$2,008,101Average Value$812Average Price per Sq Ft1Home For Sale
Spacious lots and stellar schools in the hills of Orange County
Few cities in Orange County offer more space for the money than North Tustin. The city's abundance of elbow room, variety of architecture and top-rated schools create a distinctly settled-down atmosphere, even in a central location near OC's busier areas. "Compared to Irvine or Newport Beach, you actually get what you're paying for in North Tustin," says Realtor Phillip Schaefer with Seven Gables Real Estate, who's been selling in the area for over 30 years. "A $2 million, three-bedroom house in Newport Beach or Irvine might be on a 6,000-square-foot lot, while that home in North Tustin would sit on a 12,000-square-foot lot or more," says Schaefer. The city's quiet reputation is the main reason its prices haven't skyrocketed, and it's also what attracts most buyers. "People don't come here for starter homes," says Schaefer. "They want a place to settle down with a big grassy lawn and great schools to send their kids to."
Home buyers looking for a bit less upkeep can find town houses and condos in North Tustin.
Homes in the southern region of North Tustin can boast amenities like private garages and pools.
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Grassy lawns and a choice of styles
North Tustin's median home price of around $2 million might seem high, but for this budget, the city offers more yard space and more options than most Orange County communities. "There's more variety here because people can make personal changes to their home," says Schaefer. "Places like Irvine, with lots of tract homes, don't allow for that freedom." The city's gradually elevating topography also provides different settings. "Some people like to be up the hills with lots of privacy, and others want to be down in the flats where kids can play and ride bikes in the street," says Schaefer. The flats, which make up most of the city, have a more suburban layout. Large ranch-style homes, Spanish Revivals and other styles in this area sit on grassy lawns with lots of trees and cost around the median price. Plus, almost every house has a pool to cool off during the warm summers. Lemon Heights is the most desired community in the city's northern hills. Its Mediterranean-style mansions can sit on multiacre lots with mountain views and ample privacy, and can cost nearly $4 million.
In North Tustin you will find a range of architectural styles with unique details.
Homebuyers can easily find low-maintenance townhomes in the North Tustin neighborhood.
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A top 50 school district in California
Students are served by the Tustin Unified School District, which earns an overall A-plus rating from Niche. Along with being a top 10 public school district in Orange County, it is a top 50 district in California, according to Niche. "Schools are one of the most important, if not the most important factor for people here," says Schaefer. "Arroyo Elementary, Hewes Middle and Foothill High is the trifecta people come for." All these A-rated schools are within a stone's throw of each other in the Lemon Heights area, another reason buyers seek out the hilltop community.
Hewes Middle School is a public middle school in North Tustin.
Foothill High School is a top ranked high school in the North Tustin neighborhood.
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Shop, stroll and dine in Old Town Tustin
Although Old Town Tustin is in Tustin and not North Tustin, it's still where everyone goes for morning lattes, midday strolls, evening dinner plans and community events. Along Old Town's streets lined with perfectly pruned trees, many businesses have made their home in the original early-1900s buildings. These include chic coffee shops like Morning Lavender Boutique and Café. Restaurants like Chaak Kitchen take advantage of the sunny OC weather with outdoor dining spaces. Among the cafes and restaurants, there are curated denim bars like Johnny Jeans and eclectic ingredient shops like Spice and Tulips. The Old Town Tustin Farmers Market takes place every Wednesday at the corner of El Camino Real and East Third Street. The Market Place, one of the area's largest malls, is down the road. It has a collection of fashion retailers, department stores and supermarkets.
Walking through Old Town Tustin is a local favorite activity.
Enjoy a piece of music history at Rasta-Cowboy Records.
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Hiking in Peters Canyon
North Tustin offers proximity to expansive open spaces, like Peters Canyon Regional Park, which encompasses 340 acres of sagebrush-covered foothills on the city's east side. Within this space, there are miles of hiking and equestrian trails. Nature lovers can admire the marshland habitat around Peters Canyon Reservoir. There are also community green spaces within walking distance of many homes.
Peter’s Canyon Regional Park offers a six-mile-long hiking trail for North Tustin residents.
Residents in North Tustin can head to Bent Tree Park to enjoy plenty of open green space.
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Easy commute to Irvine and Anaheim
North Tustin is in the central orbit of Orange County, making any of the county's employment hubs a short drive away. Irvine, OC's tech and finance center, is 7 miles south on state Route 55. Anaheim is home to entertainment meccas like Disneyland, less than 15 miles northwest on Interstate 5, which takes commuters up and down the coast. John Wayne Airport offers regional flights 10 miles south of the city. Medical personnel might work closer to home at Orange County Global Medical Center on the city's west side. Like most in Southern California, this is a car-dependent community. However, Orange County Transit Authority buses run through the city, and the train is available at the Tustin Metrolink Station.
Moderate wildfire risk
Weather here is warm for much of the year, and temperatures don't dip too much in the winter. The give and take of having an excess of natural space in North Tustin is that it increases the area's risk of wildfires. During the warm summer months, the grassy hills on the city's east side are the most likely place for fires. Homeowners near this open space should maintain a defensible space around their home by removing dry, overgrown brush from the perimeter of their property. North Tustin is served by the Tustin Police Department, but specific crime statistics for North Tustin aren't available.
Written By
Ed Coombs
Photography Contributed By
Samuel Evans
Video By
Francisco de la Vera
Interested in learning more about homes in this area?
Reach out to
David George,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
On average, homes in North Tustin, CA sell after 76 days on the market compared to the national average of 54 days. The median sale price for homes in North Tustin, CA over the last 12 months is $1,250,000.
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