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118 Appian, Irvine, California 92602, Irvine, 92602 - 4 bed, 3 bath

118 Appian, Irvine, California 92602 home-pic-0
ACTIVE$2,889,000
118 Appian, Irvine, California 92602
4Beds
3Baths
2,349Sqft
4,291Lot
Year Built
2019
Close
-
List price
$2.89M
Original List price
$2.89M
Price/Sqft
$1,230
HOA
$350
Days on market
-
Sold On
-
MLS number
TR25174013
Home ConditionExcellent
Features
Good View: None
Patio
View-

About this home

Possibly Over-Priced:The estimated price is 10% below the list price. We found 3 Cons,5 Pros. Rank: price - $2.89M(59th), sqft - 2349(15th), beds - 4(50th), baths - 3(48th).

Stunning former Irvine Pacific model home in the guard-gated Reserve at Orchard Hills, featuring over $200,000 in premium upgrades. South-facing backyard with serene park view. Thoughtfully designed floor plan with 4 bedrooms and 3 bathrooms, including a downstairs bedroom and full bath. Gourmet kitchen with quartz countertops, full backsplash, built-in refrigerator, pot and pan drawers, and soft-close cabinets. Engineered wood flooring, upgraded carpet, custom window shutters, and recessed lighting. Master suite offers a privacy door, frameless shower, and upgraded tile to ceiling. Additional features include crown molding, chandeliers, two-tone paint, solid core interior doors, open shelving, floating mirrors, and pre-wired alarm system. Energy-efficient upgrades include whole house fan, tankless water heater, and hot water circulation system. Walking distance to park, clubhouse, and pool. Biking distance to Northwood High. Move-in ready!

Price History

Date
Event
Price
08/02/25
$2,889,000
Condition Rating
Excellent
This property, built in 2019, is only 5 years old and was a former model home with over $200,000 in premium upgrades. The description highlights a gourmet kitchen with quartz countertops, built-in refrigerator, and soft-close cabinets, along with master suite features like a frameless shower and upgraded tile to ceiling. Engineered wood flooring, upgraded carpet, custom window shutters, and energy-efficient systems further confirm its virtually new condition, meeting current quality standards with no deferred maintenance. It is explicitly stated as 'move-in ready!'
Pros & Cons

Pros

Exceptional Model Home Quality & Upgrades: This former Irvine Pacific model home boasts over $200,000 in premium upgrades, ensuring superior finishes, high-end design, and a truly move-in ready condition.
Exclusive Guard-Gated Community: Located within the highly desirable and secure guard-gated Reserve at Orchard Hills, offering enhanced privacy, prestige, and a safe environment.
Thoughtful & Flexible Floor Plan: The thoughtfully designed layout includes a convenient downstairs bedroom and full bathroom, providing flexibility for multi-generational living, guests, or a home office.
Gourmet Kitchen & Luxurious Interiors: Features a gourmet kitchen with quartz countertops, built-in refrigerator, and soft-close cabinets, complemented by engineered wood flooring, custom window shutters, and elegant design details throughout.
Desirable Outdoor Space & Community Amenities: Offers a south-facing backyard with a serene park view, and is within walking distance to the community park, clubhouse, and pool, with Northwood High within biking distance.

Cons

Moderate Lot Size: The 4,291 sqft lot, while well-utilized, may be considered modest for buyers seeking expansive private outdoor living space or extensive backyard amenities.
Ongoing HOA Fees: Prospective buyers should account for the $350 monthly association fees, which, while common for amenity-rich, guard-gated communities, add to the recurring cost of ownership.
No Private Pool/Spa: Despite access to excellent community amenities, the property does not include a private pool or spa, which some luxury home buyers may expect for exclusive use.

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