North Tustin
North Tustin Homes for Sale

The area known as North Tustin is the unincorporated area in between the cities of Orange, Tustin and Santa Ana. As of 2010 there were about 25,000 residents in North Tustin living in about 8500 households. Of those households 36% had children under the age of 18 living with them and 70% were married. The current zip code is 92705 and currently there are efforts for North Tustin to have its own zip code but as of now the 92705 has a Santa Ana designation however residents of North Tustin aren’t in the city of Santa Ana.

Feel free to check out all the homes currently available for sale below or continue reading about North Tustin Real Estate and North Tustin Homes for sale.

North Tustin Homes for Sale

All Listings $300,000 - $400,000 $400,000 - $500,000
$500,000 - $600,000 $600,000 - $700,000 $700,000 - $800,000
$800,000 - $900,000 $900,000 - $1,000,000 Over $1,000,000
46 Properties Found. Page 1 of 6.
Photo of Listing #OC21041431
New Listing

10064 Rangeview Drive, North Tustin

$3,877,300 - 4 Beds, 5 Baths, 5,539 Sf

MLS® # OC21041431

Photo of Listing #OC21041424
New Listing

10062 Rangeview Drive, North Tustin

$3,877,300 - 4 Beds, 5 Baths, 5,539 Sf

MLS® # OC21041424

Photo of Listing #OC21032114
New Listing

11051 Gold Star Lane, Santa Ana

$3,750,000 - 5 Beds, 9 Baths, 7,341 Sf

MLS® # OC21032114

Photo of Listing #NP20191567

12801 Panorama Crest, North Tustin

$3,545,000 - 3 Beds, 6 Baths, 5,909 Sf

MLS® # NP20191567

Photo of Listing #OC20209927

11282 Skyline Drive, North Tustin

$3,450,000 - 4 Beds, 6 Baths, 6,981 Sf

MLS® # OC20209927

Photo of Listing #PW20155518

13121 Lemon Leaf Lane, North Tustin

$3,099,000 - 9 Beds, 10 Baths, 8,633 Sf

MLS® # PW20155518

Photo of Listing #PW20229662

9771 Brier Lane, North Tustin

$2,795,000 - 5 Beds, 6 Baths, 5,750 Sf

MLS® # PW20229662

Photo of Listing #PTP2100979

2175 E Lemon Heights Drive, North Tustin

$2,789,000 - 5 Beds, 5 Baths, 6,040 Sf

MLS® # PTP2100979

Photo of Listing #PW20155492

13131 Lemon Leaf Lane, North Tustin

$2,699,000 - 7 Beds, 8 Baths, 6,611 Sf

MLS® # PW20155492

There are a number of different areas to buy a home in North Tustin. The main areas are known as Cowan Heights, East Tustin, Lemon Heights, Panorama Heights and Red Hill.

Cowan Heights gets its name from the developer Walter Cowan who in 1942 bought 800 acres of walnuts, citrus and cattle. While you will probably find more BMW’s and Mercedes here now then cattle it is still very low key. Cowan Heights homes are located in the area from the 261 to Chapman Ave to Crawford Canyon and Cowan Heights Dr. Almost all of the homes for sale in Cowan Heights are single family homes and are priced over $1,000,000. Most of the lots are over .25 acre with some as big as 10 acres. The average home is Cowan Heights has 4-5 bedrooms and is over 3000 square feet. Many of the homes here have substantial views some with ocean and Catalina views.


East Tustin homes are located inside the Newport Ave, Dodge Ave and Prospect Ave Triangle. East Tustin has great access to the 55, 5 and 22 freeways. Most of the homes for sale in East Tustin are single family homes and are priced under $1,000,000. Very few of these homes will have a view but many will be within walking distance to Foothill High School and Hewes Middle School. Also, shopping and other stores are going to be much closer then in some of the other areas of North Tustin.

Lemon Heights was not set up for agriculture until James Irvine and CE Utt developed it in the 1920’s. Much of the Lemon Heights area overlaps with the Cowan Heights area. Most homes for sale in Lemon Heights are priced over $1,000,000 and many have panoramic views. If you have children that will be attending elementary school Arroyo Elementary is located within this area. If you are looking for a large lot with a view and have a decent budget Lemon Heights is one of the best kept secrets in Orange County,  Check out David Feldberg's driving tour of Lemon Heights.


Panorama Heights homes for sale are inside the area of Newport Ave, Champan Ave and Esplanade St. In the Panorama Heights area of North Tustin about 1/3 of the homes are located in the city of orange while the other 2/3 are in the unincorporated area of North Tustin. Like most of the other areas, the homes for sale in Panorama Heights are mostly single family homes and have larger lots then the rest of Orange County. In 2015 the average listing price of a home was just below $900,000 and it was a 4 bedroom home around 2500 square feet.


Red Hill was named after the mercury in the soil that gives it its reddish color. In the 1800’s the summit of Red Hill was actually the convergence of three ranches in the area (Santa Ana, San Joaquin and Santiago). Now Red Hill homes for sale are defined as Newport Ave to Tustin Ranch Rd, Jamboree to La Loma Dr. As of 2015 the average Red Hill home listed for sale was $1,300,000 and was a 4 bedroom 3 bath with 3200 square feet. Red Hill homes have great access to the 5 freeway and the 261. As for shopping you will find the Tustin Marketplace very close as well as tons of other shopping and restaurants within a 5 minute drive.

There are few few schools in North Tustin that cover most of the area.  Schools
would be one of the following if you are buying a home in North Tustin.

Panorama Elementary School  - Part of the Orange School District Panorama Elementary is rated 10/10 with an API score of 918 and handles students in grades K-6. Located at 10512 Crawford Canyon Road Santa Ana, Ca 92705. To see any homes for sale inside the Panorama Elementary boundary line click here.

Arroyo Elementary School  Arroyo Elementary is part of the Tustin Unified School District and has an API score of 943 making it 10/10 school. There is a high level of community involvement for parents here and is held in very high regard in the community. Arroyo Elementary is located at 11112 Coronel Rd Santa Ana 92705.  To search for homes for sale inside the Arroyo Elementary School boundary line click here.

Red Hill Elementary School  - Red Hill Elementary had an API score of 910 while also having a ranking of 10/10. During the 2015 school year there were 519 students enrolled and is located at 11911 Red Hill Ave Santa Ana 92705. To find an homes for sale in the Red Hill Elementary school boundary lines click here.

Guin Foss Elementary School  - Guin Foss Elementary has an API score of 897 ranking it just below 10/10. In 2015 there were 393 students enrolled and they are located at 18492 Vanderlip Ave Santa Ana 92705. To search homes inside the Guin Foss Elementary School boundary lines click here.

Barbara Benson Elementary School  - Benson Elementary School is part of the Tustin Unified School District and has an API score of 857 ranking it an 8/10. To view homes for sale inside the Benson Elementary School boundary line click here.

Tustin Memorial Elementary School  - Tustin Memoral Academy is one of the best schools in the area. With an API score of 962 Tustin Memorial is ranked 10/10. Located 12712 Browning Ave Santa Ana 92705 you will find this to be an amazing and challenging school for your kids. To search homes for sale inside the boundary line for Tustin Memorial click here.

Hewes Middle School  - Hewes Middle School is the main middle school for North Tustin. Located at 13232 Hewes Avenue Santa Ana 92705 Hewes has an API score of 902 and a ranking of 9/10. To view all available North Tustin homes for sale inside the boundary line for Hewes Middle School click here.

Foothill High School  - Foothill High School is the main high school for North Tustin. With an API score of 878 and a ranking of 8/10 your kids will be going to the best high school in the area. To search North Tustin homes for sale inside the Foothill Highschool boundary line click here.

North Tustin has many parks to enjoy. Here are some of the parks in the area.
Holder man Park (really for kids under 5)
El Modena Park
La Veta Park
Peters Canyon Regional Park (340 acre park with reservoir)
Bent Tree Park
Columbus Tustin Park
Santiago Hills Park

North Tustin Real Estate is a very unique area and we can help you find the perfect home. Learn more about David Feldberg or contact us if you have any questions.

Based on information from California Regional Multiple Listing Service, Inc. as of March 7th, 2021 at 6:36am PST. This information is for your personal, non-commercial use and may not be used for any purpose other than to identify prospective properties you may be interested in purchasing. Display of MLS data is usually deemed reliable but is NOT guaranteed accurate by the MLS. Buyers are responsible for verifying the accuracy of all information and should investigate the data themselves or retain appropriate professionals. Information from sources other than the Listing Agent may have been included in the MLS data. Unless otherwise specified in writing, Broker/Agent has not and will not verify any information obtained from other sources. The Broker/Agent providing the information contained herein may or may not have been the Listing and/or Selling Agent.

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