
166 Leafy Pass, Irvine, CA 92602
166 Leafy Pass, Irvine, CA 92602
Property Description
Perched within the prestigious guard-gated enclave of Alta Vista at Orchard Hills, this masterfully designed estate offers a rarely-found combination of 6 bedrooms and 6.5 bathrooms, with refined, livable interiors and thoughtful amenities throughout. A soaring grand entry and dramatic dual staircase lead to open-concept living anchored by a wide-open living area and a chef's dream kitchen featuring Wolf and Sub-Zero appliances, a generous center island, floor-to-ceiling custom cabinetry, and a fully equipped prep kitchen. The south-facing living areas, together with a dedicated entertaining room, take in mountain, city, Catalina, and sunset views, with distant ocean glimpses on clear days. A main-level suite, a private retreat for guests or extended family, completes the first level. Upstairs, the luxurious primary suite features a flex room, a spa-inspired bath with a soaking tub and oversized shower, and a huge walk-in closet, all presenting incredible views, joined by four additional en-suite bedrooms and a laundry room. A connected four-car garage and tremendous driveway give car lovers all the parking and display space they could wish for.
Features & Amenities
Property Details
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About Orchard Hills
This property is located in Orchard Hills, a community in Irvine. Explore more listings in this neighborhood to compare options and pricing.
View Orchard Hills ListingsComparative Market Analysis
Luxury Tier · 3 active · 2 closed
Orchard Hills · Irvine · Single Family Residence
Listed 5.0% above the median closed sale of $8,265,000. Price per sqft ($1,440) is a 32% premium to closed comps ($1,092). Expect a longer timeline — comps averaged 242 days on market. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Aligned with the market — fair pricing for the comps.
Active Properties (3)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 170 Leafy Pass | Irvine | 2019 | 5 | 6 | 6,060 | 8,687 | $1,482 | $8.98M | 256 | 93 |
| 127 Lanzon | Irvine | 2018 | 5 | 6 | 5,261 | 9,365 | $1,422 | $7.48M | 135 | 93 |
| 525 Big Sur | Irvine | 2026 | 5 | 6 | 4,798 | 7,875 | $1,580 | $7.58M | 34 | 73 |
| Total: 3 · Average | 5.0 | 6.0 | 5,373 | 8,642.333 | $1,494.667 | $8.01M | 141.66666666666666 | |||
| Median | 5,261 | $7.58M | ||||||||
Closed Properties (2)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 116 Clear Falls | Irvine | 2019 | 12/08/2025 | 5 | 7 | 5,580 | 11,210 | $7.60M | $7.73M | $1,385 | 1.02 | 126 | 67 |
| 1875 La Cuesta | North Tustin | 1931 | 04/20/2026 | 6 | 12 | 11,000 | 104,544 | $9.50M | $8.80M | $800 | 0.93 | 358 | 29 |
| Total: 2 · Average | 5.5 | 9.5 | 8,290 | 57,877 | $8.27M | $8.27M | $1,092.5 | — | 242 | ||||
| Median | 11,000 | $8.80M | $8.80M | ||||||||||
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.