118 Appian, Irvine, CA 92602 - View 1
118 Appian, Irvine, CA 92602 - View 2
118 Appian, Irvine, CA 92602 - View 3
118 Appian, Irvine, CA 92602 - View 4
118 Appian, Irvine, CA 92602 - View 5
118 Appian, Irvine, CA 92602 - View 6
118 Appian, Irvine, CA 92602 - View 7
118 Appian, Irvine, CA 92602 - View 8
118 Appian, Irvine, CA 92602 - View 9
118 Appian, Irvine, CA 92602 - View 10
118 Appian, Irvine, CA 92602 - View 11
118 Appian, Irvine, CA 92602 - View 12
118 Appian, Irvine, CA 92602 - View 13
118 Appian, Irvine, CA 92602 - View 14
118 Appian, Irvine, CA 92602 - View 15
118 Appian, Irvine, CA 92602 - View 16
118 Appian, Irvine, CA 92602 - View 17
118 Appian, Irvine, CA 92602 - View 18
118 Appian, Irvine, CA 92602 - View 19
118 Appian, Irvine, CA 92602 - View 20
118 Appian, Irvine, CA 92602 - View 21
118 Appian, Irvine, CA 92602 - View 22
118 Appian, Irvine, CA 92602 - View 23
118 Appian, Irvine, CA 92602 - View 24
118 Appian, Irvine, CA 92602 - View 25
118 Appian, Irvine, CA 92602 - View 26
118 Appian, Irvine, CA 92602 - View 27
118 Appian, Irvine, CA 92602 - View 28
118 Appian, Irvine, CA 92602 - View 29
118 Appian, Irvine, CA 92602 - View 30
118 Appian, Irvine, CA 92602 - View 31
118 Appian, Irvine, CA 92602 - View 32
118 Appian, Irvine, CA 92602 - View 33
118 Appian, Irvine, CA 92602 - View 34
118 Appian, Irvine, CA 92602 - View 35
118 Appian, Irvine, CA 92602 - View 36
118 Appian, Irvine, CA 92602 - View 37
118 Appian, Irvine, CA 92602 - View 38
118 Appian, Irvine, CA 92602 - View 39
118 Appian, Irvine, CA 92602 - View 40
118 Appian, Irvine, CA 92602 - View 41
118 Appian, Irvine, CA 92602 - View 42
118 Appian, Irvine, CA 92602 - View 43
118 Appian, Irvine, CA 92602 - View 44
118 Appian, Irvine, CA 92602 - View 45
118 Appian, Irvine, CA 92602 - View 46
118 Appian, Irvine, CA 92602 - View 47
118 Appian, Irvine, CA 92602 - View 48
118 Appian, Irvine, CA 92602 - View 49
118 Appian, Irvine, CA 92602 - View 50
118 Appian, Irvine, CA 92602 - View 51
118 Appian, Irvine, CA 92602 - View 52
118 Appian, Irvine, CA 92602 - View 53
118 Appian, Irvine, CA 92602 - View 54
118 Appian, Irvine, CA 92602 - View 55
118 Appian, Irvine, CA 92602 - View 56
118 Appian, Irvine, CA 92602 - View 57
118 Appian, Irvine, CA 92602 - View 58
118 Appian, Irvine, CA 92602 - View 59
118 Appian, Irvine, CA 92602 - View 60
118 Appian, Irvine, CA 92602 - View 61
118 Appian, Irvine, CA 92602 - View 62
118 Appian, Irvine, CA 92602 - View 63
118 Appian, Irvine, CA 92602 - View 64
118 Appian, Irvine, CA 92602 - View 65
118 Appian, Irvine, CA 92602 - View 66
118 Appian, Irvine, CA 92602 - View 67
118 Appian, Irvine, CA 92602 - View 68
118 Appian, Irvine, CA 92602 - View 69
118 Appian, Irvine, CA 92602 - View 70

118 Appian, Irvine, CA 92602

List Price: $2,889,000On Market FlagOn market
Jun 19, 20252,349 sqft4 beds3 baths
Listed by: Ming Li
License #: 02011879
Phone #: 626-888-9808
Pinnacle Real Estate Group
Source:
CRMLS Logo
MLS #: TR25137751

Property Description

Stunning former Irvine Pacific model home in the guard-gated Reserve at Orchard Hills, featuring over $200,000 in premium upgrades. South-facing backyard with serene park view. Thoughtfully designed floor plan with 4 bedrooms and 3 bathrooms, including a downstairs bedroom and full bath. Gourmet kitchen with quartz countertops, full backsplash, built-in refrigerator, pot and pan drawers, and soft-close cabinets. Engineered wood flooring, upgraded carpet, custom window shutters, and recessed lighting. Master suite offers a privacy door, frameless shower, and upgraded tile to ceiling. Additional features include crown molding, chandeliers, two-tone paint, solid core interior doors, open shelving, floating mirrors, and pre-wired alarm system. Energy-efficient upgrades include whole house fan, tankless water heater, and hot water circulation system. Walking distance to park, clubhouse, and pool. Biking distance to Northwood High. Move-in ready!
Assignment
Get a detailed valuation report, schedule a tour or make an offer!
Kevin Kretzmer
Kevin Kretzmer

Role: TurboHome Head Agent

Experience: 10 years

No. of Transactions: 227

“I specialize in helping clients find their dream home or next investment in California, focusing on residential and multi-family properties. My client-first approach, clear communication, and attention to detail ensure that everyone I work with receives exceptional service.”
DRE LICENSE #01997822
California Association of Realtors

TurboHome Fair Market Estimate

TurboHome

TurboHome Savings

$42,111

TurboHome Estimated Value

$2,848,200

$1,213 sqft

High Valuation
$2,990,610
$1273/sqft
Normal Valuation
$2,848,200
$1213/sqft
Low Valuation
$2,705,790
$1152/sqft

3rd Party Estimates

Source$/sqftValuation
HouseCanary$1213/sqft$2,848,200

Neighborhood: como

Loading map...

Comparative Value

$2.43M

$2.51M

$2.89M

$2.98M

$3.07M

$3.10M

146 Bellini, Irvine, CA 92602

Sale Price: $2,430,000

Selected Comparable

111 Vigna, Irvine, CA 92602

Sale Price: $2,512,000

Selected Comparable

118 Appian, Irvine, CA 92602

List Price: $2,889,000

Subject Property

161 Sabbia, Irvine, CA 92602

Sale Price: $2,980,000

Selected Comparable

353 Paradiso, Irvine, CA 92602

Sale Price: $3,070,000

Selected Comparable

122 Summerland, Irvine, CA 92602

Sale Price: $3,100,000

Selected Comparable

Neighborhood Comps

Subject Property

SUBJECT
118 Appian, Irvine, CA 92602

118 Appian, Irvine, CA 92602

List: $2,889,000

Listed: 6/19/2025

Area:2,349 sqft
Price/sqft:$1,230
Beds:4
Baths:3
Year Built:—
Lot Size:4,291

Comparable Properties

COMPARABLE
Choose comps
111 Vigna, Irvine, CA 92602

111 Vigna, Irvine, CA 92602

Sale: $2,512,000

8/15/2025 • 0.30 mi

Area:2,348 sqft
Price/sqft:$1,070
Beds:4
Baths:3
Year Built:—
Weight:22.3%
146 Bellini, Irvine, CA 92602

146 Bellini, Irvine, CA 92602

Sale: $2,430,000

8/20/2025 • 0.21 mi

Area:2,548 sqft
Price/sqft:$954
Beds:4
Baths:3
Year Built:—
Weight:21.5%
353 Paradiso, Irvine, CA 92602

353 Paradiso, Irvine, CA 92602

Sale: $3,070,000

11/7/2024 • 0.13 mi

Area:2,548 sqft
Price/sqft:$1,205
Beds:4
Baths:3
Year Built:—
Weight:19.4%
122 Summerland, Irvine, CA 92602

122 Summerland, Irvine, CA 92602

Sale: $3,100,000

10/4/2024 • 0.09 mi

Area:2,691 sqft
Price/sqft:$1,152
Beds:4
Baths:3
Year Built:—
Weight:18.5%
161 Sabbia, Irvine, CA 92602

161 Sabbia, Irvine, CA 92602

Sale: $2,980,000

4/29/2025 • 0.62 mi

Area:2,736 sqft
Price/sqft:$1,089
Beds:4
Baths:3
Year Built:—
Weight:18.3%

Nearby Listings

71 similar properties within 5 miles

Property placeholder236 Oceano, Irvine, CA 92602
List Price: $3,380,000

236 Oceano, Irvine, CA 92602

4 bd 3 ba 2,796 sqft

TurboHome Est. Value:

$3,680,500

Property placeholder100 Viano, Irvine, CA 92602
List Price: $2,950,000

100 Viano, Irvine, CA 92602

4 bd 4 ba 2,800 sqft

TurboHome Est. Value:

$2,872,900

Property placeholder103 Winnett, Irvine, CA 92602
List Price: $2,800,000

103 Winnett, Irvine, CA 92602

3 bd 3 ba 1,921 sqft

TurboHome Est. Value:

$2,797,000

How it Works

1

Meet your local TurboHome agent

We match you with an in-house licensed real estate agent who knows your market
2

We support your home-buying journey

Everything you'd expect your agent to do: touring, analysis, coaching, offers, negotiations, and closing
3

You get big savings

You split the commission with your agent 50/50, saving you thousands compared to a traditional agent
Two iPhones. One with a TurboHome screen that contains a profile photo and 'Meet Kevin' heading. The other with a TurboHome IQ screen with an example Disclosure Summary.
The Mercury News
CBS News
Business Insider
Orange County Register
Silicon Valley
East Bay Times