Overview
About Northpark Square
Northpark Square is not one of the villages the City of Irvine draws in its village layer. The community appears instead in the City's homeowner association record, as four polygons under Northpark Square Master Assn. that dissolve into one contiguous shape of about 151 acres, or 0.24 square miles, sitting entirely inside the City's Lower Peters Canyon village polygon and inside Planning Area 4. The Irvine Company puts the village site at 155 acres. Inside the line the City counts 951 active residential address points across 48 street names, and governance runs across four records rather than one: the master association under Powerstone Property Management, Bella Rosa across 44.6 acres and 255 addresses under Keystone Pacific, San Juan Bautista across 7.1 acres and 108 addresses under The Management Trust, and Monticello across 6.5 acres and 112 addresses under Bentley Property Management. The remaining 476 addresses answer to the master alone, so an address inside a sub-association is carrying two bills and an address outside them is carrying one.
The open space here is association ground rather than city ground. No City of Irvine public park falls inside the boundary at all, and what the parcel record does hold is five private park parcels totaling 5.3 acres, the largest Pacifica Park at 3.7 acres across two of them, then a 0.76 acre park addressed 29 Bella Rosa, Frogs Park at 0.54 and Rabbit Park at 0.32. The Irvine Company's own record of the village agrees to the tenth of an acre, listing four private parks and 5.3 acres of them, and describes three community parks carrying a Junior Olympic pool, tot lots, barbecue areas and trail access, with the Mountains to Sea Trail and the Venta Spur biking and walking trail nearby. Two pool, spa and restroom sites carry their own addresses in the City record, at 30 Pacific Crest and 41 Taquitz. This ground is Tustin Unified rather than Irvine Unified, and the district's own locator, queried at 69 addresses covering all 48 street names, returned Hicks Canyon Elementary, Orchard Hills Middle and Beckman High every time with no second result.
View available homes in Northpark SquareHistory
How Northpark Square was built
Northpark Square is the later and much smaller of the two villages The Irvine Company built on this ground. Its own village list dates Northpark to 1999 and Northpark Square to 2001, and where Northpark runs to 603 acres, Northpark Square covers about 155. Both sit in Lower Peters Canyon, which is still the name the City of Irvine files this ground under. The Spanish called the canyon Canon de las Ranas, Canyon of the Frogs, after the marsh it drained into at what is now Upper Newport Bay, and it took its English name from James Peters, who dry-farmed barley and beans in the upper canyon from 1891. One of the four private parks in Northpark Square is called Frogs Park.
What the company designed on those 155 acres was a village of borrowed architecture rather than one builder's single product line. It describes the styles as Old Hollywood, Adobe Ranch, Monterey and Provencal, drawn from Pasadena and Santa Barbara and from Tuscany and Provence, with archways, vine-laden walls, decorative wrought iron and Malibu-style tile. The names run the same way. The streets read like a list of places on a California map, Bolinas, Leucadia, Salton, Capistrano and Pacific Crest among them, the three associations under the master are Bella Rosa, San Juan Bautista and Monticello, and the condominium groups the City records here are Vintners Reserve, Monticello, Tiburon and Bautista. One street, Thorn Hill, was called Caswell until August 2001.
By the Numbers
Northpark Square by the numbers
Lifestyle
The Northpark Square lifestyle
Schools
Schools serving Northpark Square
Northpark Square addresses are in Tustin Unified School District, which the City of Irvine's own school district layer records over 100 percent of the boundary. To establish which campuses that means, 69 address points inside the boundary were submitted to the district's own school locator on 12 August 2026, covering every one of the 48 residential street names and using each point's own coordinates from the city address record. All 69 returned the same three campuses with no second result. Hicks Canyon Elementary at 3817 Viewpark takes grades K to 5. Orchard Hills at 11555 Culver Drive takes grades 6 to 8 for these addresses, and the state directory records it as a K-8 campus. Beckman High at 3588 Bryan Avenue takes grades 9 to 12. None of the three stands inside Northpark Square. This page publishes no enrollment or test score for any of them, because no report for these campuses has been read into the record this site draws school figures from, and a number that has not been read is not printed. Assignment is set by address and Tustin Unified adjusts its boundaries, so confirm the current assignment for a specific address with the district before it carries weight in a decision.
K-5
6-8
9-12
FAQs
Common questions about Northpark Square
When was Northpark Square built, and who built it?
The Irvine Company built it, states that 100 percent of the homes were developed by the company under strict design guidelines, and dates the build to several years beginning in the late 1990s, with its own villages record putting the village at 2001. The City's address file agrees: 657 address points inside the boundary carry a remark that their addresses were issued in March 2001. The parcels carry twenty recorded tracts, so the governing documents that apply to one address will not describe another, and the tract number on a specific home is what settles which recorded map governs it. No count of homes is published by the City, the County or the association, and no parcel figure stands in for one here, because the Vintners Reserve condominium parcel alone carries 64 residential addresses on a single APN.
Is Northpark Square gated?
The city's records do not support saying so for the community as a whole. The City of Irvine's gated community entrance layer places one entrance point inside the boundary, inside the Bella Rosa area, and a second about 45 meters outside it, and the name field is empty on both, so the layer confirms the entrances rather than what they serve. The parcel record classifies 134 parcels inside as private street and 59 as public street, and every public street parcel sits in the master area. Whether a specific address sits behind a gate is a question about that address's own street, and the street classification on its parcel is what answers it.
Which schools serve Northpark Square?
Tustin Unified, which the City of Irvine's school district layer records over 100 percent of the boundary. Sixty-nine address points inside the boundary, covering all 48 residential street names, were run through the district's own school locator on 12 August 2026 and all 69 returned the same assignment. Hicks Canyon Elementary at 3817 Viewpark takes grades K to 5. Orchard Hills at 11555 Culver Drive takes grades 6 to 8 for these addresses. Beckman High at 3588 Bryan Avenue takes grades 9 to 12. All three are active in the California Department of Education directory and all three stand outside this community. This page publishes no enrollment or achievement figure for them, because no report for these campuses has been read into the record this site draws school figures from. Attendance is set by address and the district adjusts it, so confirm a specific address with Tustin Unified.
What open space is inside the boundary?
Four private park sites on five city parcels, totaling 5.3 acres. Pacifica Park is the largest at 3.7 acres across two parcels, Frogs Park covers 0.54 acres, Rabbit Park covers 0.32 acres, and a fourth park parcel of 0.76 acres is unnamed in the city record and carries the address 29 Bella Rosa. Two pool sites hold their own non-residential addresses in the city record, at 30 Pacific Crest on the larger Pacifica Park parcel and at 41 Taquitz on a condominium parcel in the Monticello tract. Nothing describing these facilities is published by any association reachable in this run, so nothing about them is described here. No City of Irvine public park falls inside the boundary, which means this open space is association ground and use of it follows the association an address belongs to.
Why does this page publish no median price for Northpark Square?
Because Northpark Square has no MLS area of its own and its own sample is too small to carry a median. Of the eleven listings in the export held here that match a city address point inside the boundary, ten are reported under MLS Area NK - Northpark and eight are closed sales. Eight is below the ten sale floor this site uses, so no median price, price per square foot, days on market or sale to list figure is published for Northpark Square, and none is borrowed from Northpark and relabeled. Northpark's own figures are published under Northpark's name. Those eight closings are also a quarter of the 33 the wider Northpark area recorded in the same window, which is why they get read individually rather than averaged.