Feng Properties
Feng Properties
Woodbury, Irvine Neighborhood Guide
Updated: June 2026
Woodbury is a 700-acre master-planned village in the heart of Irvine, built between 2004 and 2013. It sits at the intersection of Sand Canyon Avenue and Irvine Boulevard, bordered by Woodbury Town Center to the south and the Jeffrey Open Space Trail to the west. 4,100+ homes, 16 parks, 7 pools, and three of IUSD's top-ranked schools, all within the same zip code.
Woodbury at a Glance
Year Established
2004
Number of Homes
~4,100 Units
Price Range
$750k - $3.5M+
Master HOA
$105-$150/mo
Mello-Roos
$5000-$7000/yr,
(Some CFDs run to 2051)
Schools
Woodbury, Jeffrey Trail, Portola
Demographics
~57% Asian-American
Median Income
$182k+
Home Prices & Housing Types
Woodbury contains approximately 4,155 homes across more than 30 distinct tracts, built between 2004 and 2013 by nine different builders. That builder variation matters more than most listings acknowledge. Quality, layout, and long-term maintenance profiles differ significantly by tract. Among Woodbury's builders, John Laing Homes and Brookfield Homes are consistently rated higher by long-term residents. Before making an offer on any resale, identify the builder.
Architecturally, the village spans eight distinct styles: Santa Barbara, Tuscan, French Chateau, Spanish Revival, Italianate, English Cottage, Mission, and California Contemporary. No two streets feel exactly the same, which contributes to Woodbury's visual appeal relative to the more uniform design of Irvine's newer villages.
As of June 2026, the median listing price sits at approximately $1.97M — down 7–8% year over year. For buyers who have been waiting on the sidelines, this is one of the more favorable entry windows Woodbury has seen in several years.
Price by housing type breaks down roughly as follows:
Condos & Townhomes
High $700Ks to $900Ks. These are the most accessible entry points into the village and tend to carry higher sub-HOA fees on top of the master association.
Attached and detached mid-tier single-family
$1.2M to $1.6M. This is the most competitive segment with the fastest turnover. Expect multiple offers on well-priced homes in this range.
Detached single-family executive homes
$1.7M to $2.5M+. Larger lots, more architectural variation, and typically the tracts that attract buyers upgrading from earlier Woodbury purchases.
Schools
Woodbury's school pipeline is one of the strongest in all of Irvine; not just in name, but in verified data.
Woodbury Elementary School (K–6)
Sits inside the village itself and holds a 10/10 rating on GreatSchools, with math and ELA proficiency scores well above California state averages. It's the school your kids will likely walk to.
Jeffrey Trail Middle School (7–8)
It is ranked #13 among all Orange County public middle schools on Niche, a meaningful distinction in a county with over 500 middle schools.
Portola High School (9–12)
Portola carries an A+ rating on Niche and is ranked #54 in California by U.S. News & World Report. It's one of the newest and most competitive high schools in the IUSD system.
One thing buyers with young children must know:
IUSD has recommended a boundary adjustment that would reassign current 6th graders and below from Portola High to Irvine High beginning the 2028–29 school year. Irvine High is also highly rated and has undergone significant modernization, but if you're purchasing specifically for Portola High attendance, confirm current and projected boundaries directly with IUSD before making an offer. This is not a rumor. It is an active district recommendation.
HOA Fees & Mello-Roos
This is where many buyers get surprised, and where Woodbury's true carrying cost diverges from its listing price.
Master HOA
The Master HOA under the Woodbury Community Association runs approximately $105–$150/month for single-family homes. Many tracts also carry a sub-association on top of that, which can push total monthly dues to $300+ for attached homes and condos.
Mello-Roos
The Mello-Roos adds another $5,000–$7,000+ per year in special tax assessments, roughly $400–$600 per month in additional carrying costs beyond your base property tax. Some Woodbury CFDs (Community Facilities Districts) don't expire until 2036–2051. When comparing Woodbury to older Irvine villages like Woodbridge or Turtle Rock that carry no Mello-Roos, always run the full 10-year cost comparison. The price gap closes faster than most buyers expect.
The honest math:
A $1.6M home in Woodbury with $6,000/year Mello-Roos and $200/month HOA carries an additional $8,400/year in costs beyond mortgage and base taxes. Budget for it before you fall in love with the neighborhood.
Amenities & Lifestyle
The centerpiece of Woodbury is The Commons, a 30-acre recreational facility that most HOA amenities don't come close to. It includes a lagoon pool, a resort-style adults-only pool, a competition pool, four lighted tennis courts, pickleball courts, basketball, sand volleyball, two clubhouses, and a great lawn. Beyond The Commons, the village has 7 total pools and 16 neighborhood parks distributed across its tracts, so most residents are within a few minutes' walk of water and open space regardless of where they live.
Woodbury Town Center anchors daily life at Irvine Boulevard and Sand Canyon Avenue. Trader Joe's, Ralphs Fresh Fare, The Home Depot, HomeGoods, LA Fitness, Walgreens, and a Hoag Health Center. Most residents can realistically cover their weekly errands without getting on the 5. For families, that matters more than any amenity list.
For dining, Diamond Jamboree is 10 minutes west, Chubby Cattle, 85°C Bakery, and over a dozen Asian restaurants. Irvine Spectrum is 10 minutes south, with Din Tai Fung, Cheesecake Factory, and Fogo De Chao. The Jeffrey Open Space Trail runs along the western edge of the village for walking and cycling.
Woodbury's Walk Score of 53 makes it the 4th most walkable neighborhood in Irvine — not a walking city by any standard, but notable for a suburb where most errands require a car everywhere else.
What Buyers Should Know Before Purchasing
Three things most neighborhood guides won't tell you, but that you deserve to know before committing to a $1.5M+ purchase.
The Bowerman Landfill.
The Frank R. Bowerman Landfill sits approximately 2–3 miles northeast of Woodbury. During certain wind conditions, primarily Santa Ana events, odor periodically reaches the community. In January 2026 alone, the South Coast Air Quality Management District (SCAQMD) issued three Notices of Violation after receiving over 130 odor complaints from surrounding communities, including Woodbury. Homes in the northern and eastern tracts of the village are most affected by wind direction. If you're considering a home in those areas, visit on multiple days at different times before making an offer. This is not a dealbreaker for every buyer, but it's a factor that should be priced in, not discovered after close of escrow.
The maintenance cliff.
Woodbury's homes were built between 2004 and 2013, making them 13–22 years old as of 2026. That places a significant number of homes approaching end-of-life windows for roof underlayment ($15,000–$25,000 to replace), HVAC systems, water heaters, and copper plumbing that is susceptible to pinhole leaks from IRWD's chloramine-treated water. Budget accordingly on any resale purchase. A $50,000 maintenance reserve isn't pessimistic, it's prudent.
Builder quality varies significantly.
Nine different builders constructed Woodbury across 30+ tracts. Quality, warranty history, and known issues differ by builder. Before making an offer on a resale, identify who built the specific home. John Laing and Brookfield are generally rated higher by long-term Woodbury residents. This is the kind of due diligence that separates an informed buyer from one who inherits someone else's deferred maintenance.
Who Lives in Woodbury
Woodbury is one of Irvine's most diverse and family-oriented communities. Approximately 57% of residents are Asian-American, with significant Chinese, Korean, Indian, and Middle Eastern populations. About 74% of households are families. The median age is 37, and the average household income is approximately $182,000.
Crime is 58% below the national average overall, with violent crime 91% below national levels, making Woodbury one of the safest residential communities in Orange County by any objective measure.
The community tends to attract buyers who are willing to pay a premium for school quality, community infrastructure, and walkability. People who buy in Woodbury tend to stay in Woodbury. Turnover is low relative to newer villages, which is reflected in the stability of property values over time.
Is Woodbury Right for You?
Woodbury is the right fit if:
You have school-age children, you value walkable daily amenities, you want a community with genuine social infrastructure, and you're prepared for the full carrying cost picture including HOA and Mello-Roos.
Woodbury is not the right fit if:
You're highly tax-sensitive and Mello-Roos is a hard budget constraint, you want large private lot sizes and backyard privacy, or you're sensitive to intermittent odor from the northeast, particularly in the northern or eastern tracts.
It's one of the best-balanced neighborhoods in Irvine. It's also one of the most expensive to carry. Both things are true at once. The buyers who are happiest in Woodbury are the ones who went in with clear eyes on both.
Woodbury FAQ
What are the schools in Woodbury, Irvine?
Woodbury is served by three IUSD schools: Woodbury Elementary (10/10 GreatSchools), Jeffrey Trail Middle School (#13 in Orange County on Niche), and Portola High School (A+ Niche, #54 in California by U.S. News). All three are within or adjacent to the village. Note: IUSD has recommended a boundary change that may reassign younger students from Portola High to Irvine High beginning 2028–29. Confirm current boundaries with IUSD before purchasing.
How much is HOA in Woodbury, Irvine?
The Woodbury master HOA runs $105–$150/month for single-family homes. Many tracts carry an additional sub-association, pushing total monthly dues to $300+ for attached homes and condos.
What is Mello-Roos in Woodbury?
Mello-Roos is a special tax assessment added on top of base property taxes. In Woodbury, it typically runs $5,000–$7,000+ per year depending on the tract. Some CFDs don't expire until 2036–2051. This is one of the most important carrying costs to understand before comparing Woodbury to older Irvine villages that carry no Mello-Roos.
What is the average home price in Woodbury, Irvine?
As of June 2026, the median listing price in Woodbury is approximately $1.97M — down 7–8% year over year. Condos and townhomes start in the high $700Ks. Detached single-family homes generally range from $1.4M to $2.5M+.
Is the Bowerman Landfill near Woodbury?
Yes. The Frank R. Bowerman Landfill sits approximately 2–3 miles northeast of Woodbury. Intermittent odor reaches the community during certain wind conditions, primarily affecting northern and eastern tracts. The SCAQMD issued three Notices of Violation in January 2026 following over 130 odor complaints from surrounding communities. Visit the neighborhood on multiple days before committing to a purchase, especially if you're considering a home in the northern or eastern tracts.
Is Woodbury, Irvine a good place to live?
For families prioritizing top schools, walkable amenities, and a strong community infrastructure, Woodbury is one of the best-balanced neighborhoods in Irvine. The tradeoff is carrying cost — HOA fees and Mello-Roos add $8,000–$10,000+ per year beyond mortgage and base property taxes. Buyers who go in with clear eyes on both tend to be the most satisfied long-term.
How old are the homes in Woodbury, Irvine?
Woodbury was built between 2004 and 2013, making homes 13–22 years old as of 2026. Many are approaching end-of-life windows for roof underlayment, HVAC systems, water heaters, and copper plumbing. Budget for maintenance when evaluating resale pricing.
How does Woodbury's resale value look for long-term appreciation?
Woodbury is considered a 'trade-up' village in Irvine, meaning it consistently attracts buyers moving up from legacy neighborhoods or out-of-area. Its established amenities and central proximity to high-performing schools provide a strong 'floor' for property values. While newer master-planned areas might offer more modern builds, Woodbury’s proven infrastructure and high demand for its unique amenities suggest stable long-term appreciation.
Who builds homes in Woodbury, Irvine?
Nine builders constructed Woodbury across 30+ tracts, including John Laing Homes, Brookfield Homes, Richmond American, William Lyon Homes, and others. Quality varies by builder and tract. John Laing and Brookfield are generally rated higher by long-term residents. Always identify the builder before making an offer on a resale.