Living in Turtle Ridge
A newer hillside village on Irvine’s southern edge, known for Tuscan-inspired architecture, canyon views, guard-gated living, and direct access to Bommer Canyon open space.
Newer construction in a quiet, residential setting
Turtle Ridge sits on Irvine’s southernmost border, with Bonita Canyon Drive and Shady Canyon to the north, the 73 toll road to the south, and the Bommer Canyon preserve to the east. Its neighbors include Turtle Rock, University Hills, and Newport Coast.
Built largely in the 2000s, the village has a consistent Tuscan-style look and is almost entirely residential, with no shopping centers inside the village. Housing ranges from guard-gated single-family estates to detached and attached condominiums, plus Irvine Company apartments.
City of Irvine, bordering Newport Coast.
A newer village with a consistent Tuscan-inspired style.
Car-dependent, with a hilly, trail-connected layout.
Vista Verde (K–8), Rancho San Joaquin Middle, and University High.
From gated estates to low-maintenance living
Each enclave has its own home style and association, so the lifestyle and monthly costs vary.
Summit
Guard-gated, single-family detached homes, and the most exclusive address in Turtle Ridge.
Chantory & Arborel
Detached condominium homes off Summit Park, offering single-family privacy with less upkeep.
Canyon’s Edge
An enclave off Shady Canyon on the village’s canyon side.
Ashton Green & Whispering Glen
Ungated, attached condominiums off Summit Park and an easier entry point into the village.
Homes for sale in Turtle Ridge
Current listings in Turtle Ridge, updated automatically from the MLS. Click any home for photos and details.
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Explore life around Turtle Ridge
Las Lomas Community Park
- 10 Federation Way: about 18 acres with two lighted soccer fields, two lighted tennis courts, basketball, lighted ball diamonds, play areas, and picnic shelters.
- Las Lomas Community Center has a multipurpose room, kitchen, and craft room available to reserve.
Bommer Canyon next door
- Bommer Canyon Preserve: hiking, mountain biking, and seasonal horseback riding, plus the historic Cattle Camp and its monthly open-access days.
- Walking and biking paths wind through the village's hilly terrain.
- Scenic overlooks include Bommer Canyon Vista Point and Sepulveda Vista Point.
Irvine Unified and nearby options
- Vista Verde School (K–8) at 6 Federation Way. It's open to all Irvine residents and gives preference to Turtle Ridge families.
- Rancho San Joaquin Middle School and University High School.
- Private options nearby include Tarbut V'Torah.
- IUSD assigns schools by address, so confirm a specific home with the district's school locator.
Location and access
- Quick access to the 73 toll road along the village's southern edge.
- UC Irvine, Turtle Rock, and Newport Coast are all close by.
- Community anchors next door include the Merage Jewish Community Center and Mariners Church.
What to know before you make a move
Straightforward guidance for both sides of a Turtle Ridge transaction.
For buyers
- Look at the full tax bill. Turtle Ridge is in the City of Irvine's Assessment District No. 00-18 (Quail Hill/Shady Canyon/Turtle Ridge), which adds a line item beyond the base property tax.
- Review every association. Homes can carry dues for both a master association and a neighborhood association, so compare total monthly costs across enclaves.
- Expect to drive for errands. The Walk Score is 14, and there's no retail inside the village.
- Confirm schools by address, including Vista Verde enrollment, with IUSD.
For sellers
- Share the tax bill early. Give buyers the current property tax bill and HOA details up front so there are no surprises.
- Highlight the enclave. Gate access, views, and closeness to Bommer Canyon and Las Lomas Park are real selling points.
- Show newer construction well. Point out upgrades made since the original build, like flooring, kitchens, and solar or smart-home systems.
- Price against the right comps. Summit estates, detached condos, and attached homes each trade in their own market.
Explore nearby communities
Turtle Rock
One of Irvine's five original villages, with hillside homes on established lots next to UC Irvine.
Corona del Mar
A walkable coastal village inside Newport Beach, with beaches, tide pools, and a charming Coast Highway village.
See every South OC community guide
Compare neighborhoods side by side, with schools, parks, walkability, and homes for sale in each.
Thinking about Turtle Ridge?
From gated Summit estates to low-maintenance condos, I'll help you compare enclaves, dues, and taxes so you can make a confident move.