163 Summerland, Irvine, California 92602, Irvine, 92602 - 4 bed, 5 bath
163 Summerland
Irvine, California 92602
Property Price
SUMMARY
Analysis of 163 Summerland, Irvine, California 92602 reveals a property with a current list price of $4,888,000, which is 11% above the estimated $4,389,719 Fair Market Value. Buyers should carefully evaluate the pricing and consider negotiation opportunities. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. Located in a high-demand neighborhood within the Irvine Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 163 Summerland Subject | $4,888,000* List Price | 4 | 5 | 3,286 | $1,336 | - |
A 536 Fieldhouse Sold | $4,816,729 | 4 | 5 | 3,716 | $1,296 | 0.5 mi |
B 528 Fieldhouse Sold | $4,375,153 | 4 | 5 | 3,502 | $1,249 | 0.5 mi |
C 532 Fieldhouse Sold | $4,646,200 | 4 | 5 | 3,789 | $1,226 | 0.5 mi |
D 453 Treeline Active | $3,538,781 List Price | 4 | 5 | 2,968 | $1,192 | 0.6 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
This property was built in 2019, making it only 5 years old, which falls well within the 'newly built' criteria for an excellent rating. The description highlights 'upgraded kitchens and baths' and 'fine wood flooring and cabinetry.' The images confirm a pristine, modern aesthetic throughout, featuring high-end stainless steel appliances, contemporary cabinetry, quartz countertops, stylish backsplashes, and modern fixtures in both kitchens and bathrooms. Flooring is a mix of large format tile and light-colored engineered wood, all appearing new. There is no visible wear and tear, and all components meet current quality standards.
PROSSTRENGTHS & OPPORTUNITIES
- Panoramic Views & Prime Location
The property offers exceptional backyard views, situated at the highest point of Reserve at Orchard Hills, surrounded by unspoiled open spaces, enhancing its exclusivity and appeal.
- Luxurious & Upgraded Interiors
Boasting high ceilings, upgraded kitchens and baths, fine wood flooring, and cabinetry, the residence features numerous upscale enhancements throughout.
- Flexible & Spacious Floor Plan
As the expansive Terra Plan 3, the largest model, it offers 3,286 sqft with 4 beds and 4.5 baths, including a versatile first-floor suite with a living area and small kitchen.
CONSRISKS & DEFICIENCIES
- Low Available Lot Utilization
The property has a small lot size, more than 70 percent of which is taken by its living area. lot size in square feet = 4497, living area = 3286.
- Recently Sold Property
The property was recently sold within the past year on 2025-06-24. The sold price is $4,292,500.00.
- Premium Price Point
The list price of $4.68 million places this property in a very high-end luxury market segment, which may limit the potential buyer pool.
About 163 Summerland
View! View! View! Discover the rare backyard view home in Reserve Orchard Hills, featuring the expansive Terra Plan 3, the largest and best model in the Terra. This luxurious residence boasts four bedrooms and four and a half bathrooms across 3,286 square feet. Nestled in Irvine Pacific's newest gated village, it occupies a coveted location surrounded by unspoiled open spaces at the highest point of Reserve at Orchard Hills. The home with high ceilings and a California Great Room with panoramic sliding doors. It includes a first-floor suite with a living area and small kitchen, an outdoor living space, a built-in refrigerator, and upgraded kitchens and baths. Fine wood flooring and cabinetry add to the home's numerous upscale enhancements. Residents have access to community amenities such as pools, parks, hiking trails, and sports courts. The Reserve at Orchard Hills provides resort-like recreation, proximity to acclaimed Irvine Unified Schools like Northwood High School, and the convenience of nearby Orchard Hills Shopping Center.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 2019
- Lot Size
- 4,497 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 5 (5 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $359.0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 4.0 | 50% |
| Baths | 5.0 | 4.0 | 54% |
| Square foot | 3,286 | 3,107 | 57% |
| Lot Size | 4,497 | 4,787 | 41% |
| Price | $4.89M | $2.75M | 90% |
| Price per sq ft | $1.5K | $956 | 98% |
| Built year | 2019 | 2016 | 62% |
| HOA | $359.0 | $345 | 54% |
| Days on market | 54 | 171 | 10% |
Pricing History
Listed for Sale
Mar 2, 2026
$4,888,000
$4,680,000
+4% Price Increase
Initial Listing
Price Change
Jan 12, 2026
$4,680,000
Initial Listing
Sold
Jun 24, 2025
$4,292,500
Public Record
Sold
Jun 15, 2020
$2,011,000
Public Record