North Tustin

North Tustin Homes for Sale

The area known as North Tustin is the unincorporated area in between the cities of Orange, Tustin and Santa Ana. As of 2010 there were about 25,000 residents in North Tustin living in about 8500 households. Of those households 36% had children under the age of 18 living with them and 70% were married. The current zip code is 92705 and currently there are efforts for North Tustin to have its own zip code but as of now the 92705 has a Santa Ana designation however residents of North Tustin aren’t in the city of Santa Ana.

There are a number of different areas to buy a home in North Tustin. The main areas are known as Cowan Heights, East Tustin, Lemon Heights, Panorama Heights and Red Hill.


Cowan Heights gets its name from the developer Walter Cowan who in 1942 bought 800 acres of walnuts, citrus and cattle. While you will probably find more BMW’s and Mercedes here now then cattle it is still very low key. Cowan Heights homes are located in the area from the 261 to Chapman Ave to Crawford Canyon and Cowan Heights Dr. Almost all of the homes for sale in Cowan Heights are single family homes and are priced over $1,000,000. Most of the lots are over .25 acre with some as big as 10 acres. The average home is Cowan Heights has 4-5 bedrooms and is over 3000 square feet. Many of the homes here have substantial views some with ocean and Catalina views.

Lemon Heights was not set up for agriculture until James Irvine and CE Utt developed it in the 1920’s. Much of the Lemon Heights area overlaps with the Cowan Heights area. Most homes for sale in Lemon Heights are priced over $1,000,000 and many have panoramic views. If you have children that will be attending elementary school Arroyo Elementary is located within this area. If you are looking for a large lot with a view and have a decent budget Lemon Heights is one of the best kept secrets in Orange County,  Check out David Feldberg’s driving tour of Lemon Heights.
East Tustin homes are located inside the Newport Ave, Dodge Ave and Prospect Ave Triangle. East Tustin has great access to the 55, 5 and 22 freeways. Most of the homes for sale in East Tustin are single family homes and are priced under $1,000,000. Very few of these homes will have a view but many will be within walking distance to Foothill High School and Hewes Middle School. Also, shopping and other stores are going to be much closer then in some of the other areas of North Tustin.

 Panorama Heights homes for sale are inside the area of Newport Ave, Champan Ave and Esplanade St. In the Panorama Heights area of North Tustin about 1/3 of the homes are located in the city of orange while the other 2/3 are in the unincorporated area of North Tustin. Like most of the other areas, the homes for sale in Panorama Heights are mostly single family homes and have larger lots then the rest of Orange County. In 2015 the average listing price of a home was just below $900,000 and it was a 4 bedroom home around 2500 square feet.

Red Hill was named after the mercury in the soil that gives it its reddish color. In the 1800’s the summit of Red Hill was actually the convergence of three ranches in the area (Santa Ana, San Joaquin and Santiago). Now Red Hill homes for sale are defined as Newport Ave to Tustin Ranch Rd, Jamboree to La Loma Dr. As of 2015 the average Red Hill home listed for sale was $1,300,000 and was a 4 bedroom 3 bath with 3200 square feet. Red Hill homes have great access to the 5 freeway and the 261. As for shopping you will find the Tustin Marketplace very close as well as tons of other shopping and restaurants within a 5 minute drive.

There are few few schools in North Tustin that cover most of the area.  Schools would be one of the following if you are buying a home in North Tustin.

Panorama Elementary School  – Part of the Orange School District Panorama Elementary is rated 10/10 with an API score of 918 and handles students in grades K-6. Located at 10512 Crawford Canyon Road Santa Ana, Ca 92705.

Arroyo Elementary School  Arroyo Elementary is part of the Tustin Unified School District and has an API score of 943 making it 10/10 school. There is a high level of community involvement for parents here and is held in very high regard in the community. Arroyo Elementary is located at 11112 Coronel Rd Santa Ana 92705.  

Red Hill Elementary School  – Red Hill Elementary had an API score of 910 while also having a ranking of 10/10. During the 2015 school year there were 519 students enrolled and is located at 11911 Red Hill Ave Santa Ana 92705.

Guin Foss Elementary School  – Guin Foss Elementary has an API score of 897 ranking it just below 10/10. In 2015 there were 393 students enrolled and they are located at 18492 Vanderlip Ave Santa Ana 92705.

Barbara Benson Elementary School  – Benson Elementary School is part of the Tustin Unified School District and has an API score of 857 ranking it an 8/10.

Tustin Memorial Elementary School  – Tustin Memoral Academy is one of the best schools in the area. With an API score of 962 Tustin Memorial is ranked 10/10. Located 12712 Browning Ave Santa Ana 92705 you will find this to be an amazing and challenging school for your kids.

Hewes Middle School  – Hewes Middle School is the main middle school for North Tustin. Located at 13232 Hewes Avenue Santa Ana 92705 Hewes has an API score of 902 and a ranking of 9/10.

Foothill High School  – Foothill High School is the main high school for North Tustin. With an API score of 878 and a ranking of 8/10 your kids will be going to the best high school in the area.

North Tustin has many parks to enjoy. Here are some of the parks in the area.
Holder man Park (really for kids under 5)
El Modena Park
La Veta Park
Peters Canyon Regional Park (340 acre park with reservoir)
Bent Tree Park
Columbus Tustin Park
Santiago Hills Park


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