Guide to Living in Quail Hill (Irvine, CA)
Quail Hill is an established, master-planned hillside village in south Irvine, California, set against the coastal sage scrub of the Irvine Open Space Preserve and the foothills of Shady Canyon. Developed between 2001 and 2007 by renowned residential builders including Shea Homes, Standard Pacific Homes, William Lyon Homes, D.R. Horton, and California Pacific Homes, Quail Hill encompasses 1,656 residences across 14 distinctive enclaves.
Characterized by warm Spanish-Colonial, Mediterranean, and Tuscan architecture, tree-lined streets, resort recreation complexes, and direct trailheads into protected wilderness, Quail Hill remains one of south Irvine’s most sought-after villages, complete with direct placement in the nationally recognized Irvine Unified School District (IUSD).
Quail Hill at a Glance
| Metric | Detail |
| City / County | Irvine, Orange County (OC), California |
| Community Type | Master-Planned Hillside Residential Village |
| Total Residences | 1,656 Residences (Condos, Townhomes & Single-Family Homes) |
| ZIP Code | 92603 |
| Area Code | 949 |
| Key Builders | Shea Homes, Standard Pacific, William Lyon, D.R. Horton, Cal Pacific |
| Square Footage Range | ~820 – 4,800+ sq. ft. |
| Bedrooms / Bathrooms | 1 – 6 Bedrooms / 1.5 – 5.5 Bathrooms |
| Typical Price Range | ~$800,000 (Condos) to $3,500,000+ (Hilltop View Estates) |
| HOA Dues | Master HOA (~$140 – $190/mo) + Sub-HOA (Tract-dependent, ~$120 – $380/mo) |
| School District | Irvine Unified School District (IUSD) |
Top Neighborhood Collections in Quail Hill
Quail Hill features 14 residential subdivisions designed to accommodate diverse buyer profiles, ranging from turn-key condominiums and multi-story townhomes to grand hillside luxury estates.
| Collection | Builder | Property Type | Approx. Sq. Footage | Bed / Bath Count | Distinctive Features |
| Ambridge | Standard Pacific | Condos / Townhomes | ~1,100 – 1,750 sq. ft. | 2–3 Beds / 2–3 Baths | Carriage-style & 2-story designs, attached garages, park proximity |
| Casalon | Standard Pacific | Attached Townhomes | ~1,180 – 1,640 sq. ft. | 2–3 Beds / 2–3 Baths | Classic townhome layouts, private enclosed patios, open living spaces |
| Chantilly | William Lyon | Single-Family Homes | ~2,500 – 3,200 sq. ft. | 3–5 Beds / 2.5–4.5 Baths | Traditional family layouts, generous backyards, formal dining rooms |
| Ivy Wreath | William Lyon | Attached Condos | ~1,100 – 1,800 sq. ft. | 2–3 Beds / 2–3 Baths | Two and three-story brownstone-style elevations with private balconies |
| Jasmine | California Pacific | Attached Condos | ~820 – 1,400 sq. ft. | 1–2 Beds / 1–2 Baths | Accessible entry price point, efficient open floor plans, walk-in closets |
| Laurel | Warmington Homes | Detached Condos | ~1,500 – 2,100 sq. ft. | 3–4 Beds / 2.5–3 Baths | Courtyard motor courts, low-maintenance patios, direct-entry garages |
| Linden | Shea Homes | Detached Condos | ~1,700 – 2,300 sq. ft. | 3–4 Beds / 2.5–3 Baths | Dual primary suite configurations, upstairs laundry, bright interiors |
| Olivos | California Pacific | Single-Family Detached | ~2,200 – 2,900 sq. ft. | 3–4 Beds / 2.5–3.5 Baths | Spanish-inspired architecture, covered loggias, seamless outdoor connections |
| Sage | Shea Homes | Detached Condos | ~1,400 – 1,850 sq. ft. | 2–3 Beds / 2.5 Baths | Open great room concepts, private rear courtyards, breakfast bars |
| Sandalwood | D.R. Horton | Semi-Detached Condos | ~1,600 – 2,100 sq. ft. | 3–4 Beds / 2.5–3 Baths | Two-story duplex formats, flexible home-office lofts, private garages |
| Sienna | Shea Homes | Single-Family Detached | ~2,400 – 3,100 sq. ft. | 4–5 Beds / 3–4 Baths | Large family floor plans, chef’s kitchens, spacious primary suites |
| Solstice | Shea Homes | Detached Courtyard | ~1,350 – 1,750 sq. ft. | 2–3 Beds / 2–2.5 Baths | Compact detached living, private backyards, quiet enclave settings |
| Tapestry | Fieldstone Communities | Single-Family Detached | ~2,800 – 3,600 sq. ft. | 4–5 Beds / 3.5–4.5 Baths | Hillside positioning, entertainer backyards, multi-zone entertaining spaces |
| Vicara | Richmond American | Luxury Hilltop Estates | ~3,400 – 4,800+ sq. ft. | 4–6 Beds / 4.5–5.5 Baths | Flagship hilltop homes, panoramic city light & canyon views, porte-cochères |
Cost of Living & Housing Overview
Housing in Quail Hill is among south Irvine’s most prime real estate, catering to buyers seeking established coastal-close living without the ultra-high density of newly completed developments.
- Real Estate Values: Entry-level condominiums (such as Jasmine and Casalon) typically list from the high-$700Ks to $1.1M. Detached single-family family residences range between $1.6M and $2.4M, while premium view properties in Vicara and Tapestry regularly trade between $2.8M and $3.5M+.
- Property Taxes & Special Assessments: Homes are subject to California’s Proposition 13 base rate of 1% assessed valuation plus local voter-approved municipal bonds. Because Quail Hill was developed under Irvine Assessment District No. 00-18 (shared with Shady Canyon and Turtle Ridge), properties have fixed CFD/Mello-Roos obligations. Effective tax rates typically span 1.2% to 1.45%, which is notably lower than newer communities in the Great Park or Orchard Hills whose infrastructure bonds are in their earliest payoff cycles.
- HOA Dues: Quail Hill operates on a dual-HOA model for condominium and townhome parcels, while single-family homes pay the Master HOA dues (approx. $140–$190/mo). Attached communities carry a supplementary Sub-HOA fee covering exterior building maintenance, roof reserves, and common area hazard insurance.
Public Schools & Education
Quail Hill is zoned for the award-winning Irvine Unified School District (IUSD), known for leading academic performance indexes and collegiate readiness.
Assigned Public Schools
- Alderwood Elementary School (Grades K–6): Located directly within the Quail Hill neighborhood, Alderwood is a California Distinguished School featuring walk-to-school accessibility for residents, high parent engagement, and focused STEAM curriculum.
- Rancho San Joaquin Middle School (Grades 7–8): A multi-year California Gold Ribbon and Distinguished School focused on academic rigor, pre-algebra pathways, and competitive electives.
- University High School (Grades 9–12): Consistently ranked among the top high schools in California and the nation by U.S. News & World Report, “Uni” is celebrated for its championship athletics, music conservatories, and advanced AP/IB placement rates.
Nearby Higher Education
- University of California, Irvine (UCI): Top 10 public research university located 7 minutes west.
- Concordia University Irvine (CUI): Private university in adjacent Turtle Rock.
- Irvine Valley College (IVC): Top transfer-rate California community college located just off Jeffrey Road.
Climate & Weather
Quail Hill benefits from south Irvine’s temperate coastal-valley microclimate, receiving regular ocean breezes funneled through the Laguna Canyon corridor:
- Summer (June – August): Pleasant daytime highs average 78°F to 83°F, cooling down into the low 60s in the evening.
- Winter (December – February): Mild daytime temperatures hover around 65°F to 69°F, with lows rarely dropping below 47°F.
- Precipitation: Irvine averages 12 to 14 inches of rainfall annually, concentrated in late winter, providing over 280 cloudless, sunny days every year.
Economy, Industry & Major Employers
Quail Hill offers a short commute to the Irvine Spectrum / Technology Corridor, the premier tech and life science job center in Orange County:
- Key Industries: Medical device engineering, enterprise SaaS, automotive design, biotechnology, and commercial finance.
- Major Regional Employers Near Quail Hill:
- Edwards Lifesciences (Cardiovascular innovation global campus)
- Blizzard Entertainment (Video game design and entertainment HQ)
- Rivian Automotive (Electric vehicle engineering and executive facilities)
- Broadcom Inc. (Semiconductor engineering center)
- Endologix & Biosense Webster (Medtech design and clinical operations)
- Taco Bell Corp. / Yum! Brands (Global corporate headquarters)
- Hoag Hospital Irvine & Kaiser Permanente Irvine Medical Center (Major healthcare anchors minutes away)
Commutes & Transportation
Strategically located between the I-405, I-5, and SR-133, Quail Hill provides seamless connectivity across Orange County and the coast:
Key Freeways
- Interstate 405 (San Diego Freeway): Immediate on-ramp at Laguna Canyon / Shady Canyon.
- Interstate 5 (Santa Ana Freeway): Rapid link north to Tustin/LA and south to Mission Viejo/San Diego.
- State Route 133 (Laguna Freeway): Takes drivers directly into downtown Laguna Beach in under 15 minutes.
- State Route 73 Toll Road: Convenient access to South County and Newport Beach.
Estimated Drive Times (Off-Peak)
- Irvine Spectrum Center: 5–7 minutes
- John Wayne Airport (SNA): 10–12 minutes
- Laguna Beach Coastline: 12–15 minutes
- Fashion Island / Newport Beach: 14–17 minutes
- UC Irvine Campus: 7–9 minutes
- Irvine Metrolink / Amtrak Station: 8–10 minutes
Lifestyle, Recreation & Community Amenities
Quail Hill integrates resort leisure directly into neighborhood boundaries:
- The Commons & Resort Pools: Residents share access to three private swimming pool complexes, jetted spas, children’s wading pools, private cabanas, and gas barbecue picnic areas.
- Quail Hill Community Park & Center: A 16.9-acre municipal center hosting soccer fields, lighted ball diamonds, basketball courts, children’s play areas, and a community center offering seasonal youth classes and fitness programs.
- Quail Hill Trailhead & Loop: Direct resident access to the 1.8-mile Quail Hill Loop Trail (one of the only trails in the Irvine Open Space Preserve where leashed dogs are permitted), connecting directly to the regional trails of Bommer Canyon, Shady Canyon, and the Laguna Coast Wilderness.
- Quail Hill Barracudas: A neighborhood summer swim team competing in the Irvine Swim League (ISL), serving as a social cornerstone for families and local youth.
- Quail Hill Shopping Center: A walkable neighborhood hub complete with an Albertsons grocery store, Starbucks, banks, dry cleaners, fitness studios, and dining spots (including Lucca Cafe, Cha Cha’s Latin Kitchen, and Sweetgreen).
Pros and Cons of Moving to Quail Hill
Pros
- Unbeatable Proximity to Nature: Direct access to over 50,000 acres of protected coastal wilderness and ridgeline trails.
- Feeder to University High School: Homeowners gain access to one of the highest-ranked public high schools in the United States.
- Walkable Village Concept: Rare Irvine convenience where schools, parks, dining, and grocery shopping are within easy walking or biking distance.
- Maturing Mello-Roos: Lower effective tax burden compared to Irvine’s newer north and east villages.
- Coastal Climate: Located south of the 405, Quail Hill stays 4–7 degrees cooler during the summer than north Irvine developments.
Cons
- Competitive Inventory: High buyer retention and established residency lead to lower turnover and limited active listings.
- Two-Tier HOA Fees: Townhome and condominium buyers must budget for both master and sub-association monthly fees.
- Mature Resale Market: Unlike newly built developments (such as Altair or Portola Springs), homes built between 2001 and 2007 often feature builder-original finishes unless upgraded by previous owners.
