North Tustin is not part of the City of Tustin. It is a large unincorporated community in the foothills between Tustin and Orange, governed by the County of Orange, and its homes carry Santa Ana or Tustin mailing addresses, which confuses buyers and online searches alike. What it offers is space: big lots, custom ranch houses and hillside view homes with few associations. To talk about North Tustin real estate, call or text Aimee Ghafouri at (951) 331-8453.
Sorting out the name and the jurisdiction
A listing here may say Santa Ana, Tustin or North Tustin in the address line and be the same place. What matters is the jurisdiction. In unincorporated North Tustin:
- Building permits, zoning and code questions go to the County of Orange, not a city planning counter.
- Law enforcement is provided by the Orange County Sheriff’s Department and fire service by the Orange County Fire Authority.
- Streets often lack sidewalks and street lights, by long-standing local preference, and county standards for things like accessory dwelling units, fences and animals differ from those in neighboring cities.
- A volunteer group, the Foothill Communities Association, speaks for the area on land-use matters before the county.
Most of the area is served by the Tustin Unified School District, with some edges in the Orange Unified School District. Confirm the assignment by address.
The neighborhoods: flatland, Red Hill and the Heights
The lower part of North Tustin, on either side of Newport Avenue and 17th Street, is fairly level. It was subdivided mostly in the 1950s through the 1970s out of citrus groves, into single-story ranch homes on lots noticeably larger than those in city tracts of the same age. Many have pools, circular driveways and detached garages or guest quarters.
To the north and east the ground rises. Red Hill, Lemon Heights and Cowan Heights are hillside areas of custom homes on winding roads, built over many decades in many styles, with views that on a clear day reach across the county to the ocean. Lots are irregular, and no two houses are alike. Peters Canyon Regional Park lies along the eastern side.
North Tustin homes for sale: what you will find
- Mid-century single-level ranch homes, original or extensively rebuilt.
- Custom view homes in Lemon Heights and Cowan Heights.
- Newer estates built where an older house was taken down.
- A few small gated enclaves and planned tracts with associations.
- Lots large enough for a guest house, sport court or workshop, and in some pockets zoning that allows horses.
Condos and townhomes are scarce. Buyers who want attached housing nearby usually look inside the city limits of Tustin or Orange.
Checks that matter on large and hillside lots
- Sewer or septic. Most homes are on sewer, but some hillside properties still use septic systems. Verify, and have any septic system inspected.
- Permits. Decades of additions, guest units and pool houses mean the county permit record should be compared with what stands on the lot.
- Slopes and drainage. On hillside parcels, ask about retaining walls, past soil movement and how runoff is carried to the street. A geotechnical opinion can be worthwhile.
- Fire zone and insurance. The upper Heights and the areas near Peters Canyon can fall in mapped fire hazard zones. Check the current map and get insurance quotes early.
- Private roads and easements. Some hillside streets and shared driveways are privately maintained. Read the title report for access and maintenance agreements.
- Animals. If you want horses or other animals, confirm the zoning for the parcel with the county. Do not rely on what a previous owner did.
- Views. Without an association, there is usually no rule protecting a view from a neighbor’s trees or new construction.
Selling a home in North Tustin
With custom homes on varied lots, recent sales nearby are rarely a clean match. Pricing has to weigh lot size and usable land, view, single-level living, condition and the extent of permitted improvements. Sellers help themselves by assembling permits, a survey or plot plan if they have one, septic or sewer records and details of any slope work. Marketing should show the land as well as the house, since the lot is often what the buyer is paying for.
A real estate agent for North Tustin
Aimee Ghafouri is a Temecula-based real estate agent with 951 Properties, licensed across California. She represents buyers, sellers and investors, and her home area of southwest Riverside County has a great deal of large-lot, unincorporated property where the same questions about septic, zoning and private roads apply. Call (951) 331-8453 or use the contact page.
Nearby places to compare
For houses for sale in North Tustin and around it, also look at the City of Tustin to the south, Orange and Villa Park to the north, Santa Ana to the west and Anaheim Hills further up the foothills.
Frequently Asked Questions
Is North Tustin part of the City of Tustin?
No. North Tustin is unincorporated and governed by the County of Orange. It borders the City of Tustin and shares a school district with much of it, but permits, zoning and policing are handled by the county.
Why do North Tustin homes have a Santa Ana address?
Mailing addresses follow postal delivery areas, not city limits. Much of North Tustin is served by a Santa Ana post office, so the address reads Santa Ana even though the property is in neither the City of Santa Ana nor the City of Tustin.
Are there HOAs in North Tustin?
Most of the area has no homeowners association, which is part of its appeal for owners who want fewer restrictions. A few gated enclaves and planned tracts do have them, so check the title report for each property.
Can I keep horses in North Tustin?
Some parcels are zoned to allow it and many are not. The County of Orange can confirm the zoning and the rules for a specific lot, and that confirmation should come before you make an offer.
How do I find North Tustin homes for sale?
Online searches can miss them because of the mixed city names. Call or text Aimee Ghafouri at (951) 331-8453 and she will set up a search drawn by map area so nothing is left out.
Buying or Selling in North Tustin?
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.