PORTOLA HILLS LIVING by Kelly Turbeville

Portola Hills 2025 Real Estate Recap... And What 2026 May Bring While 2025 was often labeled a “quieter” year in real estate, the data in   Portola Hills   tells a more nuanced story. Activity slowed compared to the frenzy of prior years, but demand never disappeared, it simply became more selective and more strategic. What the 2025 Numbers Tell Us In 2025, Portola Hills posted an   average sales price of $1,376,621 , with single-family homes averaging   $1,697,414   and attached homes averaging   $726,588 . Overall, sellers received   approximately 98% of list price , and homes averaged   mid-50 days on market , depending on product type. Inventory hovered around   five months , but that includes new builds that are not finished yet, placing the community in a relatively balanced market by historical standards.   The takeaway? Buyers were active... but disciplined. Pricing Was the Difference Maker Homes that were   priced correctly...

Every once in a while, a home comes along that makes you stop scrolling and say —   wait, what? A   single-level, 3-bedroom pool home   listed   under $875,000;   and not in the desert, not in the middle of nowhere… but right here in beautiful   Corona’s Mountain Gate neighborhood. If you’ve been house-hunting in Orange County, you know this kind of home would easily be   $1.3 million (or more)   just a few miles east. Yet this gem offers everything — and then some. Take A Peek at our Virtual Tour Here’s what makes it stand out: Expansive front yard with RV parking and a 3-car garage High ceilings and an open, airy floor plan Remodeled kitchen with quartz counters and breakfast bar Private backyard with pool, spa, firepit, and built-in BBQ Plus a single level — no stairs, no wasted space It’s the kind of home that feels like a private retreat, but still close to everything; shopping, schools, freeway access, and those gorgeous mountain views ...

If you’ve lived in Portola Hills or anywhere in Lake Forest the past few years, you’ve probably noticed the traffic, the cranes, and the “Sold Out” signs. That’s not by accident; it’s the ripple effect of Irvine’s price explosion . When prices in Irvine’s Great Park and Portola Springs pushed past $2 million, buyers — and investors — started heading right up the hill to Lake Forest. New communities like Serrano Summit , Baker Ranch , IronRidge , and The Oaks at Portola Hills became the next stop on the migration map. We dove into the how that migration impacted home sellers and buyers...  📊 The Numbers Tell the Story:  Between 2020 and 2025: Irvine new-build cash sales jumped 83 % , peaking around $2.1 million. Lake Forest new-build cash sales soared 225 % , hitting nearly $2.9 million. That’s not organic growth — that’s a surge of capital chasing limited supply. As Irvine became out of reach, Lake Forest became the “affordable alternative”… for about five minutes. Th...

If you were a seller, you’ve felt like the market slowed down this summer, you’re not imagining it. Portola Hills homes, which typically sell in under 30 days, took an average of   64 days   to move this quarter. Many sellers were waiting and watching for offers that took a little longer to arrive. But when interest rates dipped, everything shifted.   Purchase applications jumped 30% , and suddenly, those “just-looking” buyers became serious again. The market energy is changing; and that’s something both buyers and sellers should be watching closely. Inventory increased, mostly due to   resales in IronRidge and new builds in The Oaks , which naturally stretches out the average days on market. Still, well-priced and well-presented homes continue to sell quickly — my most recent listings closed in   under two weeks . What It Means for Portola Hills Sellers If you’ve been waiting for the “perfect time” to list, don’t wait much longer. As demand begins to rise and r...

In today’s real estate market, when homes are sitting on the market for nearly three months and price reductions are becoming the norm, it’s important to share the good news too. This is one of those stories. I first spoke with my clients almost a year before they made the move. With interest rates climbing and home prices staying high, “timing” just wasn’t their priority. But as life goes, when you outgrow your space; especially with two kids, it becomes clear: condo life had served its purpose, and it was time to move up. The Condo Sale Listed their home at 18986 Canyon Summit Hosted one open house → received multiple offers Sold in just 5 days Closed $25,000 over asking price with a cash offer Negotiated a free rent-back period so they could transition smoothly into their new home The New Home Purchase in Rancho Santa Margarita That’s not all; we found their dream single-level home, complete with a driveway and a spacious yard (the kind of details that make everyday life better). ...

Portola Hills Real Estate – July Market Update Summer distractions took full center stage in July, and it showed in the numbers. Homes stayed on the market nearly twice as long as we’ve seen in recent years. While interest rates certainly play a role in this slower pace, the truth is..... homes are still selling every day. In fact, right here in Portola Hills,  13  homes closed escrow in July ! That’s proof that buyers are out there, ready to act when they find the right home. If you’ve been holding off because you’re worried about timing, know this: the market will shift quickly; especially if interest rates drop as expected this fall. Lower rates could mean more buyers and faster sales, and the current inventory could get eaten up fast...  Insider Tip from a Local:   Portola Hills offers something truly unique... breathtaking views that stretch from the Saddleback Mountains to the Pacific Ocean, all while being centrally located in Orange County. That combination o...