One of the older historic towns in Orange County, Tustin is a SoCal city south of breezy Santa Ana and just north of brainy Irvine. Known as the “City of Trees,” the area stood out as particularly lush to early Spanish explorers, with centuries-old California live oaks and sycamore groves. Founder and town namesake Columbus Tustin embraced the natural landscape and planted even more trees, including eucalyptus, citrus orchards and some of the first magnolias seen on the West Coast. The citrus orchards are mostly gone, and many of the trees have been cleared for development, but nearly three dozen varieties are still growing in the parkways and gardens of Tustin today. “It’s really wonderfully located in Orange County, with beautiful homes and a lush landscape,” says EQTY Realtor Daniel Finder, who is among the county’s top sellers and has over 30 years of experience in the market. “It’s conveniently located, where it’s not too far from the water. It’s a straight shot down the 55, and you’re in Newport Beach fast.”
A statue of Columbus Tustin stands in Old Town Tustin, who was the city's founder.
Tustin Ranch neighborhoods and parks are flush with tall mature trees.
An elevated view of a Tustin Ranch community shows a selection of Mediterranean-style homes.
Mission revival homes can be found in gated communities in Tustin Ranch.
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Lemon lovers at Citrus Ranch Park
Residents of Tustin have some of the best outdoor amenities in Southern California – it’s a swift 10-mile drive to Newport Beach and its iconic Balboa Pier. Situated in the shadow of the Santa Ana Mountains, countless hiking and mountain biking trails wind through the remarkable landscape. The Irvine Ranch Conservancy operates Limestone Canyon Regional Park, which is one of the preeminent places in the region for hiking at every skill level, though it’s open by reservation only. Locally, the city maintains about 20 parks and recreation facilities – a high concentration of dedicated park space for a city of its size. Citrus Ranch Park is a 17-acre citrus grove with around 1,000 lemon trees, playgrounds, trails and sweeping views of the mountains and Pacific Ocean. Tustin’s parks and recreation department supports a year-round calendar of engaging community events at different parks and public venues, including a casino night, a mass yard sale, concerts and movies in the park and the Fourth of July celebration.
You can enjoy expansive views at the top of Citrus Ranch Park in Tustin Ranch.
You can see the USMC Mounted Color Guard at the Tiller Days Parade.
The Tustin Tiller Days carnival at Columbus Tustin Park has several thrilling rides to enjoy.
The Tijuana Dogs perform at the Concerts in the Park event in
Tustin.
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High-end neighborhood with high-end prices
Real estate prices in Tustin indicate a competitive real estate market with a high-end price tag. The median home price was around $1.1 million in late 2024, compared to about $900,000 in broader California and $400,000 nationally. “Newer homes will come with Mello-Roos, a development tax that builders pass on to owners of homes built in the mid-1990s or later. Not every new home has Mello-Roos, but most of them do,” Finder says. “Newer construction homes in places like Tustin Field and Columbus Grove will have an aggressive Mello-Roos of 0.8%, which means on a million-dollar home, taxes could go from $10,000 to $18,000.” The city has a broad selection of homes, with each neighborhood offering something unique. “North Tustin is primarily older homes, so they won’t have Mello-Roos. Here you can buy ranch-style mini estates with views of the mountains — 5,000 square feet on a half-acre of land, which is not typical in Orange County,” Finder says. Supply is not keeping up with demand — the city was engaged in several high-end residential development projects in 2024, including two mixed-use venues and the sprawling Tustin Legacy properties. Condos and townhomes in the city are priced between $450,000 and $1.1 million, while homes are priced between $1 million for an older ranch-style home and $5.5 million for a contemporary estate home.
Homes come in a variety of colors in Old Town Tustin.
Bungalow homes are a common site in the older parts of Tustin.
Tustin Ranch residents can live in the numerous gated communities.
You can find contemporary estates perched high in the hills of North Tustin.
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Tustin Unified is graded A by Niche
One of the best districts in Orange County, the Tustin Unified School District is graded A-plus overall by Niche. There are walkable community schools throughout the city; over half are graded A or better by Niche. Hicks Canyon and Peters Canyon Elementary Schools are academic standouts with recent California Distinguished Schools honors. Graded A-plus by Niche, Beckman High School is among the state's higher performing high schools based on state test scores, according to Niche.
The Tustin Unified School District is graded A-plus overall by Niche.
Peters Canyon Elementary School is well known in the community.
enter an amazing school at Pioneer Middle School.
The entrance to Arnold O. Beckman High School in Irvine, California.
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Shopping and dining in Old Town Tustin
There are a few shopping and dining destinations around Tustin, including The Market Place, an outdoor shopping center that straddles the border with Irvine. Mexican-inspired with clean lines and bright colors, The Market Place is home to over 150 shops and restaurants. Old Town Tustin is an area centered around a group of historic buildings located on Main Street and El Camino Real, which date back to the 1880s. "The small downtown area is really cute and eclectic, with many different businesses and a lot of character," Finder says. "There are some cool little bars in Old Tustin, and some historic highlights to that area as well." The local food scene is robust and eclectic, with a mix of national and local chains and mom-and-pop businesses. Mexican establishments are the most prominent, but various Asian cuisines are also widely represented. Though the city is relatively small, Tustin is home to two Michelin-mentioned restaurants in CHAAK Kitchen and J. Zhou. For seafood lovers, the annual Lobsterfest is usually held in May and promises unlimited whole lobster.
Get some great food in Old Town Tustin during the Old Town Tustin Home and Garden Tour.
A young resident runs around the fountain outside the Tustin Ranch cinema.
Old Town Tustin Home and Garden Tour is a great place to see historical homes in Tustin.
You can get fresh strawberries and fruit at the Old Town Tustin Farmers Market.
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Public Art Commission brings color to the city
In Tustin, arts and culture are fostered at the city level with a dedicated Public Art Commission responsible for the dozens of installations around the community. Colorful planter pots, creatively designed utility boxes and painted murals dot the city and its structures. The Tustin Area Council for Fine Arts hosts an annual art walk and Broadway in the Park series. The TACFA also provides funding to the local art league, literary foundation and The Voices chorus. The Tustin Museum is operated by the historical society and funded by donations and proceeds from the Home and Garden Tour. Their Night at the Museum speaker series brings people together for talks from authors, historians and other experts in their field.
Custom art work is on display at the Tustin Art Walk and Artisan Market.
Local artwork being displayed at the Peppertree Park.
Murals can be found throughout Tustin, such as the one at the Boys & Girls Clubs of Tustin.
Old Town Tustin features public art in various places, including planter pots and seats.
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Interstate 5 access and heavy traffic
Tustin is bisected by I-5, which runs south to the Mexican border and north through central California to Oregon. For residents who commute north to Los Angeles, the traffic situation is known to be intense and frustrating – during rush hour, it can take upward of two hours to drive the 35 miles to LA. John Wayne Airport, which is international, is about eight miles south via CA-55. Most locals get around town in their cars via major thoroughfares like the Costa Mesa Freeway and Jamboree Road, but public transportation options exist. The Orange County Transit Authority has multiple bus routes that run through Tustin. Southern California's passenger rail service is provided through Metrolink, which has a station in Tustin and connects to Amtrak.
A safe city with some climate risks
Sleepy Tustin is considered a safe place to live, with a violent crime rate lower than the national average and substantially lower than the broader California numbers. Property crime also occurs less than it does nationally, though it’s closer to the average.
Like the whole of broader California, Tustin is facing fallout from climate change and has its own environmental risks. Summers are getting longer, hotter and drier, leading to drought conditions and elevated wildfire risk on the city’s northeast side. Winters are getting wetter, with increased frequency, duration and intensity of precipitation events, which can create flood conditions in basin areas. Tustin has a relatively high earthquake risk, with routine rumbling being the norm in Southern California, but it’s no better or worse than most other communities.
I have been selling real estate in the Irvine real estate market for 39 very successful years and will be here for many more. This longevity and confidence comes from my real estate services to a great many Buyers, Sellers and Investors and their recommendations to others that result in repeat and referral business that keeps me productive and successful. As a full service Real Estate Professional, I work with buyers, sellers and investors in real estate transactions spanning all price ranges and property types.
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