
12781 Barrett, Santa Ana, CA 92705
12781 Barrett, Santa Ana, CA 92705
Property Description
Welcome to the highly sought-after North Tustin community— This beautifully maintained 4-bedroom, 3.5-bath home offers space, privacy, and timeless charm. A desirable downstairs bedroom with its own private ensuite bathroom provides the perfect setup for guests, extended family, a mother-in-law suite, or multigenerational living. Recent upgrades include remodeled bathrooms, brand-new carpet, fresh interior/exterior paint, newer windows, and new laminate flooring. An elegant iron front door and double-door entry create a grand first impression, while crown molding, recessed lighting, and ceiling fans throughout add style and comfort. Designed for everyday living and entertaining, the spacious floor plan features an inviting family room with a beautiful fireplace, separate living room, formal dining room, and expansive kitchen with an adjacent laundry room and half bath. Situated behind dual gates, the property boasts a picturesque horseshoe driveway, offering convenience and impressive curb appeal. The nearly half-acre lot provides exceptional potential for an ADU, pool, guest house, workshop, or equestrian amenities. Rear easement access offers additional flexibility for future possibilities. Outdoor living is enhanced by mountain views, mature fruit trees, RV parking, a pull-through garage, and privacy rarely found in such a central location. The Spanish-style tile roof adds timeless character, while the expansive grounds create a true estate-like setting. Something increasingly difficult to find in Orange County: the space and freedom to embrace a more rural lifestyle while remaining close to everything. Imagine keeping horses, chickens, roosters, goats, or even pigs on your own property—an extraordinary opportunity for those dreaming of equestrian living, a hobby farm, or simply more room to live life on their own terms. Located within the award-winning Tustin Unified School District, including Arroyo Elementary, Hewes Middle School, and Foothill High School, this exceptional North Tustin property is minutes from shopping, dining, entertainment, and major freeways. Properties offering this combination of privacy, usable land, lifestyle flexibility, and future potential are increasingly rare in Orange County. Don’t miss this unique opportunity to own an exceptional North Tustin estate where comfort, convenience, and possibilities come together.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Santa Ana · Single Family Residence
Listed in line with the median closed sale of $1,860,000. Closed comps sold at 106% of list — strong seller's market. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Aligned with the market — fair pricing for the comps.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 12571 Circula Panorama | North Tustin | 1989 | 4 | 4 | 2,444 | 10,780 | $734 | $1.79M | 2 | 77 |
| 4334 Ruth Place | Orange | 1975 | 4 | 3 | 2,838 | 8,651 | $599 | $1.70M | 27 | 73 |
| 12631 Fischbeck Road | North Tustin | 1977 | 3 | 3 | 2,138 | 12,300 | $840 | $1.79M | 67 | 72 |
| 19322 Saylor Terrace | North Tustin | 1966 | 4 | 3 | 1,956 | 9,968 | $843 | $1.65M | 16 | 69 |
| 12471 Circula Panorama | Santa Ana | 1987 | 3 | 4 | 2,248 | 5,500 | $711 | $1.60M | 59 | 66 |
| Total: 5 · Average | 3.6 | 3.4 | 2,324.8 | 9,439.8 | $745.4 | $1.71M | 34.2 | |||
| Median | 2,248 | $1.70M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 13241 Orange Knoll | North Tustin | 1972 | 02/13/2026 | 4 | 3 | 2,728 | 14,368 | $1.88M | $1.86M | $682 | 0.99 | 106 | 69 |
| 19242 Barrett Lane | North Tustin | 1969 | 09/29/2026 | 4 | 4 | 2,601 | 19,308 | $1.55M | $1.65M | $634 | 1.06 | 104 | 68 |
| 19882 Highcrest Circle | North Tustin | 1974 | 05/26/2026 | 4 | 3 | 2,650 | 20,049 | $1.90M | $1.95M | $736 | 1.03 | 28 | 65 |
| 10551 Crawford Canyon Road | North Tustin | 1954 | 08/26/2026 | 5 | 2 | 1,911 | 19,600 | $1.70M | $1.63M | $850 | 0.96 | 83 | 63 |
| 1161 Hyde Park Drive | North Tustin | 1964 | 02/26/2026 | 4 | 3 | 2,472 | 12,600 | $1.60M | $2.01M | $812 | 1.25 | 34 | 60 |
| Total: 5 · Average | 4.2 | 3.0 | 2,472.4 | 17,185 | $1.82M | $1.82M | $742.8 | — | 71 | ||||
| Median | 2,601 | $1.86M | $1.86M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.