Orchard Hills – The Vistas Overview

In January, Orchard Hills held a grand opening for The Vistas, their newest enclave. Built by Toll Brothers, Bella Vista and Alta Vista are high-end luxury residences located in the hills high above the existing Orchard Hills homes.  While some homes will have views of the surrounding avocado orchards, others will have views that stretch all the way to Catalina, which was even visible on the hazy day when I visited. Residents will be part of the Orchard Hills Neighborhood Association, with full access to all of its amenities.

The back of the future Bella Vista models, as seen from the community lawn below:

The Vistas are part of the Tustin Unified School District. Students in grades K – 4 will attend Hicks Canyon Elementary School, located approximately three miles from the neighborhood. Students in grades 5 – 8 will attend Orchard Hills School, located at the entrance to Orchard Hills, approximately one mile below the Vistas. Eventually, Orchard Hills School should accommodate grades K – 8, though I don’t believe there is a timeline set for the expansion. Beckman High School will serve students in grades 9 – 12.

There are two home collections in the Vistas, both featuring very large homes and generous lots. Although the homes are already selling, construction on the models won’t be complete until this summer. Potential homeowners can visit the sales offices for more information and to schedule a hard hat tour of the framework. Once the models open this summer, I will review them in detail.

Collection Square Feet Beds Baths Garages Base Price
Bella Vista 4,698 – 5,508 5 – 6 5.5 – 6.5 2 – 4 cars Low 2,000,000s
Alta Vista 4,558 – 7,197 4 – 9 4.5 – 9.5 3 – 4 cars Mid 2,000,000s


Bella Vista Overview
Bella Vista will have five unique floorplans, but only three will have models.  The first several phases of homes will have views of the avocado orchards, giving them a very private and secluded feeling. Future phases will have city views, with Catalina visible in the distance. Those phases are expected to be built in about four years and will have lot premiums estimated around $1,000,000. By then, the base price will likely have risen as well. Homeowners dues is $280 per month. The current tax rate is approximately 1.4% including Mello Roos.

Plan Sq. Ft. Beds Baths Garages Base Price Modeled/Similar To:
Altura 4,698 5 – 6 5.5 – 6.5 2 – 3 $2,029,995 Modeled
Similar to Redondo at Capri (Hidden Canyon)
Bellino 4,849 5 5.5 3 (tandem) $2,099,995 N/A
Cielo 5,038 5 5.5 3 (tandem) $2,109,995 – $2,229,995 Modeled
Similar to Capri at Capri (Hidden Canyon)
Lusso 5,282 5 – 6 5.5 – 6.5 4 $2,264,995 – $2,334,995 Modeled
Similar to Cassis at Marbella (Hidden Canyon)
Tacara 5.508 5 5.5 4 $2,359,995 Similar to Santa Monica at Marbella
(Hidden Canyon)

Additional features include huge master bedrooms (some with retreats), outdoor living rooms, high ceilings, expansive kitchens, and a separate casita in the backyard of Bellino homes. Lot sizes in the first few phases of Bella Vista range from 7,235 – 15,270 square feet.

Alta Vista Overview
Alta Vista will have six different floorplans, though again, only three will have models, which are projected to open in late June. These homes are carved into the hills, stretching above and around the Bella Vista homes. As in Bella Vista, the HOA dues will be $280 per month and the current tax rate is approximately 1.4% including Mello Roos.

Plan Sq. Ft. Beds Baths Garages Base Price Modeled/Similar To:
(single story)
4,558 – 5,824 4 – 6 4.5 – 6.5 4 $2,414,995 – $2,434,995 Modeled
Similar to La Morra (Masters at Moorpark)
Acacia 5,578 – 7,134 5 – 7 5.5 – 7.5 3 $2,459,995 – $2,669,995 N/A
Castello 5,795 – 6,813 5 – 6 5.5 – 6.5 4 $2,759,995 Similar to Cassero (Enclave at Yorba Linda)
Savona 5,939 – 7,129 5 – 7 5.5 – 7.5 4 $2,664,995 Modeled
Similar to Santa Rosa (Enclave at Yorba Linda)
Collina 5,883 – 6,901 5 – 7 5.5 – 7.5 4 $2,584,995 – $2,594,995 Similar to Capistrano (Enclave at Yorba Linda)
Oceano 6,213 – 7,197 5 – 9 55 – 9.5 4 $2,679,995 Modeled
Similar to Santa Barbara (Masters at Moorpark)

There will be a total of 168 homes in Alta Vista with an average lot size of 11,400 square feet.  Like Bella Vista, these homes have bonus rooms on the second floor, large bedrooms, expansive kitchens, and high ceilings. Some plans also include offices on the first floor and/or a private a casita.

Meadow at the Groves

In addition to the existing amenities in Orchard Hills, there is a new resort at the base of the Vistas.  Meadow at the Groves features a lap pool, spa, fireplace terrace, community lawn, view terrace, shade structures, tot lot, barbecues, and picnic areas.

The entrance to the pool area has a patio and drought-friendly landscaping. Inside, palm trees and numerous umbrellas offer shade. There is also a shade structure running the length of one side with tables and barbecues underneath. One end of the pool deck has a large fireplace with chairs and small tables for socializing, as well as picnic tables for bigger groups. The opposite end has the spa, with a fountain flowing into it.


The community lawn is huge and would be a great spot for community events.


The playground has two sand areas, each with diggers.  The play structures are made of wood, so they blend in nicely with the surrounding hills and don’t stand out like the brightly colored structures found at many other parks. There are two sets of climbing blocks with varying heights.

The larger play structure has monkey bars a few different ladders and climbing walls and one twisty slide coming down. A map on the side highlights Orange County’s former ranches and key landmarks.

The smaller structure also has various ways to climb up and a single, slightly curved slide coming down.

There is a swing set with two bucket swings and four regular swings.

Throughout the park, there are signs showing silhouettes and footprints of different animals that live (or lived) in the foothills.

Finally, there is a shade structure with two picnic tables and four small barbecues. While this area is shaded, the play areas and surrounding benches are not.

The Vistas is an exclusive community for homeowners seeking luxurious homes, amazing views, and some seclusion from the busier parts of the city. The homes are customizable to suit each owner’s needs. While the models won’t open for a few months, you can buy a home now or get on the VIP wait list, which will give you priority in selecting your home site as future phases are released. There will be a high demand for the sites with the best views and the largest lots, so visit soon if you think the Vistas is the place for you.

Open House Review: 84 Kimbal

Last week I reviewed the same model home at 75 Kimbal, but this home is on the opposite side of the street.  75 Kimbal is priced lower by nearly $90K, but some of the upgrades may be worth it to a buyer.  The furniture in 84 Kimbal is also negotiable for purchase.

The basics:
Asking Price: $1,386,666
Bedrooms: 4
Bathrooms: 4
Square Footage: 2,653
$/Sq Ft: $ 523
Property Type: Single Family Residence
Year Built: 2014
Community: Stonegate
HOA: $120/month
Mello Roos: Yes

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Open House Review: 75 Kimbal

Today I am reviewing one of two Open Houses on Kimbal.  They are both the same model but 75 Kimbal is priced lower, reasonably so, since this home does not have as many of the upgrades found in the other model. Let’s explore this property first.

The basics:
Asking Price: $1,300,000
Bedrooms: 4
Bathrooms: 4
Square Footage: 2,650
$/Sq Ft: $ 491
Property Type: Single Family Residence
Year Built: 2015
Community: Stonegate
HOA: $120/month
Mello Roos: Yes

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Parasol Park – Celadon Collection Review

Celadon is the last collection that is currently open in Parasol Park, though two more should open within the next couple of months. Built by Lyon Homes, these are three story, attached condos that will have a total of 79 homes. They are located in the middle of the neighborhood, with homes on three sides; the large park scheduled to open this summer will be to the north. The four models range from 3 – 4 bedrooms and all have 3.5 bathrooms. Residences two and three have optional rooftop decks. The homes range from 2,016 – 2,451 square feet. Residence 2 has a 3-car garage (including one tandem spot) while the other plans have 2-car garages. There are five different elevations, including three 3plex buildings and two 4plex buildings. All 3plex buildings include one each of residences 2, 3, and 4 with residence 2 always occupying the middle spot. The 4plex buildings have a residence 3 on one end, residence 4 on the other end, and two residence 1 plans in the middle.

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Open House Review: 20 Christamon West

Although advertised as a five bedroom,  20 Christamon West features 4 bedrooms plus an enclosed loft.  It is the only model in Park Paseo with an open loft, and in this case, the home has enclosed the wall.  It has both pros and cons to its location.  The pro is that it sits directly across from the Clubhouse, huge green grassy area and tennis courts. Santiago Hills Elementary School is also to the right, visible from the front door.  One concern may be the amount of car traffic, but only for a very short period at drop off and pick-up times.

Asking Price: $1,094,000
Bedrooms: 4+ Loft
Bathrooms: 2.5
Square Footage: 2,474
Lot Size: 5,450
$/Sq Ft: $442
Property Type: Single Family Residence
Year Built: 1980
Community: Northwood – Park Paseo
HOA dues are $106 per month and there are no Mello Roos taxes.
Schools: Santiago Hills Elementary School, Sierra Vista Middle School and Northwood High School.


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