-Roos taxes.

Buying new construction is very similar to purchasing a resale home but there are some differences – including negotiating strategy and timeline to name a few. Here are 5  facts you need to know as a home buyer when purchasing new construction, specifically in the Irvine area.

1. Choose your upgrades carefully

One of the most exciting things about buying new construction is the fact that you get to customize your home and choose your own floorplan, lot, and individual upgrades from crown molding to granite countertops. However it’s important to know that upgrades are where builders make their largest profit because the industry standard is to charge buyers double the sub-trader’s fee. That means that granite counters tops that cost you $8,000 only cost your builder $4,000. What is the lesson to be learned here? First of all, choose your upgrades wisely.

When Sandi and Debbie have buyers interested in new construction, they make sure their buyers know what they’re paying for. Sandi says, “I help out my buyers by going with them to choose upgrades based on their lifestyle and give them my expert opinion on prices. I’ve been in the business for years so I can let them know if the builder’s price is good on a certain amenity and what the buyers can easily upgrade themselves for less.”

There are over 20 different builders in Irvine with several different companies building in the same community. When you’re choosing where you want to buy, consider the builder and their price upgrade options as well.

2. Working with a buyer’s agent is in your best interest

When you buy new construction you have the option of working with the builder’s sales agents or hiring your own real estate agent. It is in your best interest to work with your own buyer’s agent for several reasons. First of all the sales agents working for the builder ultimately get paid by the builder so they will keep their company’s interests in mind at all times. A buyer’s agent, on the other hand, will be focused on keeping your best interests first and foremost.

Secondly, agents can save you money when purchasing a new home. There’s not as much room for negotiating on a newly built home as there is with a resale but a trained agent can create wiggle room.  Sandi says, “I’ve negotiated on lot premiums for clients in Irvine and got builders to reduce prices. I’ve also increased credits at the design center if I couldn’t reduce prices for my buyers.”

3. You’re moving into a construction zone

Buying a new home means that you’re moving into a community that’s not yet built. There will be noise, dirt, and dust and it’s important to prepare yourself for that added stress. Streets are not finished and the community is not quite pretty and manicured yet. Irvine CA houses for sale are all part of a master plan but in a new community, that plan hasn’t become a reality yet.

Consider an already established community in Irvine like Woodbury or Stonegate if you’re worried about some of these issues. These Irvine Villages offer newly constructed homes but most of the community is already built and ready to be enjoyed immediately.  Pavilion Park, the first of the Great Park Neighborhoods, on the other hand, is a completely new community which means construction will be ongoing and disruptive for some time before the area is completed.

4. Community amenities vary

There are several different communities to choose from when looking at new construction in Irvine and while all of the neighborhoods have parks and pools, each one is different. For example, Pavilion Park has a neighborhood greenhouse to promote farming and gardening culture as well as 320+ miles of bikeways. Research each community and its individual character before choosing the best newly constructed home in Irvine for you. A condo or townhome could be a great way for your family to get into one of these exclusive communities and enjoy the amenities with a smaller mortgage payment.

5. You can’t go wrong!

Irvine is an amazing city. The award-winning Irvine Unified School District is ranked 10/10 by GreatSchools. org based on test scores in the state, there are dozens of amazing parks throughout the area and the city has ranked as the #1 safest large city in America 9 years in a row. No matter where you end up buying in Irvine, it’s a great choice.

If you’re interested in new construction in the Irvine area, contact Sandi and her partner Debbie or any of the local experts at the First Team Irvine Office. You can call Sandi and Debbie at (949) 400-0987 or email them at debbie@sandianddebbiehomes.com to find out more about new homes for sale in Irvine CA.

Search Irvine homes for sale