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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

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Comparative Value

$2.78M

$2.88M

$2.98M

$3.07M

$3.10M

105 Tantara, Irvine, CA 92602

Sale Price: $2,780,000

Selected Comparable

120 Appian, Irvine, CA 92602

Sale Price: $2,885,000

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
120 Appian, Irvine, CA 92602

120 Appian, Irvine, CA 92602

Sale: $2,885,000

8/16/2024 • 0.01 mi

Area:2,517 sqft
Price/sqft:$1,146
Beds:4
Baths:3
Year Built:—
Weight:20.8%
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:20.6%
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:19.7%
105 Tantara, Irvine, CA 92602

105 Tantara, Irvine, CA 92602

Sale: $2,780,000

5/28/2025 • 0.24 mi

Area:2,909 sqft
Price/sqft:$956
Beds:4
Baths:3
Year Built:—
Weight:19.5%
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:19.4%

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65 similar properties within 5 miles

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TurboHome Est. Value:

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Property placeholder236 Oceano, Irvine, CA 92602
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TurboHome Est. Value:

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