453 Treeline, Irvine, California 92602, Irvine, 92602 - 4 bed, 5 bath
453 Treeline
Irvine, California 92602
Property Price
SUMMARY
Analysis of 453 Treeline, Irvine, California 92602 reveals a property with a current list price of $3,538,781, which is 9% above the estimated $3,190,153 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 |
|---|---|---|---|---|---|---|
★ 453 Treeline Subject | $3,538,781* List Price | 4 | 5 | 2,968 | $1,075 | - |
A 236 Oceano Sold | $3,050,000 | 4 | 3 | 2,800 | $1,089 | 0.5 mi |
B 111 Vigna Sold | $2,512,000 | 4 | 3 | 2,348 | $1,070 | 1.0 mi |
C 118 Appian Sold | $2,650,000 | 4 | 3 | 2,349 | $1,128 | 0.7 mi |
D 420 Milpas Active | $3,026,745 List Price | 4 | 5 | 2,968 | $1,020 | 0.1 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
This is a brand new construction home, built in 2025, featuring modern design and the latest building standards. The kitchen boasts high-end stainless steel appliances, contemporary two-tone cabinetry, a large island with a waterfall edge, and modern lighting. All flooring, fixtures, and systems are new, ensuring no deferred maintenance and a move-in ready experience with premium finishes throughout.
PROSSTRENGTHS & OPPORTUNITIES
- Brand New Construction
Built in 2025, this home offers modern design, the latest building standards, and minimal immediate maintenance, providing a move-in ready experience.
- Highly Desirable Irvine Location
Situated in the prestigious Orchard Hills Village, known for top-rated Irvine Unified schools, extensive community amenities (parks, trails, open space), and convenient access to major freeways (I-5, 241).
- Flexible & Spacious Floor Plans
Buyers can choose from four distinct floor plans (2,826 to 3,259 sqft, 4-5 beds, 4.5-5.5 baths) with options for customization like conservatory rooms, lofts, and offices, catering to diverse lifestyle needs.
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 = 3979, living area = 2968.
- Substantial Monthly Association Fees
The $975.0 monthly association fee is exceptionally high, adding a significant recurring cost to homeownership.
- Limited Lot Size
A lot size of 3,979 sqft for a single-family home in this price range may be considered small by some buyers, potentially limiting outdoor living space and privacy.
About 453 Treeline
Choose from four beautiful floor plans that range from ~2,826 to ~3,259 square feet with 4-5 bedrooms, 4.5-5.5 baths, 2-car garages, and driveways. These new single-family homes embrace open-concept living, with chef’s kitchens that flow into spacious great rooms, bedrooms with ample privacy, primary bedrooms with stunning en-suite bathrooms, and much more. Optional upgrades include conservatory rooms, lofts/bonus rooms, and offices and primary bedroom retreats in some floor plans. Summit at Orchard Hills Village is ideally located near I-5 and the 241 Toll Road in Orange County, just ~45 miles from Los Angeles and ~85 miles from San Diego. Homebuyers get to enjoy Irvine’s great offerings, such as ~57,000 acres of preserved open space, shopping and dining, ~250 community parks, a network of trails, and a year-round calendar of community events
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 2025
- Lot Size
- 3,979 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 5 (5 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $975.0 / 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 | 2,968 | 3,056 | 48% |
| Lot Size | 3,979 | 4,787 | 23% |
| Price | $3.54M | $2.75M | 70% |
| Price per sq ft | $1.2K | $956 | 87% |
| Built year | 2025 | 2016 | 90% |
| HOA | $975.0 | $345 | 92% |
| Days on market | 89 | 171 | 18% |
Pricing History
Listed for Sale
Jan 7, 2026
$3,538,781
$3,560,301
-1% Price Drop
Initial Listing
Price Change
Dec 8, 2025
$3,560,301
Initial Listing