Thinking about a move to Irvine’s Great Park but not sure where to start? You’re not alone. The area blends new-build homes, major park amenities, and evolving retail, which can make planning feel exciting and a bit complex. In this guide, you’ll learn what to expect for housing types and pricing, HOA and Mello-Roos, schools, commuting, and timing so you can move forward with confidence. Let’s dive in.
Great Park at a glance
Great Park sits in central Irvine on the former MCAS El Toro base and anchors a large public park alongside surrounding master-planned neighborhoods. The City highlights features like the Great Park Balloon, sports fields, cultural spaces, and ongoing programming that shape daily life here. You can preview current amenities and events in the City’s overview of Great Park features and amenities.
Residential villages around the park are being built in phases by multiple builders under a master plan led by FivePoint. Several thousand homes are already occupied, with more neighborhoods releasing as construction progresses. To see active builders and maps, check the developer’s Great Park Neighborhoods builder and map pages.
Housing options and pricing
You’ll find a mix of newly built single-family homes on modest lots, townhomes, and attached or stacked products with contemporary finishes. Floor plans often span 2 to 4 bedrooms for townhomes and 3 to 5 plus bedrooms for detached homes. If new construction is your goal, expect on-site model centers and phased releases.
For pricing context, recent portal snapshots (December 2025) showed a median listing price around $1.77 million in the Orange County Great Park area, with sample median sold prices closer to $1.54 million over the same period. Listing and sold medians vary by source, builder incentives, and whether new model pricing is included, so use these as general markers and recheck numbers as you start your search. Attached homes usually offer a lower entry point than detached, though both reflect Irvine’s premium.
New construction vs. resale timelines
- Resale purchases commonly close in 30 to 60 plus days depending on contingencies and market conditions.
- New construction timelines depend on whether you select a quick-move home or a future lot release. Upgrades and phase schedules can extend your move-in date by several months or more. Ask about what is included versus optional, and when specific phases will deliver.
HOA, Mello-Roos, and recurring costs
Most Great Park villages are part of private HOAs. Dues typically fund amenities like pools, parks, common-area maintenance, and staffing. Costs vary by product type and amenity level, with attached communities often carrying higher dues than detached homes. Always obtain the latest fee schedule for the exact property.
Many parcels also fall within Community Facilities Districts, known as Mello-Roos special taxes, that were created to fund park infrastructure and public improvements. These assessments can materially increase your annual property tax bill. For background, review local reporting on Great Park CFD special taxes, then verify the amount for the property you’re considering.
What to verify on every property
- Request the HOA documents: CC&Rs, budget, reserves, and recent meeting minutes.
- Review the seller’s current property tax bill and look for any CFD or special-tax line items.
- Ask your lender and title team for a tax escrow estimate that includes Mello-Roos if applicable.
Amenities and daily life
Great Park’s lifestyle centers on recreation and open space. Public amenities include expansive sports fields and courts, the iconic Balloon and carousel, cultural venues like Hangar 244 and the Great Park Gallery, and a major ice complex. The City keeps an updated list of offerings on its Great Park features and amenities page.
Retail inside the park footprint is growing, but still developing in some pockets. Nearby, you’ll find a range of shops and dining within a short drive, with additional retail planned over time. For orientation and travel notes, the City’s page on directions to the Great Park and travel notes is useful when you scout the area.
Irvine also emphasizes parks and overall community planning. The City has publicized its long-running recognition for safety among large U.S. cities, which many relocating buyers consider when comparing options. See the City’s update on Irvine’s recognition as one of the safest cities of its size for context.
Schools and enrollment
Great Park neighborhoods are primarily served by Irvine Unified School District, with Portola High School nearby and K–8 campuses such as Beacon Park, Cadence Park, and Solis Park referenced in developer materials. School boundaries can shift by tract, so confirm the exact assignment for the property’s APN directly with IUSD and the seller. Learn more about Portola High School and view the developer’s overview of neighborhood schools as you begin your research.
Commuting and transportation
Irvine’s mean travel time to work is about 24.7 minutes, which is a helpful yardstick if you’re used to longer urban commutes. You can verify this city baseline via Census QuickFacts. Actual door-to-door times will depend on your route and departure window.
Great Park connects easily to I‑5 and I‑405, with CA‑133 and 241 toll connectors nearby. John Wayne Airport is about a 15-minute drive in typical conditions, according to the City’s directions to the Great Park and travel notes. If you prefer rail, the Irvine Transportation Center near Spectrum serves Metrolink and Amtrak, plus OCTA buses. Review Irvine Station’s Metrolink and Amtrak service and test your route at peak and off-peak times.
Out-of-area buyer checklist
Use this quick list to structure your search and due diligence.
- Schools: Confirm the exact school assignment for the property with IUSD and the seller. Start with Portola High School and the developer’s overview of neighborhood schools for general context.
- Taxes: Get the seller’s current tax bill and identify any CFD or Mello-Roos line items. Review local reporting on Great Park CFD special taxes to understand the structure, then verify amounts for the specific parcel.
- HOA: Request CC&Rs, budgets, reserves, and recent minutes. Ask about planned assessments or amenity changes that could affect costs.
- Commute: Do timed drives to your key destinations and try a train or bus route from the exact address. Check Irvine Station’s Metrolink and Amtrak service.
- New construction: Confirm phase timelines, included finishes and appliances, and any builder incentives. Ask about model-home availability and how upgrades affect delivery dates.
- Closing costs: Ask your lender and title team to estimate taxes and fees, including any CFD amounts, so you can compare homes apples to apples.
A simple move timeline
- Months 0 to 2: Research neighborhoods, schools, and active listings. Identify your must-haves and verify baseline costs like HOA and taxes.
- Months 1 to 3: Tour in person at different times of day. Visit schools and parks. Begin formal due diligence on any target homes.
- Months 1 to 6 plus: Enter escrow for resale or sign a builder contract. New construction can add months depending on phase and selections.
Is Great Park a fit for you?
If you value newer homes, strong recreational amenities, and access to regional job hubs, Great Park belongs on your shortlist. The keys to a smooth relocation are understanding the product mix, verifying recurring costs like HOA and Mello-Roos for each property, and testing your commute before you commit. With clear numbers and the right guidance, you can move with certainty.
Ready to explore floor plans, compare villages, and clarify your true monthly costs? Connect with The Harter Group for boutique, broker-led representation tailored to South Orange County buyers.
FAQs
What is Great Park Irvine and where is it located?
- It is a large public park and surrounding master-planned neighborhoods in central Irvine on the former MCAS El Toro site, with amenities detailed on the City’s Great Park features and amenities page.
What kinds of homes are in Great Park neighborhoods?
- You’ll see newly built detached homes, townhomes, and attached or stacked residences with contemporary layouts; builders release homes in phases with model centers on site.
How much are homes in Great Park, Irvine?
- Portal snapshots in December 2025 showed a median listing price near $1.77 million and median sold prices around $1.54 million, though figures vary by source, phase, and features.
Will I pay Mello-Roos in Great Park?
- Many parcels fall within CFD districts that add special taxes to the annual property tax bill; verify the amount on the specific property’s tax bill and review local reporting on Great Park CFD special taxes.
Which schools serve the Great Park area?
- Most addresses are in Irvine Unified School District; confirm the exact assignment with IUSD and the seller. Start with Portola High School and the developer’s overview of neighborhood schools.
How long is the typical commute from Great Park?
- The citywide mean travel time is about 24.7 minutes per Census QuickFacts, with freeway and rail access nearby; test your exact route during peak hours.
