Great Park Neighborhoods Overview
Great Park Neighborhoods is Irvine’s newest and most ambitious development, built on the former site of Marine Corps Air Station El Toro. The 1,300-acre Great Park -- one of California’s largest urban parks -- sits at the center, providing amenities no other Irvine village matches: a sports complex, ice skating rink, carousel, hot air balloon rides, and year-round programming.
Builders include Shea Homes, Toll Brothers, Taylor Morrison, and others. As of 2026, prices range from $1,400,000 for smaller attached products to $3,000,000+ for premium detached homes.
Best for: Buyers who want the newest construction and premium park amenities in Irvine -- and who have fully budgeted for the highest Mello-Roos assessments of any Irvine village.
Great Park Mello-Roos -- The Most Critical Number
Great Park has the highest Mello-Roos in all of Irvine. The community is the newest, meaning the most recently issued CFD bonds with the longest remaining terms and highest assessments. This is critical information every buyer must understand before making any offer.
Buyer warning: Great Park Mello-Roos can add $800-$1,300/month to your housing cost. A buyer pre-approved without the specific CFD amount may find their qualifying purchase price drops $100,000-$200,000 once Mello-Roos is factored into the DTI calculation.
| Cost Component | Monthly (est.) | Annual (est.) |
|---|---|---|
| Mortgage (6.5%, 20% down, $1.8M) | ~$11,381 | ~$136,572 |
| Base property tax (1%) | ~$1,500 | ~$18,000 |
| Mello-Roos (mid estimate) | ~$833 | ~$10,000 |
| HOA fee | ~$300 | ~$3,600 |
| Total monthly housing cost | ~$14,014 | ~$168,172 |
Great Park Schools
Great Park is within Irvine Unified School District. Elementary assignments include Beacon Park School and Cadence Park School depending on address. Middle school is Jeffrey Trail Middle School (opened 2017). High school is Portola High School (opened 2016).
Always verify your specific address assignment at iusd.org before any purchase decision.
Why a Flat Fee Agent Makes Sense in Great Park Neighborhoods
Subject to seller agreement · Varies by property · Not a guarantee
The flat fee model is especially valuable in Great Park Neighborhoods because Great Park has the highest carrying costs of any Irvine village -- having $30,000-$40,000 negotiated as a seller concession gives you significantly more financial cushion going into ownership. Full representation covers every offer, negotiation, inspection, and contingency through closing. How the closing cost credit works →
Head-to-Head: Flat Fee vs Traditional Agent at $1,800,000
| At $1,800,000 | Traditional 2.5% Agent | Roman’s Flat Fee |
|---|---|---|
| Agent Compensation | $45,000 | $9,250 |
| You Receive Back | $0 | Up to $35,750* |
| Estimated Closing Costs | $28,800 out of pocket | Potentially covered by credit* |
| Full Representation | ✓ Yes | ✓ Yes |
| Your Total Out-of-Pocket | Down payment + $28,800 | Down payment only* |
*Seller concession negotiated in the RPA subject to seller agreement. Actual compensation varies by property and what seller offers. Not a guarantee. Closing cost estimates based on approximately 1.6% of purchase price.
Great Park Neighborhoods Market Data — Spring 2026
Market data reflects estimates based on available CRMLS trends for ZIP 92618 as of Spring 2026. Figures are approximate and subject to change. Days on market, absorption rate, and list-to-sale ratios fluctuate weekly. Verify current conditions with Roman before making any purchase decision. Not a guarantee of future performance.
Your Savings Calculator
Enter your target purchase price to see the potential seller concession we would negotiate in your offer.
Great Park Neighborhoods vs. Other Irvine Villages
| Feature | Portola Springs | Great Park | Northwood |
|---|---|---|---|
| Price Range 2026 | $1.1M-$1.8M | $1.4M-$3M+ | $1.1M-$1.6M |
| Annual Mello-Roos | $3,500-$7,000 | $6,000-$15,000+ | Low or $0 |
| Construction Era | 2005-Present | 2015-Present (Newest) | 1980s-90s |
| High School | Portola High | Portola High | Northwood High |
| Best For | Value/newer Irvine | Park amenities + newest | Lowest carrying cost |
Mello-Roos estimates only. Verify specific parcel amounts before any offer.
Search Active Great Park Neighborhoods Listings
Browse current homes for sale in Great Park Neighborhoods, Irvine (ZIP 92618). Single-family homes and townhomes updated live from CRMLS via Real Scout. See something you like? Contact Roman for a full market analysis before any offer.
Opens in Real Scout — live CRMLS data — ZIP 92618