PORTOLA HILLS LIVING by Kelly Turbeville

While it seems like it is more summer than spring, with the hot weather we have this week.. Today's forecast is 94 degrees and it's March.   We technically haven't even hit Spring yet. That happens next week.    Orange County doesn't really get hit with a seasonal delay in the market.. We have more what I call a holiday hangover market. It doesn't really start to wake up until after Super Bowl weekend.  At that point, inventory is generally the lowest.. as we get closer to April.. Inventory really begins to increase.. With May having the most activity. Listings that come typically after that tend to stay on the market a bit longer.  So the spring window to sell a home in the OC is pretty quick.  Of course, interest rates, world events also all play a role.. Which is what we are actually seeing today in the market.  Below is a quick look at both the Attached Market and Single Family Market.  This is through February. Where we saw the first maj...

As we stepped into 2026, Portola Hills is showing movement. Interest rates have eased to 5.99%, and we’re seeing buyer demand pick up after a slower finish to last year. Inventory is heavier than we typically see at the start of a new year...partly due to a new phase release in The Oaks, ultimately giving buyers more options and sellers more competition.  Below is a quick snapshot of how the market ended in January. J anuary closed with an average sold price of $1,253,273 in Portola Hills, with single-family homes averaging $1,671,000 and attached homes at $793,333. Homes are taking a bit longer to sell; 69 to 85 days on average, and we’re sitting at roughly five months of inventory. That tells us we’re in a more balanced market to start 2026. Buyers have options, but well-priced homes are still achieving strong list-to-sell ratios at 100%. The opportunity isn’t gone; as rates come down... Spring might be reflective of what we say in 2022? The numbers tell the story: more inventory...

Portola Hills 2025 Real Estate Recap... And What 2026 May Bring While 2025 was often labeled a “quieter” year in real estate, the data in   Portola Hills   tells a more nuanced story. Activity slowed compared to the frenzy of prior years, but demand never disappeared, it simply became more selective and more strategic. What the 2025 Numbers Tell Us In 2025, Portola Hills posted an   average sales price of $1,376,621 , with single-family homes averaging   $1,697,414   and attached homes averaging   $726,588 . Overall, sellers received   approximately 98% of list price , and homes averaged   mid-50 days on market , depending on product type. Inventory hovered around   five months , but that includes new builds that are not finished yet, placing the community in a relatively balanced market by historical standards.   The takeaway? Buyers were active... but disciplined. Pricing Was the Difference Maker Homes that were   priced correctly...

Every once in a while, a home comes along that makes you stop scrolling and say —   wait, what? A   single-level, 3-bedroom pool home   listed   under $875,000;   and not in the desert, not in the middle of nowhere… but right here in beautiful   Corona’s Mountain Gate neighborhood. If you’ve been house-hunting in Orange County, you know this kind of home would easily be   $1.3 million (or more)   just a few miles east. Yet this gem offers everything — and then some. Take A Peek at our Virtual Tour Here’s what makes it stand out: Expansive front yard with RV parking and a 3-car garage High ceilings and an open, airy floor plan Remodeled kitchen with quartz counters and breakfast bar Private backyard with pool, spa, firepit, and built-in BBQ Plus a single level — no stairs, no wasted space It’s the kind of home that feels like a private retreat, but still close to everything; shopping, schools, freeway access, and those gorgeous mountain views ...

If you’ve lived in Portola Hills or anywhere in Lake Forest the past few years, you’ve probably noticed the traffic, the cranes, and the “Sold Out” signs. That’s not by accident; it’s the ripple effect of Irvine’s price explosion . When prices in Irvine’s Great Park and Portola Springs pushed past $2 million, buyers — and investors — started heading right up the hill to Lake Forest. New communities like Serrano Summit , Baker Ranch , IronRidge , and The Oaks at Portola Hills became the next stop on the migration map. We dove into the how that migration impacted home sellers and buyers...  📊 The Numbers Tell the Story:  Between 2020 and 2025: Irvine new-build cash sales jumped 83 % , peaking around $2.1 million. Lake Forest new-build cash sales soared 225 % , hitting nearly $2.9 million. That’s not organic growth — that’s a surge of capital chasing limited supply. As Irvine became out of reach, Lake Forest became the “affordable alternative”… for about five minutes. Th...