404 Milpas, Irvine, CA 92602
404 Milpas, Irvine, CA 92602
Property Description
Choose from four beautiful floor plans that range from ~2,826 to ~3,259 square feet with 4-5 bedrooms, 4.5-5.5 baths, 2-car garages, and driveways. These new single-family homes embrace open-concept living, with chef’s kitchens that flow into spacious great rooms, bedrooms with ample privacy, primary bedrooms with stunning en-suite bathrooms, and much more. Optional upgrades include conservatory rooms, lofts/bonus rooms, and offices and primary bedroom retreats in some floor plans. Summit at Orchard Hills Village is ideally located near I-5 and the 241 Toll Road in Orange County, just ~45 miles from Los Angeles and ~85 miles from San Diego. Homebuyers get to enjoy Irvine’s great offerings, such as ~57,000 acres of preserved open space, shopping and dining, ~250 community parks, a network of trails, and a year-round calendar of community events
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 · 5 active · 5 closed
Orchard Hills · Irvine · Single Family Residence
Listed 3.6% above the median closed sale of $2,750,000. Closed comps sold at 101% of list — strong seller's market. Expect a longer timeline — comps averaged 129 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 (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 425 Ambrose | Irvine | 2026 | 4 | 5 | 2,968 | 3,979 | $947 | $2.81M | 6 | 99 |
| 417 Ambrose | Irvine | 2025 | 4 | 5 | 2,826 | 3,979 | $997 | $2.82M | 6 | 98 |
| 144 Bellini | Irvine | 2018 | 4 | 3 | 2,548 | 4,384 | $981 | $2.50M | 46 | 85 |
| 126 Imagination Trail | Irvine | 2021 | 4 | 4 | 3,180 | 3,636 | $880 | $2.80M | 46 | 74 |
| 73 Cortland | Irvine | 2015 | 5 | 5 | 3,396 | 4,008 | $851 | $2.89M | 52 | 69 |
| Total: 5 · Average | 4.2 | 4.4 | 2,983.6 | 3,997.2 | $931.2 | $2.76M | 31.2 | |||
| Median | 2,968 | $2.81M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 420 Milpas | Irvine | 2025 | 10/13/2026 | 4 | 5 | 2,968 | 3,979 | $2.94M | $2.75M | $927 | 0.94 | 279 | 99 |
| 453 Treeline | Irvine | 2025 | 09/02/2026 | 4 | 5 | 2,968 | 3,979 | $3.54M | $3.25M | $1,093 | 0.92 | 268 | 98 |
| 126 Cordial | Irvine | 2018 | 08/13/2026 | 4 | 5 | 2,965 | 3,928 | $1.99M | $2.50M | $841 | 1.25 | 28 | 76 |
| 60 Rotunda | Irvine | 2023 | 05/14/2026 | 4 | 4 | 2,833 | 3,960 | $2.70M | $2.70M | $953 | 1.00 | 52 | 71 |
| 236 Oceano | Irvine | 2018 | 11/26/2025 | 4 | 3 | 2,800 | 3,850 | $3.18M | $3.05M | $1,089 | 0.96 | 19 | 70 |
| Total: 5 · Average | 4.0 | 4.4 | 2,906.8 | 3,939.2 | $2.85M | $2.85M | $980.6 | — | 129.2 | ||||
| Median | 2,965 | $2.75M | $2.75M | ||||||||||
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.