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University Park

Irvine, CA

Neighborhood Market Analysis

Q3 2025 Report
$1,505,000 (May 2025)
Median Home Price
Moderate (Walk Score ~55–60); most errands require a car, but parks and schools are walkable.
Walkability Score
Public schools are highly rated (8–10/10 GreatSchools); major draw for families.
School Rating

Location Overview

Neighborhood Boundaries

Roughly bounded by University Drive (north), Culver Drive (east), Michelson Drive (south), and the San Diego Creek (west).

Zip Codes

92612

Market Data Summary

Price RangeRecent sales: $1,300,000–$1,505,000 for 3-bed, 2-bath homes (1,200–1,500 sqft)
Price per Sq Ft$897–$898 (May 2025)
Inventory LevelsHigher than 2024; homes staying on market longer, more inventory available.

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesTownhomesCondos

Architectural Styles

California ranchContemporaryMid-century modern

Property Details

Typical Lot Sizes3,000–6,000 sqft for single-family homes; smaller for condos/townhomes.
Home Age RangeBuilt 1965–1980s, with some remodeled properties.
Construction QualityGenerally solid, with many homes updated or remodeled; some original homes may need modernization.

Community Profile

Demographics & Lifestyle

Demographics

Diverse, with a mix of families, professionals, retirees, and students (proximity to UCI).

Community Vibe

Established, peaceful, suburban with mature landscaping and strong community associations.

Typical Residents

  • Families
  • University faculty/staff
  • Students
  • Retirees

Family Friendly

Yes—parks, greenbelts, and top-rated schools attract families.

Amenities & Lifestyle

Parks & Recreation

  • • University Community Park
  • • Rancho San Joaquin Golf Course
  • • Greenbelts and walking trails

Dining Options

  • • Casual cafes
  • • Asian cuisine
  • • Fast casual chains

Shopping Centers

  • • University Park Center (grocery, pharmacy, eateries)

Local Businesses

  • • Coffee shops
  • • Medical offices
  • • Tutoring centers

Education & Schools

Public schools are highly rated (8–10/10 GreatSchools); major draw for families.
Overall School Rating

Elementary Schools

  • • University Park Elementary

Middle Schools

  • • Rancho San Joaquin Middle

High Schools

  • • University High School

Private Schools

  • • Tarbut V’Torah
  • • Crean Lutheran

Transportation & Accessibility

Transit & Roads

Public Transit

  • • OCTA bus routes

Major Roads

  • • University Dr
  • • Culver Dr
  • • Michelson Dr

Commute & Walkability

Commute Times10–15 min to John Wayne Airport; 5–10 min to UCI; 15–25 min to major employment centers in Irvine/Costa Mesa.
WalkabilityModerate; walkable to parks and schools, but car needed for most shopping.
ParkingGenerally good; ample street and garage parking, but some townhome/condo complexes may have limited guest parking.

Marketing Intelligence

Target Buyer Types

  • Families with school-age children
  • UCI faculty/staff
  • Investors (student rentals)
  • Retirees seeking low-maintenance living

Key Selling Points

  • Top-rated schools
  • Established, green neighborhood
  • Proximity to UCI and major employers
  • Strong community amenities

Pricing Considerations

Price competitively given increased inventory and longer days on market; expect negotiation.

Common Objections & Response Strategies

Objection: Older homes may need updates/remodeling.

Response Strategy:

Highlight recent renovations, provide cost estimates for upgrades, and emphasize solid construction.

Objection: HOA fees in townhomes/condos.

Response Strategy:

Detail included amenities (pools, landscaping, security) and compare to single-family home maintenance costs.

Objection: Affordability due to high mortgage rates.

Response Strategy:

Showcase lower price per square foot vs. newer Irvine neighborhoods, and discuss potential for future rate drops/refinancing.

Investment Insights

Investment Potential

Appreciation Potential

Solid long-term appreciation; recent YoY growth of 12.5%, but current market is stabilizing.

Rental Demand

High—proximity to UCI and strong schools drive rental interest, especially for condos/townhomes.

Buyer Competition

Lower than 2023–24; more inventory, longer days on market, buyers have more leverage.

Best For

  • Families seeking top schools
  • Investors targeting student/faculty rentals
  • Move-up buyers

Potential Concerns

  • Older homes may need updates
  • HOA fees in some complexes
  • Affordability with current mortgage rates

Professional Recommendations

1

Emphasize school quality and proximity to UCI in all marketing.

2

Prepare for longer days on market—set seller expectations accordingly.

3

Stage and update older homes to compete with newer inventory.

4

Target investor buyers with rental income analysis.

5

Highlight community amenities and mature landscaping in listing materials.

Competitive Analysis

Comparable Markets

  • Woodbridge
  • Northwood
  • Turtle Rock

Market Positioning

Ideal for families and investors seeking value and location near top schools and UCI.

Competitive Advantages

  • Lower price per square foot than Turtle Rock; more established than newer areas like Portola Springs; walkable to UCI.

Price Comparison

University Park median ($1.5M) is below Turtle Rock ($2M+) and similar to Woodbridge, but offers older homes and larger lots.

Investment Metrics

3.5%–4% for condos/townhomes (2025 est.)
Cap Rates
4%–5% gross for well-located units near UCI.
Rental Yields
~22–25, typical for Irvine.
Price-to-Rent
Positive cash flow possible for condos/townhomes under $1.3M with strong rental demand.
Cash Flow
Moderate (3%–5%/yr) over next 3–5 years barring major economic shifts.
Appreciation

Buyer Journey Insights

First-Time Buyers

Good entry point for Irvine; focus on condos/townhomes for affordability.

Move-Up Buyers

Attractive for families upgrading from smaller homes or apartments, especially for school access.

Downsizers

Townhomes/condos offer low-maintenance living close to amenities.

Investors

Strong rental demand, especially for student/faculty housing; stable long-term returns.

Relocators

Appealing for those seeking safety, schools, and proximity to UCI/OC jobs.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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