🏡 From Irvine to Lake Forest: The Shift That Changed Our Market

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.

Then the foreign investors arrived — many paying cash, some leaving homes vacant, and others flipping within a couple of years.

🏘 What It Means for Portola Hills Residents

Our little pocket of Lake Forest — Portola Hills — used to sit quietly on the edge of Irvine’s shadow.
Now we’re the bright spot on every relocation map. That’s great news for home values (equity has never looked better), but it also means:

• Fewer first-time buyers can afford to move in.
• Inventory stays tight because move-up buyers can’t move up.
• New construction is dominated by cash and investor activity instead of families planting roots.

Real estate should be a long-term investment... something you build equity and memories in... not a revolving door for quick profits.

Your Home Value

🧭 Looking Ahead

Lake Forest is still one of the best-located, most livable cities in South OC;  mountains behind us, the 241 and 5 close by, and strong schools.  But the market needs balance.

If you’re thinking of selling, it’s still an excellent time....demand is strong, and supply is limited.
If you’re buying, stay patient and focused on long-term value.  Psst.. prices have come down.. but with interest rates coming down, we can expect a home prices to rebound.  And if you’re an investor, remember: our community thrives when homes are lived in, not just owned.

Portola Hills Living is about more than price trends — it’s about the people who make this hillside home.
Let’s keep it that way.

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Information is deemed reliable but not guaranteed. I’m a Realtor, not an economist (thankfully). Data from CRMLS, 2025. Copyright © 2025 Kelly Turbeville – Portola Hills Living.