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16 Morning Glory, Irvine, California 92603, Irvine, 92603 - 4 bed, 3 bath

16 Morning Glory, Irvine, California 92603 home-pic-0
ACTIVE$2,299,888$2,412/sqft
Est. Value: $2,620,339
13%
BelowEstimate
16 Morning Glory, Irvine, California 92603
4Beds
3Baths
2,412Sqft
6,037Lot

Price Vs. Estimate

The estimated value ($2,620,338.725) is $320,450.725 (13%) higher than the list price ($2,299,888). This property may be underpriced.

Key pros and cons

Top Pros:
Great Schools: Elementary School: Turtle Rock Elementary School (9/10). Middle School: Rancho San Joaquin Middle School (9/10). High School: University High School (9/10).
Top Cons:
MLS Listing Discrepancy: Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =6037, other record lot size in square feet = 5000. Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 4, other record bedroom count = 3.

Compared to the nearby listings

Price:$2.30M vs avg $3.62M ($-1,320,112)21%
Size:2,412 sqft vs avg 2,670 sqft42%
Price/sqft:$954 vs avg $1.2K15%

More Insights

Built in 1979 (47 years old).
Condition: This property underwent an extensive, permitted renovation in 2025, with over $400,000 invested, making it virtually new. The kitchen features commercial-grade THOR and DACOR appliances, a custom island, slab countertops, and modern two-tone cabinetry. All bathrooms are fully updated with high-end finishes, including dual vanities, soaking tubs, expanded showers with modern tiling and fixtures. New PEX piping, water heater, HVAC ducting, and dual-sided windows ensure all major systems are new. The flooring is new light wood throughout, and lighting is recessed, reflecting current quality standards with no deferred maintenance.
Year Built
1979
Close
-
List price
$2.3M
Original List price
$2.3M
Price/Sqft
$954
HOA
$120
Days on market
-
Sold On
-
MLS number
OC26009191
Home ConditionExcellent
Features
Good View: Park/Greenbelt, Hills, Neighborhood
Deck
ViewPark/Greenbelt, Hills, Neighborhood

About this home

Timeless coastal charm nestled in the highly coveted Ridgeview community of Turtle Rock. With over $400,000 recently invested in to this home, 16 Morning Glory is one of the finest remodels to ever be offered in the Ridgeview neighborhood. Transformed in 2025 by Pearl 39 with city of Irvine permits!! Featuring a spacious 3-car garage, this 3-bed and 3-bath home can be optioned to a 4 bedroom quite easily. Guests will immediately recognize the large entertainer’s kitchen featuring carefully curated materials. The designer included a custom 84”x 52” island, ample bar seating, and slab countertops. Commercial grade appliances include 48” THOR range and 42” DACOR refrigerator. Beautiful stair railing takes you to the elevated living area where you can enjoy sunset views over the hills, a large balcony or the magnificent custom brick fireplace. The elevated Primary bedroom includes a vaulted ceiling with romantic fireplace addition where you can enjoy Turtle Rock’s beautiful hills and sunset views. The large Primary bathroom includes dual vanity, soaking tub, privacy toilet and expanded and master shower featuring dual shower heads. New PEX piping, water heater, HVAC ducting, and dual sided almond windows. The designer adds warmth with custom wall paneling and crown moulding throughout. Ridgeview is surrounded by master planned parks, community pool, trails, and amenities. Irvine Unified is recognized as one of the top school districts in California and home to UC Irvine, a nationally recognized top public university. This property is an assessed Single Family Residence with far more ownership benefits than a designated townhouse or condo. HOA allows existing exterior ivy and shrubs to be replaced with new landscape/hardscape to increase outdoor door living space. 16 Morning Glory is a trophy perched on a hill.

P
Philip Tripoli
Listing Agent

Nearby schools

8/10
Bonita Canyon Elementary School
Public,•K-6•0.7mi
9/10
Turtle Rock Elementary School
Public,•K-6•1.4mi
9/10
Rancho San Joaquin Middle School
Public,•7-8•1.9mi
9/10
University High School
Public,•9-12•1.7mi

Price History

Date
Event
Price
07/21/25
Sold
$1,770,000
Condition Rating
Excellent
This property underwent an extensive, permitted renovation in 2025, with over $400,000 invested, making it virtually new. The kitchen features commercial-grade THOR and DACOR appliances, a custom island, slab countertops, and modern two-tone cabinetry. All bathrooms are fully updated with high-end finishes, including dual vanities, soaking tubs, expanded showers with modern tiling and fixtures. New PEX piping, water heater, HVAC ducting, and dual-sided windows ensure all major systems are new. The flooring is new light wood throughout, and lighting is recessed, reflecting current quality standards with no deferred maintenance.
Pros & Cons

Pros

Great Schools: Elementary School: Turtle Rock Elementary School (9/10). Middle School: Rancho San Joaquin Middle School (9/10). High School: University High School (9/10).
Extensive & Permitted High-End Remodel: Over $400,000 recently invested in a 2025 transformation by Pearl 39 with city permits, including new PEX piping, water heater, HVAC ducting, dual-sided almond windows, custom wall paneling, and crown moulding, making it one of the finest remodels in the neighborhood.
Gourmet Chef's Kitchen: Features a large entertainer’s kitchen with carefully curated materials, a custom 84”x 52” island, ample bar seating, slab countertops, and commercial-grade appliances including a 48” THOR range and 42” DACOR refrigerator.
Premium Location & Top-Rated Schools: Nestled in the highly coveted Ridgeview community of Turtle Rock, surrounded by master-planned parks, a community pool, trails, and amenities, within the top-rated Irvine Unified School District.
Panoramic Views & Outdoor Living Potential: Offers sunset views over the hills from the elevated living area and primary bedroom, a large balcony, and HOA approval for replacing existing exterior landscaping to increase outdoor living space.
Flexible Floor Plan & Luxurious Primary Suite: A 3-bed, 3-bath home that can easily be optioned to a 4-bedroom, featuring a spacious 3-car garage, an elevated primary bedroom with a vaulted ceiling and fireplace, and a large primary bathroom with dual vanity, soaking tub, and an expanded master shower with dual heads.

Cons

MLS Listing Discrepancy: Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =6037, other record lot size in square feet = 5000. Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 4, other record bedroom count = 3.
Recently Sold Property: The property was recently sold within the past year on 2025-07-21. The sold price is $1,770,000.00.
Age of Original Structure: Despite extensive modern renovations, the property's original construction year of 1979 means the underlying structure is older, which may raise questions about components not explicitly mentioned as upgraded (e.g., roof, foundation).
Multi-Level Layout: The description mentions an 'elevated living area' and 'elevated Primary bedroom,' indicating a multi-level design that may not appeal to all buyers, particularly those seeking single-story living or with mobility considerations.
HOA Dues and Potential Restrictions: While the HOA fee is modest ($120/month) and some flexibility for landscaping is noted, the presence of an HOA always entails ongoing costs and potential restrictions on property modifications or lifestyle, which can be a drawback for some buyers.
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