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Privacy and Beautiful Real Estate Define the West Irvine Neighborhood

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Where is the neighborhood located within Irvine? 

West Irvine is one of the most inland neighborhoods in the city and is situated on the border of Tustin Ranch and Irvine.  West Irvine communities are located between Jamboree and the 261 Toll Road.

What’s the typical profile of residents here? Young professionals? Families? Investors?

West Irvine was developed with families in mind and offers a quiet location close to great schools and Irvine amenities.  There are some lower priced condo communities, so investors looking for rental properties can find some great deals in West Irvine.

Is the neighborhood quiet? Safe?

West Irvine is located away from the central Irvine area, so privacy is excellent as the communities are insulated within a smaller area away from the nearby shopping centers.  Irvine is one of the safest large cities in the U.S., and residents in West Irvine will feel as safe as they would in any other part of the city.

What are some key amenities within the neighborhood?

There is not an overwhelming amount of real estate in West Irvine, so you will not feel like you are living on top of your neighbors.  There are a couple of very nice parks spread throughout West Irvine, and the proximity to Tustin Ranch affords easy access to other parks and the beautiful Tustin Ranch Golf Club.  A large nature trail (the West Irvine Trail) is easily accessed from virtually every community, and you are not far from the beautiful trails and open spaces at Loma Ridge. 

Are there grocery stores, shops, or restaurants within walking distance?

There are no shopping centers or grocery stores within the West Irvine neighborhood, but this really makes no difference as West Irvine communities are a stone’s throw from the large Irvine and Tustin Marketplace.  Numerous shops and restaurants are right at your fingertips, including the ever-popular Target and a Lowe’s Home Improvement.  Costco is also only a couple of minutes from West Irvine, so literally anything you need in terms of groceries is very close to these communities.

Is the community mostly single-family homes or condos and townhomes?

The majority of real estate in West Irvine are single-family homes. Out of 16 developments, 11 feature single-family real estate and 5 offer condos and townhomes.

What is the average price of a home in this neighborhood?

West Irvine homes and condos were built mainly in the 1990s and early 2000s, so the price points are pretty reasonable when compared to nearby neighborhoods such as Northpark and Portola Springs.  West Irvine condos for sale and townhomes start in the low $500,000s and climb into the $700,000 range for the largest floor plans.  West Irvine single-family homes are mainly in the $800,000 range, although the larger homes have recently been selling in the $900,000s and low $1 millions.

How does the rental market here compare to other neighborhoods?

West Irvine does not have the most active rental market due to higher price points than popular rental areas like the Airport Area and Woodbridge.  However, West Irvine should be very attractive to investors because the rents you can charge here should be higher than the aforementioned areas due to the neighborhood’s quiet atmosphere and easy access to excellent amenities.

Can you describe the average floor plan for homes or condos in this neighborhood?

The average single-level condo in West Irvine will be around 1,200 square feet, while a multi-level townhomes averages around 1,700 square feet.  Single-family homes in West Irvine are mainly in the 2,000-3,000 square foot range.

What is the average HOA here, and what does it typically cover?

Unlike some newer Irvine neighborhoods, residents in West Irvine single-family home developments are not responsible for monthly HOA dues.  Condo and townhome residents can expect to pay anywhere from $200-350 per month in HOA dues depending on the community, amenities and home size.

Are there Mello-Roos? If so, what is the average cost and for how long?

West Irvine does have Mello-Roos, although the assessments are some of the lowest in Irvine compared to other Mello-Roos neighborhoods.  Mello-Roos in West Irvine adds approximately 0.2% to your overall tax rate.

Are there any schools in the neighborhood? What about private and Montessori schools?

Myford Elementary School is located in the middle of West Irvine, and next door in Northpark are multiple schools – Hicks Canyon Elementary, Sierra Vista Middle and Arnold Beckman High.

Aside from what’s already been listed, what makes buyers choose this neighborhood over others?

West Irvine offers a quiet atmosphere perfect for families and buyers looking to get away from the crowded central Irvine area.  The proximity of the Marketplace puts all of your shopping and eating needs to rest, and the quality of the real estate in West Irvine makes this a wonderful place to call home.

If you’re interested in learning more about West Irvine or other homes for sale in Irvine, give us a call today at (714) 454-6304. We look forward to hearing from you.

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