Feng Properties
Feng Properties
Great Park, Irvine Neighborhood Guide
Updated: June 2026
Great Park Neighborhoods is Irvine's most ambitious and most expensive-to-own village, built on the former Marine Corps Air Station El Toro in central Irvine. Developed by FivePoint under a master plan that will eventually reach 10,000 homes, the community is organized around eight distinct neighborhoods, each with its own architectural identity, themed park, and amenity package, all connected to the Orange County Great Park, one of the largest urban parks in the country. Great Park is where Irvine's newest construction, most curated design aesthetic, and highest ongoing tax burden all converge. If you want the most modern homes in Irvine, this is the address. If you haven't modeled the full monthly carrying cost yet, stop and do that first.
Great Park at a Glance
Year Established
~2013 (phased, ongoing)
planned total homes
~10,000 units at completion
Price Range
$1.3M – $2.5M+
Master HOA
~$150–$350+/mo (varies by neighborhood)
Mello-Roos
YES — highest in Irvine, $5,000–$12,000+/yr, permanent and increases annually
Schools
Beacon Park K-8, Cadence Park K-8, Solis Park K-8, Jeffrey Trail Middle, Portola High (all IUSD)
Overall Niche Grade
A (Portola High)
26 pools and spas across all neighborhoods
Pools
Home Prices & Housing Types
Great Park homes are the newest construction in Irvine, built from 2013 through today with modern open floor plans, contemporary exteriors, energy-efficient systems, and finishes that older Irvine villages cannot replicate. For buyers who want a move-in-ready home with current construction standards and no deferred maintenance, Great Park is the strongest option in the city.
The eight neighborhoods each have a distinct character:
Pavilion Park is the most traditional of the neighborhoods, with American Heritage architecture, large front porches built for neighbor interaction, a greenhouse, and a community pool. Beacon Park features updated American classic designs, a navigation-themed park with a K-8 school on site, and was the first Great Park neighborhood to fully build out. Cadence Park is arts-inspired, with three community buildings including a lending library, art gallery, and studio, plus a major outdoor sculpture walk featuring works by nationally recognized artists. Parasol Park emphasizes natural materials and neighborhood connection with outdoor kitchen and living spaces. Novel Park is the most urban of the eight, with contemporary architecture, dog parks, coffee shops, and hanging pod gardens. Rise, the newest fully selling neighborhood, is linked by three parks with pools and an overlook deck, trail-connected to Portola High School. Solis Park is a double-park neighborhood with resort pools and indoor-outdoor lounge spaces. Luna Park, the eighth and newest neighborhood, opened in 2026 around a 13-acre park.
Pricing reality:
The median listing price in Great Park neighborhoods runs approximately $1.5M–$1.77M as of mid-2026 depending on the product and neighborhood. Attached townhomes and smaller units start in the $1.3M range; larger detached homes with premium lots reach $2.5M+. Here is the critical context: Great Park prices appear slightly lower than comparable Irvine villages on a per-square-foot basis. That discount exists because of the Mello-Roos. Once you add the carrying cost, the total cost of ownership often matches or exceeds what you'd pay in Portola Springs or Northwood for similar square footage.
Schools
Great Park feeds entirely into Irvine Unified School District (IUSD), and the school pipeline is one of the village's genuine strengths. Unlike Orchard Hills (which has a district split), every parcel in Great Park Neighborhoods is IUSD.
Beacon Park School (K–8)
Located within Beacon Park neighborhood, this is Great Park's flagship K-8 campus. It holds a 10/10 rating and is among the most highly regarded elementary schools in IUSD. Walkable from much of the Beacon Park and adjacent neighborhoods.
Cadence Park School and Solis Park School (K–8)
Additional K-8 campuses serve later-phase neighborhoods. As Great Park continues to build out, IUSD has opened neighborhood schools within the community to serve the growing population. Confirm which campus serves your specific address.
Jeffrey Trail Middle School (7–8)
Jeffrey Trail serves much of the Great Park area at the middle school level and is one of IUSD's newer campuses, built to match the construction era of the surrounding community.
Portola High School (9–12) Portola High is the high school draw for Great Park. It holds an A grade on Niche, is one of IUSD's newest high schools (opened 2016), and offers modern facilities, strong academic programs, and competitive athletics. Rise neighborhood is trail-connected directly to the Portola High campus.
One important note: School boundary assignments in Great Park have evolved as the community has grown and IUSD has opened new campuses. Confirm your specific parcel's school assignment directly with IUSD before purchasing, especially for the elementary K-8 level where multiple campuses now serve the area.
HOA Fees & Mello-Roos
This is the section that separates buyers who understood Great Park before purchasing from those who were surprised after closing.
Master HOA
Great Park Neighborhoods has a community-wide HOA covering shared amenities, parks, and infrastructure, plus neighborhood-level sub-associations covering specific parks and community buildings. Combined monthly HOA dues range from approximately $150 to $350+ depending on your specific neighborhood and product type. The 26 pools and spas across the community, neighborhood parks with unique amenity buildings, and the overall maintenance standard are all funded through HOA dues. For what you're getting in amenity density, the HOA is defensible.
Mello-Roos:
The most important number in this guide Great Park has the highest Mello-Roos in all of Irvine. Annual Mello-Roos assessments range from approximately $5,000 to $12,000+ per year depending on the specific home, lot size, neighborhood phase, and CFD. That is $417 to $1,000+ per month on top of your mortgage, property tax, and HOA.
Three facts that every Great Park buyer must understand before writing an offer:
Fact 1: Great Park Mello-Roos does not expire. In most Irvine villages, Mello-Roos CFD bonds mature in 25-35 years and the assessment drops dramatically or ends. Great Park's CFD structure is different. The Mello-Roos is designed in part to fund ongoing maintenance and operations of the Great Park itself, not just infrastructure repayment. This means the assessment does not simply go away when the bonds mature. After bonds are paid off (estimated 30-35 years from issuance), the tax drops to approximately one-third of its value, but then continues, increasing at 3% per year indefinitely. For a buyer planning a 10-30 year hold, this is a meaningful difference from other Irvine CFDs.
Fact 2: Great Park Mello-Roos increases by up to 2% annually. The CFD documents allow for up to 2% annual increases, and city records and resident reports confirm the increase has been applied annually at or near the maximum. A $7,200/year Mello-Roos assessment in year one becomes $7,344 in year two, and compounds from there. Over a 20-year hold, the same assessment grows to over $10,700/year if increases continue at 2% annually. Other Irvine villages with Mello-Roos typically have flat or lower-escalation structures.
Fact 3: Effective property tax rate is the highest in Irvine. Total effective property tax rates in Great Park neighborhoods run approximately 1.8–1.9% of assessed value, compared to the base 1.0% Prop 13 rate. On a $1.5M home, that is $27,000–$28,500/year in property taxes before HOA. On a $2M home, that is $36,000–$38,000/year.
The honest total: On a $1.5M Great Park home at current rates (20% down, 6.2%), your monthly carrying cost approaches $12,000–$13,500 when mortgage, property tax, Mello-Roos ($700+/month), and HOA ($250/month) are combined. Know this number before you fall in love with a floor plan.
Always pull the actual property tax bill for the specific parcel you are considering. Mello-Roos varies by neighborhood phase and lot classification, do not estimate from a neighbor's bill.
Amenities & Lifestyle
If you buy the Mello-Roos argument that you're funding a lifestyle, the Great Park delivers on it more completely than any other Irvine village.
The Orange County Great Park
The Great Park itself is a major public amenity adjacent to and partially surrounding the neighborhoods. It features the iconic Great Park Balloon (tethered observation balloon with views across Orange County), sports fields and courts at a scale no private HOA can replicate, cultural venues including Hangar 244 and the Great Park Gallery, a major ice complex, community events and programming throughout the year, and a Children's Museum. In 2026, the Great Park was selected as the US Men's National Team Base Camp for the FIFA World Cup, a reflection of the scale and caliber of its sports facilities.
26 Private Pools and Spas
Great Park Neighborhoods has 26 pools and spas distributed across its eight neighborhoods, from small pool courtyards in Solis Park to the larger resort-style pools in Rise. Each neighborhood's pool is calibrated to its theme and scale. This is the highest private pool density of any Irvine village.
Neighborhood Parks and Community Buildings
Each of the eight neighborhoods has its own designed park with a unique concept. Cadence Park's art gallery and sculpture walk. Novel Park's dog runs and hanging pod gardens. Pavilion Park's greenhouse and traditional public spaces. These are not generic suburban pocket parks, they reflect deliberate design investment. The community buildings (lending library, fitness spaces, event rooms) add year-round programmatic value.
Trails and Open Space
The Jeffrey Open Space Trail connects Great Park residents to the broader Irvine trail network. The trails run through and around the community, connecting neighborhoods to Portola High School and to the natural open space corridors to the east. For residents coming from older, car-dependent Irvine villages, the trail connectivity here is a meaningful quality-of-life upgrade.
Shopping, Dining, and Commute
Great Park is still building out its retail core. The community plan includes commercial development, but as of 2026, most daily shopping requires a short drive. The Woodbury Town Center and surrounding retail on Barranca Pkwy covers essentials. Irvine Spectrum is approximately 10 minutes south. The Great Park Irvine Sports Complex and adjacent development is adding dining and retail over time.
For commuters: the 5 Freeway, 405, and 241 toll road are all accessible within a short drive. John Wayne Airport is approximately 15 minutes away.
What Buyers Should Know Before Purchasing
Great Park Mello-Roos is structurally different from every other Irvine village.
The conversation most buyers have is about the size of the Mello-Roos, $5,000 to $12,000/year is already the highest in Irvine. The more important conversation is the structure: it does not expire, it increases annually by up to 2%, and after the bonds are paid down, it continues at a reduced but escalating rate permanently. Buyers who compare Great Park to Portola Springs or Northwood on list price without modeling this difference are making a major error. Over a 20-year hold, the cumulative Mello-Roos in Great Park significantly exceeds that of almost any other Irvine village. This is not a reason to avoid Great Park, it is a reason to model it honestly and buy with complete information.
The community is still under construction.
Great Park will have 10,000 homes at completion. Thousands of those homes have not been built yet. This means buyers in earlier-phase neighborhoods are living adjacent to ongoing construction for years. Construction noise, traffic from builder vehicles, and a retail landscape that is still developing are all real trade-offs. Buyers should visit the specific neighborhood at different times of day, understand what phases are planned adjacent to the home they're buying, and have realistic expectations about when the area will feel "finished." The upside: newer phases often have upgraded plans and finishes relative to earlier builds, so later buyers may get a better product.
Prices look lower than comparable villages for a reason.
When buyers compare a $1.5M home in Great Park to a $1.5M home in Portola Springs, the Great Park home may appear to offer more square footage or newer finishes. The price reflects the Mello-Roos burden. Run the full monthly cost comparison including Mello-Roos before concluding that Great Park is a better deal. In many scenarios, the total carrying cost on a Great Park home equals or exceeds that of a same-priced home in a village with lower or expiring Mello-Roos.
Who Lives in Great Park
Great Park attracts Irvine's youngest buyer demographic. The community skews toward dual-income professional households in their 30s and early 40s, many relocating from the Bay Area, Los Angeles, or other high-cost markets with equity to deploy. The tech sector, healthcare, and finance are the dominant professional backgrounds.
The demographic profile reflects Irvine's broader diversity, with strong representation from first- and second-generation families across East and South Asia, as well as buyers from the Americas and Europe. The international buyer pool is notable, Great Park's combination of new construction, IUSD schools, and Portola High specifically attracts buyers for whom the school pipeline is a primary purchasing driver.
The community has a younger, more social energy than established Irvine villages like Northwood or Turtle Rock. The neighborhood programming (community events, pool socials, park activities) and walkable trail connections create more spontaneous neighbor interaction than older car-dependent villages. Residents tend to be invested in the community in a way that reflects their awareness that they're building something new.
Crime is extremely low, consistent with Irvine's overall profile and the demographics of the buyer pool.
Is Great Park Right for You?
Great Park is the right fit if:
You want the newest construction in Irvine with current floor plans, energy standards, and finishes. You have school-age children and want the Portola High pipeline with IUSD schools on your doorstep, no school zone split risk, multiple K-8 campuses walkable from home. You value curated park design, pool density, and neighborhood programming as daily quality-of-life factors. You've modeled the full monthly carrying cost including Mello-Roos and it works comfortably, not as a stretch. You want access to the Orange County Great Park as a daily amenity.
Great Park is not the right fit if:
You haven't fully modeled the Mello-Roos. Seriously, stop and do that calculation before touring. You want to minimize long-term carrying costs: Great Park Mello-Roos is permanent, escalating, and the highest in Irvine. You want a neighborhood that feels settled and complete, Great Park is still under construction and will be for years. You want walkable retail right now rather than in 3-5 years when the commercial development finishes. You're comparing list prices across Irvine villages without accounting for the Mello-Roos delta.
Great Park is a genuine luxury product: the newest homes, the most curated parks, the best amenity density, and a school pipeline that is hard to match. The price for that product is the highest ongoing tax burden in the city, paid permanently. Buyers who understand that trade and make it deliberately tend to love it here. Buyers who discover it after closing do not.
Great Park FAQ
What are the schools in Great Park Neighborhoods, Irvine?
Great Park is fully served by Irvine Unified School District (IUSD) with no school zone split issues. K-8 campuses on site include Beacon Park School (10/10 rating), Cadence Park School, and Solis Park School. Jeffrey Trail Middle School serves the area for grades 7-8. Portola High School (A grade on Niche, opened 2016) serves grades 9-12 and is trail-connected to the Rise neighborhood. Confirm your specific parcel's school assignment with IUSD before purchasing.
Does Great Park, Irvine have Mello-Roos?
Yes, and it is the most important financial fact about this community. Great Park Mello-Roos runs approximately $5,000–$12,000+ per year depending on the specific home and phase. Unlike Mello-Roos in most Irvine villages, Great Park's assessment does not simply expire when bonds mature, it is permanent (at a reduced rate after bond payoff) and increases by up to 2% annually. This means Great Park has the highest and most persistent Mello-Roos in Irvine. Always verify the exact amount on the specific property's tax bill.
What is the average home price in Great Park Neighborhoods, Irvine?
As of mid-2026, the median sold price in Great Park runs approximately $1.5M–$1.77M depending on the product type, neighborhood, and whether you include new-construction pricing. Attached townhomes start around $1.3M; larger detached homes reach $2.5M+. Prices appear slightly lower than comparable villages because the Mello-Roos carrying cost is already priced into the market.
How much is HOA in Great Park Neighborhoods?
Combined HOA fees (master + neighborhood association) range from approximately $150 to $350+ per month depending on the neighborhood and product type. HOA funds cover 26 pools and spas, neighborhood parks and community buildings, common area maintenance, and shared infrastructure. Verify the specific HOA obligation for any property before purchasing.
What neighborhoods are in Great Park Irvine?
Great Park has eight neighborhoods: Pavilion Park (traditional American architecture, greenhouse), Beacon Park (American classic, K-8 school on site), Cadence Park (arts-inspired, gallery and studio), Parasol Park (nature-focused, outdoor living), Novel Park (urban contemporary, dog parks), Rise (three parks, trail-connected to Portola High), Solis Park (double-park with resort pools), and Luna Park (newest, 13-acre park, opened 2026). Each has its own architectural style, park theme, and sub-HOA.
Why is Great Park Mello-Roos so high?
Great Park's CFD was structured to fund both the public infrastructure for the neighborhoods and ongoing maintenance and operations of the Orange County Great Park itself. Most other Irvine CFDs fund only infrastructure and expire when the bonds are repaid. Great Park's ongoing operational component means the assessment is permanent, not just a temporary repayment vehicle. The 2% annual escalator is written into the CFD documents and has been applied consistently.
How does Great Park compare to Portola Springs?
Both are newer northern/central Irvine villages with modern construction, strong schools, and Mello-Roos. Key differences: Great Park has newer designs, more amenity density (26 pools vs Portola Springs' multiple community pools), and the adjacent Orange County Great Park. Portola Springs has Mello-Roos that typically expires in 20-30 years; Great Park's does not. Portola Springs Mello-Roos is generally $3,000-$6,000/year; Great Park is $5,000-$12,000+/year. For buyers prioritizing long-term carrying cost minimization, Portola Springs wins. For buyers who want the most modern product and are comfortable with the permanent Mello-Roos, Great Park wins
Is Great Park, Irvine still being built?
Yes. Great Park is planned for approximately 10,000 homes total and is still actively under construction, with new phases releasing periodically. Rise, Solis Park, and Luna Park all have active new-home sales as of 2026. Several thousand additional homes are yet to be built. Buyers in earlier-phase neighborhoods should expect ongoing construction activity and a retail landscape that continues to evolve for several years.
What is the Orange County Great Park?
The Orange County Great Park is a major public park being developed on the former MCAS El Toro base adjacent to and within the residential neighborhoods. Public amenities include the Great Park Balloon (tethered observation balloon), major sports fields and courts, the Great Park Ice complex, cultural venues (Hangar 244, Great Park Gallery), community gardens, and ongoing programming. In 2026, the park was named the US Men's National Team Base Camp for the FIFA World Cup. The Great Park is funded in part by the CFD taxes paid by Great Park Neighborhoods residents.