21 Ridgeview, Irvine, California 92603, Irvine, 92603 - 5 bed, 6 bath

21 Ridgeview
Irvine, California 92603
Property Price
SUMMARY
Analysis of 21 Ridgeview, Irvine, California 92603 reveals a property with a current list price of $9,280,000, which is 7% above the estimated $8,618,957 Fair Market Value. Buyers should carefully evaluate the pricing and consider negotiation opportunities. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. 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 |
|---|---|---|---|---|---|---|
★ 21 Ridgeview Subject | $9,280,000* List Price | 5 | 6 | 5,963 | $1,445 | - |
A 37 Blue Summit Sold | $7,100,000 | 5 | 6 | 4,620 | $1,537 | 0.5 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
Built in 2006, this property is 18 years old, placing it within the 'Good' category. The home is exceptionally well-maintained with high-end, luxurious finishes throughout, including marble, granite, and hardwood flooring, European-style cabinetry, and top-tier kitchen appliances (dual built-in refrigerators, professional range, wine cooler). The bathrooms are also in excellent condition with quality materials. While the style is classic luxury rather than ultra-modern, there are no signs of wear, tear, or deferred maintenance, making it completely move-in ready with no immediate renovations required. The property's condition is at the very top end of 'Good', bordering on 'Excellent' due to its superior upkeep and original build quality.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Middle School: Rancho San Joaquin Middle School (9/10). High School: University High School (9/10).
- Prime Location & Community
Situated in a prestigious, guard-gated community on a premium cul-de-sac lot, offering excellent privacy and security. The location provides access to top-rated schools (Vista Verde K-8, University High, Sage Hill) and exceptional community amenities including resort-style pools, spas, and a clubhouse.
- Breathtaking Panoramic Views
The property boasts stunning panoramic views of city lights, Shady Canyon, hills, mountains, and valleys, significantly enhancing its appeal and value.
CONSRISKS & DEFICIENCIES
- High Association Fees
The monthly association fee of $688.0 is substantial and adds a significant recurring cost to homeownership, which could be a deterrent for some buyers.
- High Property Tax Burden
Given the list price of $9.28 million, the annual property taxes will be exceptionally high, representing a significant ongoing financial commitment for the owner.
- Extensive Maintenance Requirements
The numerous high-end features, resort-style landscaping, and automated systems, while luxurious, imply substantial ongoing maintenance costs and time commitment for upkeep.
About 21 Ridgeview
This is one of the finest locations and most stunning estates in the prestigious, guard-gated Turtle Ridge community. This exceptional property boasts breathtaking panoramic views stretching from sparkling city lights to Shady Canyon, set on a premium pie-shaped lot at the end of a quiet cul-de-sac. Every aspect of the home reflects uncompromising attention to detail, featuring unique materials and superior craftsmanship inside and out. The residence offers 5 bedrooms, 5.5 bathrooms, plus an office, a library, a media room, and additional bonus living spaces. Highlights include an expansive formal dining room and breakfast nook, along with a gourmet kitchen featuring an oversized fan-shaped center island, dual built-in refrigerators, and a wine cooler. Finishes include marble, granite, and hardwood flooring, plantation wood shutters, custom mirrors, imported drapery, crown moldings, European-style cabinetry, and French doors. A 4-car attached garage with epoxy flooring completes the interior amenities. The resort-style landscaping is thoughtfully designed for both relaxation and entertaining, showcasing a fully automated pool and spa, oversized gazebo, outdoor fireplace, fire pit, and extensive natural flagstone throughout the yard. Ideally located near award-winning Vista Verde K-8, renowned University High School, and Sage Hill Private School. Residents also enjoy access to exceptional community amenities including two resort-style pools, spas, cabanas, playgrounds, a clubhouse, a theater, and scenic trails. Homes like this are seldom available. Act before the opportunity slips away.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 2006
- Lot Size
- 15,429 Sq. Ft.
Interior
- Total Bedrooms
- 5
- Total Bathrooms
- 6 (6 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $688.0 / Month
Neighborhood Insights
Irvine Unified Schools
Vista Verde
Grades K-8 • 1.1 mi
Rancho San Joaquin Middle School
Grades 7-8 • 2.8 mi
University High School
Grades 9-12 • 2.1 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 4.0 | 71% |
| Baths | 6.0 | 3.0 | 82% |
| Square foot | 5,963 | 2,602.5 | 87% |
| Lot Size | 15,429 | 7,390 | 87% |
| Price | $9.28M | $3.46M | 89% |
| Price per sq ft | $1.6K | $1.2K | 92% |
| Built year | 2006 | 1984 | 84% |
| HOA | $688.0 | $248 | 71% |
| Days on market | 65 | 148 | 24% |
Pricing History
Listed for Sale
Jan 1, 2026
$9,280,000
Initial Listing
Sold
Jun 30, 2010
$4,050,000
Public Record
Sold
Dec 11, 2006
$4,311,500
Public Record









































































