The City of Orange has two distinct sides. West of the 55 freeway is one of the largest historic districts in California, built around a traffic circle and a plaza. East of it, the city climbs into hills with planned tracts and horse property. Orange real estate therefore asks buyers to choose between very different kinds of homes. Call or text Aimee Ghafouri of 951 Properties at (951) 331-8453 to talk it through.
Where Orange Sits in Orange County
Orange is an incorporated city in the center of the county, bordered by Anaheim, Santa Ana, Tustin, Garden Grove and the small city of Villa Park, which it almost surrounds. Interstate 5 and State Routes 22, 55 and 57 all pass through or along it. Santiago Creek runs through the middle, and Santiago Oaks and Irvine regional parks lie on the eastern edge. An Amtrak and Metrolink station sits a few blocks from the Plaza. Most of the city is in the Orange Unified School District; confirm school assignments for any address with the district.
Old Towne Orange: Historic Homes
Old Towne is the square mile or so around the Plaza at Chapman Avenue and Glassell Street. The district is listed on the National Register of Historic Places, and its streets are lined with Craftsman bungalows, Victorian-era houses, Spanish Revival cottages and other early twentieth century styles. Chapman University sits at its north end.
Buying here comes with responsibilities as well as character:
- Design standards. Exterior changes, additions, window replacement and demolition in the historic district are reviewed by the city under its Old Towne design standards. Ask the planning division what review a project would need before you count on it.
- Mills Act. Some owners hold Mills Act contracts, which trade a preservation commitment for a property tax adjustment. Ask whether a contract exists and read its terms; a tax professional can explain the effect.
- Old-house systems. Expect raised foundations, older wiring and plumbing in homes that have not been updated, and garages built for much smaller cars. Hire an inspector with experience in pre-war homes.
- Rental activity. With the university nearby, some houses are rented. Investors should confirm current city rules on occupancy and rentals.
Mid-Century Orange and the Eichler Tracts
Between Old Towne and the hills are postwar neighborhoods of ranch houses on level lots, plus condos and townhomes near the main streets. Orange also has three tracts built by developer Joseph Eichler: Fairhaven, Fairmeadow and Fairhills. These post-and-beam houses with atriums and glass walls have a following of their own, and their flat or low-slope roofs, radiant floor heating and original glazing call for an inspector who knows them.
East Orange: Hills, Planned Communities and Horse Property
East of the 55 the land rises. Neighborhoods here include Santiago Hills, Serrano Heights and Mabury Ranch, with late twentieth century houses, townhomes and condos, many with views. Homeowner associations are the norm, and some tracts carry special assessment or community facilities district charges, so read the tax bill.
Orange Park Acres is the equestrian area of the east side, with large lots, horse facilities and a trail network. Parts of it are inside the city and parts remain unincorporated county land, which changes who issues permits and what zoning applies. For any horse property, check the animal-keeping rules for that parcel, the condition of barns and arenas, and trail easements.
Hillside and canyon-edge homes may be in mapped fire hazard severity zones. Get an insurance quote early, and review the natural hazard disclosure.
Houses for Sale in Orange: How to Narrow the Search
- Decide between historic, mid-century and newer hillside homes; they rarely substitute for one another.
- Check whether the address is in the historic district, an association, or an unincorporated pocket such as parts of El Modena and Orange Park Acres.
- Budget for the inspections that fit the house: foundation and sewer for old homes, roof and heating for Eichlers, slopes and drainage in the hills.
Selling a Home in Orange
Sellers in Old Towne should document restoration work, permits and any Mills Act contract, because informed buyers will ask. Eichler owners do well to present original features accurately. In the eastern tracts, association details and views drive comparisons. In each case the right comparable sales come from the same slice of the city.
Your Orange Real Estate Agent
Aimee Ghafouri is a Temecula-based real estate agent licensed anywhere in California. Raised in Murrieta, she has a business degree and more than 15 years of sales and marketing experience, and she represents buyers, sellers and investors with an emphasis on communication, dedication and service.
Nearby Areas
Compare Orange homes for sale with Villa Park, Anaheim Hills, North Tustin, Tustin, Santa Ana and Anaheim.
Frequently Asked Questions
Can I remodel a house in Old Towne Orange?
Yes, but exterior work in the historic district is reviewed under the city’s design standards, and demolition is tightly controlled. Speak with the City of Orange planning division about your plans before you close.
Where are the Eichler homes in Orange?
Orange has three Eichler tracts, known as Fairhaven, Fairmeadow and Fairhills. They are mid-century modern houses with atriums, exposed beams and large panes of glass, and they come up for sale only occasionally.
Is Orange Park Acres part of the City of Orange?
Partly. Some of Orange Park Acres has been annexed to the city and some remains unincorporated Orange County, so confirm the jurisdiction for the exact parcel. It affects permits, zoning and animal-keeping rules.
What is a Mills Act contract?
It is an agreement between an owner of a qualifying historic property and the city, in which the owner commits to preservation work in return for a property tax adjustment. Terms vary, so read the contract and ask a tax professional how it applies.
How do I start a home search in Orange?
Call or text Aimee Ghafouri at (951) 331-8453. Tell her whether you lean toward Old Towne, a mid-century tract or the east side, and she will build a search around it.
Buying or Selling in Orange?
Aimee Ghafouri is a real estate agent based in Temecula who grew up in Murrieta. She is licensed to work anywhere in California and represents buyers, sellers and investors.
Aimee Ghafouri, 951 Properties, CAL DRE #02193341. This page is general information, not legal, tax or financial advice. Equal Housing Opportunity.