Big lots, rolling hills, mature trees and real privacy, just minutes from the center of Orange County. Here's why North Tustin homes command a premium.
One resident famously described North Tustin as "like living in the country in the middle of Orange County." Having grown up next door in Tustin, I think that's still the best way to put it.
North Tustin, mostly in the 92705 zip code, sits in the foothills between Tustin and Orange. It includes neighborhoods like Lemon Heights, Cowan Heights, Panorama Heights and Red Hill.
For high-net-worth buyers, it offers something that's hard to find anywhere else in Orange County: space. Here's what drives the premium.
1. The Numbers Tell the Story
North Tustin consistently sits well above the rest of the Tustin area on price.
North Tustin (Lemon Heights area): typical home value of about $1.75 million
Tustin: typical home value of about $1.15 million
That's a premium of roughly 50% over neighboring Tustin. North Tustin values were also up about 4% over the past year, and the median list price was about $2.18 million (Zillow data through September 2026; the Tustin figure is Zillow's latest available).
It's also a community of long-term owners. About 88% of homes are owner-occupied, and the median household income is about $186,000, according to Census estimates.
Averages only tell part of the story. On the hillside estates, view lots and acre-plus properties, prices climb well beyond the typical value.
2. Land Is the Ultimate Luxury
In most of Orange County, luxury means a bigger house on a small lot. In North Tustin, it means land.
Many properties here sit on lots of a half-acre or more, and some neighborhoods have acre-plus estates. That space opens up possibilities buyers can't find in master-planned communities:
Custom homes built to the owner's vision, not a builder's floor plan
Room for a pool, sport court, outdoor kitchen and gardens
Space for an ADU or guest house for family or extended stays
In some areas, room for horses and other animals
And because so much of the community was built out one custom home at a time, no two streets feel quite the same.
3. Hills, Views and Mature Trees
North Tustin rises into the foothills, and that elevation is a big part of its appeal.
Views: from the higher streets in Lemon Heights and Cowan Heights, many homes look out over the city lights, the coast and, on clear days, Catalina Island
Mature landscaping: decades-old oaks, sycamores, pines and remnant citrus trees give streets a canopy you simply can't replicate in a new development
Winding roads: many streets have no sidewalks or streetlights, which adds to the quiet, country feel
This was once orange grove and ranch land, and you can still feel that heritage in the character of the neighborhoods.
4. Privacy and a Unique Unincorporated Identity
North Tustin is the largest unincorporated community in Orange County, home to about 25,700 people across roughly 6.6 square miles.
That status shapes how the community feels:
County services, local voice. Services come through Orange County, and the Foothill Communities Association, founded in 1964, has long weighed in on development to protect the area's semi-rural character.
Low density. Large lots and limited commercial development keep traffic and noise down.
Privacy. Gated drives, long setbacks and mature trees mean many homes can't be seen from the street.
For buyers who value discretion, that combination is hard to beat.
5. Country Feel, Central Location
What makes North Tustin rare is that all this space comes without a long commute.
Freeways: the SR-55, I-5 and SR-261 toll road are all close by
Job centers: Irvine, Newport Beach, Costa Mesa and Santa Ana are a short drive away
Air travel: John Wayne Airport is about 15 minutes away
Outdoors: Peters Canyon Regional Park sits right next door, with trails for hiking, biking and horseback riding
Schools: most of North Tustin is served by Tustin Unified, while parts of Panorama Heights are in Orange Unified. Always confirm the assigned schools for a specific address.
Daily life: Old Town Tustin, The District at Tustin Legacy and Old Towne Orange are all minutes away
6. Scarcity Protects Value
North Tustin is essentially built out, and the community has historically pushed back on projects that would change its character. In some areas, lot splits are restricted.
That means:
New supply is limited mostly to teardowns, remodels and the occasional custom build
Large-lot homes come up for sale relatively rarely
Many owners stay for decades, so well-located estates often draw strong interest when they do hit the market
In luxury real estate, scarcity is one of the strongest drivers of long-term value, and North Tustin has it.
7. What Luxury Buyers Should Know
The same features that make North Tustin special come with a few things to plan for.
Wildfire and insurance. Some hillside areas sit in higher fire hazard zones, which can affect insurance availability and cost. Get quotes early in your search.
Older systems. Many homes date to the 1950s through the 1970s, so inspect the sewer or septic system, roof, electrical and drainage carefully.
Hillside considerations. Slopes, retaining walls and drainage deserve a closer look on view lots.
Address confusion. Much of North Tustin uses a Santa Ana mailing address, so don't be surprised when your GPS or mail says Santa Ana.
Remodel planning. As an unincorporated area, permits go through the County of Orange rather than a city.
A local agent who knows these streets can help you weigh each property's quirks and value.
Final Thoughts
North Tustin's premium comes down to a rare combination: land, views, mature trees and privacy, all minutes from the center of Orange County. Those qualities can't be manufactured, and there's only so much of it to go around.
If you're thinking about buying or selling a home in North Tustin, I'd be happy to walk you through the neighborhoods and what today's market looks like street by street.
Reach me at greg@theodellgroup.com or 949.792.6020.
