Where new homes are being built in Irvine
New homes in Irvine are concentrated in three places, all in the north and east of the city:
- Great Park Neighborhoods (ZIP 92618), on the former Marine Corps Air Station El Toro. FivePoint, the master developer, says the community spans about 2,100 acres and is planned for 10,556 homes, including 1,056 affordable units. The City lists its neighborhoods as Beacon Park, Cadence Park, Luna Park, Novel Park, Parasol Park, Pavilion Park, Rise Park and Solis Park, plus Altair.
- Portola Springs (92618 and 92620), an Irvine Company village below Loma Ridge, where several builders are selling final phases.
- Summit at Orchard Hills (92602), the last gated hilltop phase of Orchard Hills, also planned by the Irvine Company.
More is coming. In late 2025 the City's Planning Commission took up plans for 1,814 for-sale condominiums on about 191 acres in the southern part of the Great Park planning area, which is bounded by Irvine Boulevard and Portola Parkway, the SR-133, the Irvine Spectrum and the I-5. The City also reports construction has started on the Gateway Project, which will add housing and 700 acres of open space in North Irvine.
The Irvine Company's own building arm, Irvine Pacific, reports that its homes are sold out; the Villages of Irvine site now lists collections by outside builders. Prices below are from builder pages we opened in October 2026. They change often, so confirm with the sales office.
Irvine new home communities now selling
Toll Brothers at Great Park Neighborhoods
Toll Brothers opened this community for sale in January 2026. Its community page describes five collections of attached and detached homes, from 1,400 to 3,700 square feet with 3 to 5 bedrooms and attached two-car garages. Listed starting prices in October 2026: Elm Collection from $1,425,000, Birch from $1,525,000, Alder from $1,899,000, Rowan from $2,098,000 and Laurel from $2,590,000. The January 2026 launch announcement quoted homes from $1.1 million, so starting prices have moved up since opening. Residents use the master-plan amenities, which Toll lists as more than 20 pools and spas, parks, gardens and an ice complex. As a Great Park home, each lot pays the CFD 2013-3 special tax.
Fiore by California Pacific Homes, Portola Springs
Two floor plans from 2,035 to 2,410 square feet, with 3 to 4 bedrooms and first-floor bedrooms, loft and den options. The Villages of Irvine listing marked Fiore as "Final Homes Now Selling" and its page data gave a price range of $1,700,000 to $1,900,000. It is the smallest detached product now selling in Portola Springs.
Sierra by California Pacific Homes, Portola Springs
Single-family homes from 2,220 to 2,704 square feet with 3 to 4 bedrooms, downstairs bedroom suites, and a third-floor bonus room with a deck on select Residence 2 homesites. Listing data showed a range of $1,700,000 to $2,400,000.
Azul by California Pacific Homes, Portola Springs
Three plans from 2,787 to 3,552 square feet, 3 to 5 bedrooms and 3.5 to 5.5 baths, with panoramic doors to private yards and city-light views from select homesites. Listing data gave $2,400,000 to $2,900,000.
Olivewood by Risewell Homes, Portola Springs
Four-bedroom homes from 2,870 to 3,220 square feet, which the listing says sit at the highest point of Portola Springs, with hillside and city-light views from select lots. Status was "Call for Availability"; listing data showed $2,200,000 to $3,200,000.
Cielo and Arbor by Shea Homes, Portola Springs
Cielo has the largest plans in Portola Springs, 3,225 to 3,473 square feet with 4 to 5 bedrooms in two-story detached homes at the top of the village, with listing data of $2,500,000 to $3,100,000. Arbor offers 2,133 to 2,420 square feet with 3 to 4 bedrooms and was marked "Call for Availability"; ask Shea for current Arbor pricing, as the listing range did not match its size.
Summit at Orchard Hills: Crestview, Vista, Pinnacle and Skyline
The Irvine Company describes the Summit as four luxury collections behind private gates, terraced along hilltops in Orchard Hills. Crestview by Shea Homes has four plans of about 2,800 to 3,200 square feet with 4 to 5 bedrooms. Vista by Brookfield Residential runs from 3,500 to 4,931 square feet with 4 to 7 bedrooms. Toll Brothers builds Pinnacle (5 to 6 bedrooms, roughly 4,350 to 4,800 square feet) and Skyline (5 bedrooms, about 4,500 to 5,300 square feet, final homes). The pages did not publish prices; ask each builder. Note that schools serving Orchard Hills addresses can include Tustin Unified as well as Irvine Unified campuses, so check by address.
Andalucia by California Pacific Homes, Irvine Spectrum
A small gated collection of detached homes near the Irvine Spectrum, from 1,326 to 1,752 square feet with 2 to 4 bedrooms. It is the smallest new detached product we found in Irvine, a possible alternative to a townhome. Pricing was not shown on the listing.
Taylor Morrison at Luna Park
Taylor Morrison lists Aurora at Luna Park, a Great Park Neighborhoods community, on its Irvine pages. The page did not load prices or plans for us, so check directly with the builder and compare the CFD charge for the specific lot.
Irvine new construction at a glance
| Community | Builder | Area | Size (sq ft) | Price shown, Oct 2026 |
|---|---|---|---|---|
| Elm, Birch, Alder, Rowan, Laurel | Toll Brothers | Great Park | 1,400 to 3,700 | From $1,425,000 to from $2,590,000 |
| Fiore | California Pacific Homes | Portola Springs | 2,035 to 2,410 | $1.7M to $1.9M |
| Sierra | California Pacific Homes | Portola Springs | 2,220 to 2,704 | $1.7M to $2.4M |
| Azul | California Pacific Homes | Portola Springs | 2,787 to 3,552 | $2.4M to $2.9M |
| Olivewood | Risewell Homes | Portola Springs | 2,870 to 3,220 | $2.2M to $3.2M |
| Cielo | Shea Homes | Portola Springs | 3,225 to 3,473 | $2.5M to $3.1M |
| Arbor | Shea Homes | Portola Springs | 2,133 to 2,420 | Ask builder |
| Crestview | Shea Homes | Summit at Orchard Hills | 2,826 to 3,259 | Ask builder |
| Vista | Brookfield Residential | Summit at Orchard Hills | 3,500 to 4,931 | Ask builder |
| Pinnacle, Skyline | Toll Brothers | Summit at Orchard Hills | 4,354 to 5,344 | Ask builder |
| Andalucia | California Pacific Homes | Irvine Spectrum | 1,326 to 1,752 | Ask builder |
Portola Springs ranges come from the price data embedded in each Villages of Irvine listing page and may lag the sales office.
Mello-Roos and HOA fees on new Irvine homes
Almost every new Irvine home carries a special tax on top of the 1% base property tax, plus HOA dues.
Great Park CFD 2013-3
The City of Irvine says the Great Park Neighborhoods are in Community Facilities District 2013-3, formed in 2013 to pay for streets, utilities, parks and trails and to help build and maintain the Great Park. The charge can rise by up to 2% a year. Once the original bonds are repaid, which typically takes 40 years, the City says the charge will drop by roughly 65% to 82%, and the remainder continues indefinitely for maintenance. Great Park residents also get priority access and discounts at some Great Park facilities because they pay into the district. Ask the builder in writing for the current and maximum special tax for the specific lot.
Portola Springs and Orchard Hills special taxes and dues
We did not find a public summary of the special taxes for the current Portola Springs and Orchard Hills phases. Ask the builder for the Mello-Roos disclosure and the HOA budget, which may include a master association and a sub-association for gated areas. The County's 2026-27 rate book shows base rates for Irvine's tax rate areas between 1.00000% and 1.14059% before these charges. Our Mello-Roos guide explains how to read the disclosure, and the HOA laws guide covers your rights as an owner.
New vs resale in Irvine: what it costs
New homes start close to resale prices. Toll's Great Park collections start at $1,425,000, while Redfin's median sale price in ZIP 92618 was $1,436,078 for the three months to September 2026 and Zillow's typical value there was $1,515,388, down 5.5% in a year. Ask what the base price includes: design studio upgrades, window coverings and yard landscaping can add a lot. Older villages such as Woodbridge (median year built 1976 in ZIP 92604) were built before the Great Park district existed, so compare the special tax lines on both tax bills. On the other side, a resale may need a roof, systems or HOA reserve catch-up. Compare the full monthly cost: price, special tax, HOA, insurance and upgrades. See the Irvine housing market report for resale trends.
Inspections and warranties on new Irvine homes
- Hire your own inspector for a pre-drywall inspection and a final walk-through, even on a new home.
- Read the builder's warranty before you sign: what is covered, for how long, and how to file a claim. Get it in writing.
- Get the purchase contract reviewed. Builder contracts are written by the builder; read the dispute-resolution terms, the deposit rules and the limits on changes.
- Check the fire hazard zone and insurance for hillside lots in Portola Springs and Orchard Hills before you pay a deposit. See the wildfire zones guide.
Buying a new Irvine home with an agent
Ask each builder's sales office how it handles agent registration before your first visit, since some only recognize an agent who is registered at the start. An agent can compare the builder's incentives with resale homes nearby and negotiate upgrades or closing-cost credits. How buyer-agent pay works after the 2024 changes is covered in our commission guide. For local help, see our featured Irvine agent.