The Summit
Gated hillside neighborhood and the final release in Orchard Hills, with Crestview by Shea Homes, Vista by Brookfield Residential, and Pinnacle and Skyline by Toll Brothers.
Active new builds
Buy a new home in Orchard Hills and keep the commission
Orchard Hills builders pay your agent's commission. TurboHome credits most of it back to you, on top of whatever incentives the builder offers. On a $2,000,000 home in Irvine, California, that's about $35,000 back at closing.
Licensed local California Realtors. Free private tours. No obligation.
Your Orchard Hills savings stack
- Builder incentivesRate buydowns, closing costs, upgrades
- Negotiated
- TurboHome rebateOn a $2,000,000 home
- +$35,000
- You keep both
- Builder deal + $35,000
What to know before buying in Orchard Hills
Orchard Hills is a Villages of Irvine village in the hills of north Irvine, entered from Portola Parkway at Golden Sky. The Irvine Company planned it as Planning Area 1, homes started in 2014, and more than 500 acres of working avocado orchards stay in place around the neighborhoods. It has three gated villages, the Groves, the Reserve, and the Summit, and the Summit is the last one still selling new homes.
Settlers Park and about 3.1 miles of trails wind through the orchards, and the Summit has its own resort pool and clubhouse. School lines split the village. Parts are in Tustin Unified, with Orchard Hills School for TK through 8th grade and Beckman High, and parts are in Irvine Unified, with Canyon View Elementary, Sierra Vista Middle, and Northwood High.
The Summit offers four large-home collections: Crestview by Shea Homes, Vista by Brookfield Residential, and Pinnacle and Skyline by Toll Brothers, from about 2,826 to 5,344 square feet. Toll Brothers listed Pinnacle from $5,234,000, and resales sold for a median near $3 million in 2026. With final releases and big lot premiums, a local buyer's agent makes a real difference. Our local agents compare the builders, negotiate on lot premiums, upgrades, and lender incentives, and credit you a TurboHome rebate at closing.
- 4,161
- Acres
- 2,000
- Homes planned at build-out
- 2014
- Year homebuilding started
- About $3M to $5M+
- New home prices
- School districts
- Tustin Unified and Irvine Unified, by tract
- Property tax
- 1% base plus CFD and Reassessment District 05-21
- HOA dues
- Master plus gated village HOA; varies by tract
- Master developer
- Irvine Company
Stack your rebate on top of Orchard Hills builder incentives
Most buyers walk into a model home and take the builder's deal as offered. The cheapest house in the neighborhood comes from layering three savings.
The builder's incentive
Orchard Hills builders advertise rate buydowns, closing-cost credits, and design-center allowances. Those stay yours when you buy with TurboHome.
Your TurboHome rebate
Builders pay the buyer's agent commission. We keep a flat fee and credit you the rest at closing, about $35,000 on a $2,000,000 home.
What we negotiate on top
Lot premiums, upgrade pricing, and discounts on finished spec homes. Builders rarely offer these to buyers who don't ask.
- Home price
- $2,000,000
- Builder-paid commission (2.5%)
- $50,000
- TurboHome flat fee
- $15,000
- Your TurboHome rebate
- $35,000
Example at a 2.5% builder-paid commission. Builders set their own buyer-agent compensation, and your rebate is confirmed in your written buyer agreement and on the closing statement.
Unlock your $35,000 rebate at closing
Plan with 2.5% buyer-agent compensation. We credit you back and take a low flat fee.
$2,000,000
*Estimate based on 2.5% buyer-agent compensation. Actual compensation is negotiated in your written buyer agreement.
Your planning estimate
$35,000
Estimated rebate after TurboHome applies its exact price-tiered flat fee to the $2,000,000 home price and 2.5% compensation assumption.
- Estimated compensation
- $50,000
- TurboHome flat fee
- $15,000
- Estimated rebate
- $35,000
Final rebate depends on compensation received, your written agreement, lender approval, and closing instructions.
What you'd get back at $2,000,000
$35,000
TurboHome
your rebate
$0
Buying without an agent
no rebate
Buying through the builder's sales office alone returns no commission to you. Builders set their own buyer-agent compensation, so confirm it before you sign.
How we negotiate with Orchard Hills builders
TurboHome agents work with new-construction buyers all the time. We know where builders have room to move, and the builder's sales rep works for the builder.
Spec homes priced to move
A finished home that sits costs the builder money every month. We look for inventory that has lingered and push for a lower price or a bigger credit.
Lot premiums and upgrades
Premiums for lake, greenbelt, and cul-de-sac lots are often negotiable, and design-center upgrades carry a markup. We ask for both before you sign.
Incentives without lender lock-in
Many incentives require the builder's preferred lender. We have you get an outside quote so you can see what the incentive is really worth.
Timing the ask
Builders work toward quarter-end and section close-out targets. We time offers to the moments a sales office most needs a contract.
Contract review
Builder contracts are written by the builder. We go through deposits, construction delays, and warranty terms with you before you commit.
Independent inspections
New does not mean flawless. We recommend a third-party inspector at pre-pour, pre-drywall, and the final walkthrough.
Builders selling in Orchard Hills
- Shea Homes
- Brookfield Residential
- Toll Brothers
Builder lineups change as sections open and sell out. Ask us who is selling now and which builders have move-in-ready homes.
Register us before your first model home visit
Many builders only pay a buyer's agent who is with you, or registered, on your first visit to their sales office. Walk into a Orchard Hills model home alone and the builder can decline to pay agent commission. Without it, there is no TurboHome rebate.
Tell us which builders and models you want to see. We register you first, so every incentive and your rebate stay on the table.
Where to buy inside Orchard Hills
Each village has its own age, price point, and school zoning. Here is how they compare.
The Reserve
Gated village of larger homes among the orchards. Homes now sell as resales.
Mostly resale
The Groves
Gated village near Settlers Park and the trails. Homes now sell as resales.
Mostly resale
What our local agents check in Orchard Hills
The details that change your monthly payment or resale value, and that a model home tour won't mention.
Check which school district you get
Orchard Hills is split between Tustin Unified and Irvine Unified. The same builder can sell lots on both sides, so confirm the district for the exact address.
Ask for the special tax figures
Homes carry a Community Facilities District tax and the city's Reassessment District 05-21. On a $3 million home those lines add up, so get the annual amounts for your lot.
Price the lot, not only the plan
View and corner lots at the Summit carry large premiums. We compare the premium with similar resales before you commit.
Move before the last homes go
The Summit is the final release in Orchard Hills. We track which builders still have finished homes and ask for price or closing help.
Register us before your first visit
Four collections sell inside the Summit gates. Tell us which ones you want to see so we are registered as your agent at each before you walk in.
Meet your Agents
Meet your Agents
Experience: 10+
No. of Transactions: 60+
“Licensed real estate agent specializing in Southern California with over 10 years of experience.”
Real buyers, real wins
Real stories from real people who saved thousands with TurboHome.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Their team is incredibly friendly, professional, and attentive. They made everything so much easier and stress-free. Highly recommend!
P
Polo Green
Donny helped me navigate a few addendums and successfully extended closing when needed, ensuring everything went smoothly.
W
Wilmer Tejada
I like the business model of TurboHome. The whole process was extremely easy and I felt a lot more comfortable working with them (no pressure) than a traditional agent.
T
Tiffany Peng
Donny's helped us navigate a couple of issues that arose prior to closing, working closely with the seller and their agent to ensure everything continued to progress smoothly.
J
Jay Patel
Kevin was great to work with and exceeded our expectations. The credit we received from the buyers agent commission helped tremendously with our closing costs as well.
D
Dustin Rosenberg
Awesome experience! We purchased a home quick and easy using Turbo Home. It cut down on so much time going back and forth. Quick, easy and efficient home buying!
S
Sergio Rodriguez
Very pleasant experience, prompt response times to inquiries, and explanation of entire process. Highly recommend Kevin, Donny and Daniel and the rest of their team.
R
Roberto Grijalba Garcia
Donny and the TurboHome team were responsive, knowledgeable, and friendly. They helped us organize our own inspection after discovering major inaccuracies in the seller's disclosure packet.
R
Rebbecca R.
Buying in Orchard Hills: common questions
Yes. When the builder pays buyer-agent compensation, TurboHome keeps a flat fee and credits you the rest at closing. On a $2,000,000 home with 2.5% compensation, that is $50,000 minus a $15,000 flat fee, or a $35,000 TurboHome rebate. Your lender confirms how the credit is applied.
More Orange County communities with new homes
The same rebate and builder negotiation apply in every community we cover.
Great Park Neighborhoods new homes
Irvine, CA
Selling new homes · 611 sold in 2025
Rancho Mission Viejo new homes
Rancho Mission Viejo, CA
Selling new homes · 227 sold in 2025
Villages of Irvine new homes
Irvine, CA
Selling new homes
Ladera Ranch new homes
Ladera Ranch, CA
Built out, resale only
Portola Springs new homes
Irvine, CA
Selling new homes
Talega new homes
San Clemente, CA
Built out, resale only
Written by Lucas Beard. Reviewed by Kevin Kretzmer, CalDRE #01997822. Updated October 2026.
Sources
- Villages of Irvine: Summit at Orchard Hills
- Villages of Irvine: fact sheet (Dec 2025)
- TeamIRI: Orchard Hills guide
- Irvine Standard: village timeline
- Villages of Irvine: about the villages
Prices, taxes, HOA dues, and builder lineups change. Confirm current figures with the builder and your title company before you sign.
Ready to buy in Orchard Hills?
Talk to a local California agent about builders, incentives, and your TurboHome rebate before your first model home visit.
Talk to a real, licensed local agent. No obligation, no credit check.