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29 Reserve
$5,800,000
Overview
About Turtle Ridge
Turtle Ridge is Planning Area 27 in the City of Irvine's record, and the city's village polygon and its planning area polygon are the same shape. The parcel layer counts 979 parcels inside it summing to 1,095.1 acres, of which 423.9 are coded Open Space and 181.8 Landscape Maintenance, so 605.7 acres of the village is ground nobody lives on and residential parcels of every density come to 184.2. The city records four homeowners associations inside the boundary and no master association above them: The Summit at Turtle Ridge under Prime Association Services, Arborel and Chantory Maintenance under BHE Property Management, Green Glen Neighborhood under Seabreeze Management, and Canyon's Edge Maintenance under Tritz Professional Management. Their four footprints cover about 430 of the 1,095 acres, which leaves most of the planning area outside any recorded association boundary.
Three City of Irvine parks stand inside the planning area. Las Lomas Community Park at 10 Federation Way runs 18.3 acres and is open 6 a.m. to 10 p.m. daily, holding the Las Lomas Community Center, two lighted soccer fields, two lighted tennis courts, two basketball courts, a racquetball and handball court, two lighted ball diamonds, two children play areas and a concession stand, with its multipurpose room, kitchen, craft room, picnic shelters and athletic fields available to reserve. Sepulveda Vista Point Park at 4 Federation Way carries picnic tables, and Bommer Vista Point Park at 340 Summit Park Dr is half an acre with a restroom and trail access onto the canyon. A 2.8-mile unpaved single-track named Turtle Ridge runs mostly inside the village under public trails maintenance. Vista Verde, an Irvine Unified K-8 campus on 14.69 acres at 6 Federation Way, is the only school of any kind inside the boundary, so one address covers kindergarten through eighth grade before University High.
View available homes in Turtle Ridge
Video tour of Turtle Ridge
History
How Turtle Ridge was built
For most of a century the canyon below was a working cattle operation. From the late 1800s to the 1970s the Bommer Canyon Cattle Camp was the center of the Irvine Company's cattle business, and the company stopped running cattle in the late 1970s. It sold the canyon to the City of Irvine in 1981 and 1982 with money from a 1974 state bond act, and about fifteen acres still carries the Cattle Camp name, with buildings, loading ramps and corrals still standing and the ground rented out for campouts and reunions.
The houses on the ridge are recent by comparison. The Irvine Company dates the village to 2003. It covers about 858 acres inside a larger 1,570-acre area and was planned for up to 2,155 homes, and rather than cutting the hills flat the design followed the contours, with a hillside Tuscan character to the architecture and five neighborhood parks and one community park worked into the slopes. The ridge catches a coastal microclimate that cools it in summer and warms it in winter, and the Sepulveda Vista Point looks out toward Catalina.
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By the Numbers
Turtle Ridge by the numbers
24
Homes Sold in the Window
15
Condominiums Sold
6
Single Family Sold
3
Townhomes Sold
Real Estate
Market snapshot
Real estate snapshot
24 closed sales · 01/21/26 – 07/13/26
| Median sale price | $1,937,500 |
| Median price per sq ft | $1191 |
| Median home size | 1,635 sq ft |
| Median days on market | 13 |
| Sale-to-list ratio | 97.5% |
| Price range | $1,095,000 – $7,100,000 |
| Year built | 2003 – 2005 |
Price range distribution
Share of closed sales by price band
Under $1M0.0%
$1M – $1.5M25.0%
$1.5M – $2M29.2%
$2M – $3M20.8%
$3M+25.0%
Our Sales
Our recent sales in Turtle Ridge
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77 Gingerwood
$1,068,000
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202 Coral Rose
$950,000
3 transactions of ours in this neighborhood, placed here by the City of Irvine address record rather than by zip code. The section renders only real transactions and does not pad to fill the row.
Lifestyle
The Turtle Ridge lifestyle
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Schools
Schools serving Turtle Ridge
Vista Verde is the neighborhood school for Turtle Ridge, a K-8 Irvine Unified campus on 14.69 acres at 6 Federation Way inside the village, which means one campus covers kindergarten through eighth grade with no middle school transition to plan around. It feeds University High School on the district's attendance area map effective 2026-27. University High's own assignment text describes southern Irvine below the San Diego Freeway from Jamboree Road east to Bake Parkway without naming Turtle Ridge, so the high school link here rests on Vista Verde's feeder line rather than on the high school's own description. Irvine Unified adjusts boundaries, so confirm a specific address with the district before it carries weight in an offer.
97.2% graduation rate
UNIVERSITY HIGH SCHOOL
9-12 · 2,307 students
9-12 · 2,307 students
81% ELA · 81% math
VISTA VERDE
K-8 · 837 students
K-8 · 837 students
FAQs
Common questions about Turtle Ridge
What does a home in Turtle Ridge sell for?
The median was $1,937,500 across 24 closed sales between 21 January and 13 July 2026, at a median $1,191 a square foot on a median closed size of 1,635 square feet. Closings ran from $1,095,000 to $7,100,000 and nothing closed under $1 million. Half were in escrow within 13 days and the median closing landed at 97.5 percent of the original asking price. The spread is wide for so few sales: 6 closings between $1 million and $1.5 million, 7 between $1.5 million and $2 million, 5 between $2 million and $3 million and 6 above $3 million, so with counts that small the median tells you where the middle sale sat and very little about where a particular home sits.
When was Turtle Ridge built?
Between 2001 and 2003, on the county's own record. Orange County recorded seven subdivision maps inside Planning Area 27, opening with tract 16169 on 18 June 2001 and closing with an amended tract 15949 on 24 December 2003. Four of the seven recorded in 2002 alone. That is a narrow window by Irvine standards, so a buyer here is comparing homes of one construction era rather than trading a 1970s tract against a new build.
Which schools serve Turtle Ridge?
Vista Verde, an Irvine Unified K-8 campus at 6 Federation Way inside the village, enrolling 837 students with 81 percent meeting or exceeding standard in English and 81 percent in math at a 28 to 1 student to teacher ratio. Its own record names it the neighborhood school for Turtle Ridge and a school of choice district-wide. It feeds University High School, which enrolls 2,307 students in grades 9 through 12, reports a 97.2 percent graduation rate and offers 90 AP courses. Assignment is set by address, so check a specific address with the district.
Is Turtle Ridge mostly single family homes?
Not among what reached the market. Of the 24 homes that closed between January and July of 2026, 15 were condominiums, 6 single family and 3 townhomes. The city's parcel layer tells a different story about the land itself, with 547 Medium Density Residential parcels against 74 Condominium parcels and one apartment parcel, which is a count of lots rather than of homes. The one apartment parcel is Turtle Ridge Apartments, 436 homes on 28.1 acres. A buyer set on detached housing is working from a much smaller traded pool than the headline sales figure suggests.
What is there to do in Turtle Ridge?
The established answer is public rather than private. Las Lomas Community Park, 18.3 acres at 10 Federation Way, is open 6 a.m. to 10 p.m. daily and carries the Las Lomas Community Center, lighted soccer fields, lighted tennis courts, basketball courts, a racquetball and handball court, lighted ball diamonds, children play areas and a concession stand, with rooms and fields available to reserve. Two smaller vista point parks sit at 4 Federation Way and 340 Summit Park Dr. A 2.8-mile unpaved single-track named Turtle Ridge runs mostly inside the village under public trails maintenance. Bommer Vista Point Park opens onto Bommer Canyon, a City preserve at 11 Bommer Canyon open daily 7 a.m. to 6 p.m., where the City allows self-guided hiking, mountain biking and seasonal horseback riding on the open trails and requires pre-registration for the rest. Bommer Canyon is a City preserve reached from the village rather than a facility of it.