Portola Springs
Foothill village in northeast Irvine with six collections from California Pacific Homes, Shea Homes, and Risewell Homes, from about 2,000 to 3,500 square feet.
Active new builds
Buy a new home in Villages of Irvine and keep the commission
Villages of Irvine 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.
Villages of Irvine is
developed by
developed by
Your Villages of Irvine 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 Villages of Irvine
Villages of Irvine is the name for the new-home villages the Irvine Company is still building in Irvine, in Orange County. Irvine Community Development Company, an Irvine Company subsidiary, plans the land, parks, and roads, and outside builders design, build, and sell the homes. In December 2025, new homes were selling in Portola Springs, at the Summit in Orchard Hills, and at Andalucia near Irvine Spectrum. RCLCO named Villages of Irvine the top-selling master-planned community in the country for the first half of 2016.
Each village has its own pools, parks, and community centers, and the company counts more than 250 parks across its villages. Through the Irvine Ranch Conservancy, more than 57,000 acres of the old Irvine Ranch stay protected as parks, trails, and open space, so many streets sit close to wilderness trails. Depending on the village, students attend Irvine Unified or Tustin Unified schools.
Every Villages of Irvine home sits inside a Community Facilities District and an Assessment District, so the tax bill runs well above 1%. New homes start near $2 million in Portola Springs and pass $5 million at the Summit, and five builders sell side by side with different lot premiums and incentives. A local buyer's agent who compares them line by line saves real money. Our local agents register you before your first model visit, negotiate lot premiums, upgrades, spec homes, and lender incentives, and credit you a TurboHome rebate on top of any builder deal.
- 93,000
- Acres
- 120,000
- Homes planned at build-out
- 1960
- Year homebuilding started
- About $2M to $5M+
- New home prices
- School districts
- Irvine Unified and Tustin Unified, by village
- Property tax
- 1% base plus a CFD and an assessment district
- HOA dues
- Master plus village HOA; varies by tract
- Master developer
- Irvine Company
Stack your rebate on top of Villages of Irvine 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
Villages of Irvine 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 Villages of Irvine 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 Villages of Irvine
- Brookfield Residential
- California Pacific Homes
- Risewell Homes
- Shea Homes
- 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 Villages of Irvine 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 Villages of Irvine
Each village has its own age, price point, and school zoning. Here is how they compare.
Summit at Orchard Hills
Gated hillside neighborhood in north Irvine with large homes by Shea Homes, Brookfield Residential, and Toll Brothers. The Irvine Company calls it the final release in Orchard Hills.
Active new builds
Andalucia at Irvine Spectrum
Smaller detached homes of about 1,326 to 1,752 square feet by California Pacific Homes, close to the Irvine Spectrum shops and jobs.
Active new builds
Eastwood
Village between Jeffrey Road and the Jeffrey Open Space Trail that opened in 2016. Homes now sell as resales.
Mostly resale
What our local agents check in Villages of Irvine
The details that change your monthly payment or resale value, and that a model home tour won't mention.
Read both special tax lines
The Irvine Company says every Villages of Irvine home is in a Community Facilities District and an Assessment District. Ask for the exact annual amounts for the lot before you sign, because they change your monthly payment.
Pick the school district first
Most villages are in Irvine Unified, but parts of Orchard Hills are in Tustin Unified. Check the address with the district before you choose a lot.
Compare builders in the same village
Portola Springs has three builders selling at once. Put their base prices, lot premiums, and included features side by side before you visit a sales office.
Watch the last releases
The Summit is the final neighborhood in Orchard Hills, so fewer lots come out each release. We track which builders still have finished homes and ask for price or closing help.
Register us before your first visit
Builders in Irvine sell several collections in one area, and most buyers tour more than one in a day. Tell us which ones you want to see so we are registered 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 Villages of Irvine: 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
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
Baker Ranch new homes
Lake Forest, CA
Built out, resale only
Written by Lucas Beard. Reviewed by Kevin Kretzmer, CalDRE #01997822. Updated October 2026.
Sources
- Villages of Irvine: about the villages
- Villages of Irvine: fact sheet (Dec 2025)
- Villages of Irvine: Portola Springs
- Villages of Irvine: Summit at Orchard Hills
- Villages of Irvine: Andalucia
- Irvine Company: top-selling community, 2016
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 Villages of Irvine?
Talk to a local California agent about builders, incentives, and your TurboHome rebate before your first model home visit.
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