Lower Peters Canyon is one of the newer areas of Irvine located adjacent to Tustin Ranch, northeast of the 5 freeway in what was orange orchards and agricultural land rezoned for residential construction roughly 15 years ago. The neighborhood is encircled by Jamboree Rd, Portola Pkwy, Culver Dr, and the 5 freeway. It is the northernmost section of Irvine, traversing the 261 toll road, following the eastern stretch of Jamboree Rd into the foothills of Orange (map here).
The average age of residents in this area is 35 years old, making it one of the younger populations in all of Irvine, yet with 75% of it households inhabited by couples with children, it is also one of the most family friendly regions in South Orange County.
For those looking for a higher-end, exclusive territory within the borders of Irvine, this area must be considered in that category. Average income for this area is over $110K yearly, meaning that most residents are employed in relatively high paying professions or have an above average household income.
Taking the time to research each neighborhood is this city is a must before deciding on which part of this highly desirable segment of the OC to live in. Because the neighborhoods in Irvine can seem similar, it’s imperative to understand the pertinent facts and differences about each so that you can fulfill your priority list and make necessary distinctions when committing to your next home purchase here.
Being one of the newer neighborhoods in Irvine, expect to pay above the Irvine average of $800K for most single family residences. Condos and townhomes, however, come in at slightly less than the Irvine average of $500K mainly because this area is geared more towards families with nearly 80% of all residences being detached houses.
Condos and townhomes begin in the $350K range for 2 beds and 2 baths inside of 1,200 square feet and go as high as $600K for 3 beds and 3 baths with 2,200 square feet of floor space.
Detached single family homes in this area jump up to the low $800K tier for starters with 4 beds and 3 baths in 2,500 square feet all the way uphill to $1.9M for 6 beds and 5 baths in a generous 4,400 square foot structure. Lot sizes tend to be anywhere from 6,500 square feet to over 8,500 square feet, giving residents plenty of room for a lovely, landscaped yard or built-ins like a swimming pool, gazebo, or spacious patio lounge refuge.
Lower Peters Canyon has an extremely low crime rate (nearly 1/3 the national average) in line with the city of Irvine on whole, making it not only one of the safest neighborhoods in Orange County, but in all of the US.
Nearly all of the schools in Irvine are top-notch, and those in Lower Peters Canyon are no exception. It is important to note though that this neighborhood, along with a few others in the northeastern portion of Irvine developed in the late 90’s, is under the jurisdiction of the Tustin Unified School district (yet not a part of the City of Tustin).
The young ones (grades K to 5) will attend either Myford Elementary or Hicks Canyon Elementary (depending on address). Both Myford and Hicks Canyon are exceptional institutions, each with a Greatschools.org rating of 10 out of 10 and a California Academic Performance Index (API) score of 931 (Myford) and 939 (Hicks Canyon) respectively – putting them in the top 10% of all elementary schools in the state.
Adolescents grades 6 through 8 will move on to Orchard Hills junior high school that carries with it equally impressive stats – with a grade of 9 out of 10 from Greatschools.org and a phenomenal API of 942 (on a scale of 0 to 1,000).
High-schoolers in this neighborhood will attend Arnold O. Beckman High School (grades 9 to 12). One of the newest High Schools in South OC, it is well-equipped with state-of-the-are facilities and spacious grounds. It raked in a fantastic 9 out of 10 rating from Greatschools.org and scored an 886 California API.
The defining feature in this area of Irvine and adjoining Tustin is Peters Canyon Regional Park where residents can hike along the Lower Peters Canyon trail or bike on miles and miles of some of the most scenic wilderness trails in the county. There isn’t however any Lower Peters Canyon reservoir fishing allowed so the park visitors can all enjoy the wildlife and beauty of this natural preserve.
Residents will also have access to the David Sills Lower Peters Canyon park and sports complex that includes a full, competition-sized, lighted soccer field, lighted softball field, and 8 lighted tennis courts as well as picnic areas and a playground for younger children.
Lower Peters is also snugged right up against the Tustin/Irvine Marketplace that includes all of the requisite stores that any American homeowner might need including:
There is also a wealth of entertainment and dining within walking distance. Before your trip to one of the 2 Edward’s Cinemas, you might want to try some of the best local restaurants such as:
As with some of the pricier, coastal towns; if you can afford it, then definitely consider a home in this area. Newer developments like in this neighborhood tend to hold their value a little bit longer than older ones, so moving into this vicinity should be a permanent family move, not just a short term investment.
Homes are spacious and unlike many Irvine homes, these were planned with plenty of lot space to include room for growth.
Lower Peters is centrally located, close to the 261 toll road and 5 freeway, making it a great location to commute from. Fantastic parks and plenty of recreation make this a perfect family destination. Education is second-to-none and the neighborhood is beyond safe.
If you’re in the market for a mid-to-high-end home with all of the benefits mentioned above, then Lower Peters Canyon should make your list of areas to visit the next time you go house hunting.
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