North Tustin in short: The typical home is worth about $1,758,000 as of August 2026, up 3.6% in a year, against about $1,179,000 across Orange County. About 66 homes are for sale. Typical rent is about $4,770 a month. First-time buyers can combine county and state down payment programs.
North Tustin is an unincorporated community in the foothills above Tustin and Orange, governed by the County of Orange rather than a city council. It is known for large lots, mature trees, custom and semi-custom homes, and neighborhoods such as Lemon Heights and Cowan Heights with views across the county.
The market is almost entirely single-family homes, and relatively few sell in a typical month. Values sit well above the county's typical figure, driven by lot size and views.
Because North Tustin is unincorporated, county rules apply to permits and zoning, which matters if you plan to remodel, add a pool or build an accessory dwelling unit. I check what a property can become before you commit.
North Tustin housing market, August 2026
Home values in North Tustin are up 3.6% from a year ago and up 16.0% over three years. About 18.6% of listings have had a price cut, which tells you how much room there is to negotiate. For comparison, the typical home value across Orange County is $1,179,000. At the typical rent and value, the gross rental yield is about 3.3% a year before expenses.
Sources: Zillow Research (home value and rent indexes, inventory, days to pending, price cuts) and Realtor.com Research, data through August 2026. These are market-wide figures, not an appraisal of any one home. See the Orange County market report for the county trend.
What a typical North Tustin home costs to own
20% down
$11,578/month
- Down payment$351,520
- Principal and interest$9,308
- Property tax$1,611
- Insurance$659
Income to qualify: about $496,000 a year
10% down
$13,466/month
- Down payment$175,760
- Principal and interest$10,471
- Property tax$1,611
- Insurance$659
- Mortgage insurance$725
Income to qualify: about $577,000 a year
Estimates on the typical home value of $1,758,000 at the 6.95% 30-year fixed average (2026-09-17), with property tax at 1.1% and insurance at 0.45% of value a year, and income at 28% of gross for housing. HOA dues and Mello-Roos are extra where they apply. Not a loan quote. Down payment programs below can cover part of the down payment. See 20 years of mortgage rates.
Areas of North Tustin
- Lemon HeightsHillside homes with views and larger lots in the foothills.
- Cowan HeightsCustom homes on large hillside lots above the valley floor.
- Newport Avenue areaLarger single-family lots closer to shopping in Tustin.
Schools
Most of North Tustin is served by Tustin Unified School District, including Foothill High School, with some addresses in Orange Unified. Always confirm the assigned school for a specific address with the district.
Getting around
The 55 is to the west and the 261 toll road to the south, with Newport Avenue and Irvine Boulevard connecting to Tustin.
Down payment help for North Tustin buyers
Orange County Mortgage Assistance Program (MAP) Open
OC Housing and Community Development
A deferred second loan at 3% simple interest of up to $120,000 for low-income and $80,000 for moderate-income first-time buyers. The price must be at or below 85% of the county median sales price.
Orange County Mortgage Credit Certificate (MCC) Open
County of Orange, administered by National Homebuyers Fund
A federal income tax credit on part of the mortgage interest you pay, every year for the life of the loan. Income up to 115% of area median income, and it stacks with MAP and other programs.
CalHFA MyHome Assistance Program Open
California Housing Finance Agency
A deferred junior loan of up to 3% of the price toward the down payment or closing costs, paired with a CalHFA first mortgage. No monthly payment until you sell, refinance or pay off the loan.
See every program you may qualify for
Program terms from the official program pages, last checked September 2026. Income and price limits apply and funds can close without notice, so confirm current terms before you rely on them.
North Tustin ZIP codes at a glance
| ZIP | Median asking price | Per sq ft | Homes for sale | Median days on market |
|---|---|---|---|---|
| 92705 | $1,577,000 | $667 | 72 | 59 |
Realtor.com Research listing data by ZIP code, August 2026. A ZIP code can cross city lines.
North Tustin real estate questions
How much does a home cost in North Tustin?
As of August 2026, the typical home value in North Tustin is about $1,758,000, up 3.6% from a year earlier, according to the Zillow Home Value Index. The median asking price for homes listed that month was about $2,310,000. Condos and townhomes usually sit below the typical value and larger detached homes above it.
What is the monthly payment on a typical home in North Tustin?
At the typical value of $1,758,000, with 10% down and a 6.95% 30-year fixed rate, the full monthly cost including property tax, insurance and mortgage insurance is about $13,466. Lenders would usually look for household income around $577,114. HOA dues and Mello-Roos are extra where they apply. This is an estimate, not a loan quote.
Is there down payment help for North Tustin buyers?
Yes. Countywide, first-time buyers in North Tustin can look at the Orange County Mortgage Assistance Program and the Orange County Mortgage Credit Certificate, and statewide at CalHFA's MyHome Assistance Program. Income and price limits apply, and the right combination depends on your situation. The finder on this site lists more than 40 programs across Southern California.
Is North Tustin part of the City of Tustin?
No. North Tustin is an unincorporated area governed by the County of Orange. It has Tustin mailing addresses, but permits, zoning and many services run through the county, not the City of Tustin.
Official resources
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