North Tustin
North Tustin is an affluent unincorporated area in the Orange County foothills, sitting immediately north and east of the incorporated city of Tustin. The community is made up of several recognized geographic subdistricts — Cowan Heights, Lemon Heights, and Panorama Heights — with a housing stock that leans heavily toward larger custom hillside homes on generous lots. Buyers look here for larger acreage than surrounding cities, top-rated schools in Tustin Unified, and a foothill setting a few miles inland from central Tustin.
North Tustin market notes.
Detailed market figures for North Tustin are coming soon as MUVE connects each city's live data feed. In the meantime, ask a MUVE agent for current pricing, inventory, and days on market specific to your price range and target neighborhoods.
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North Tustin is best read as three long-recognized geographic subdistricts, each with its own character and elevation profile.
- 01
Cowan Heights
The higher-elevation hillside neighborhood on the north side of North Tustin, with winding streets, larger custom homes, and canyon-facing lots. Some of the community's highest-priced inventory sits here.
- 02
Lemon Heights
The historic core of the foothill community, named for the citrus that dominated the area a century ago. Mix of larger established homes on generous lots and a smaller number of horse-zoned properties.
- 03
Panorama Heights
The eastern hillside subdistrict, with elevated view lots and mid-century-through-modern custom homes. Access via Newport Boulevard and 17th Street corridors.
- 04
Lower foothill blocks
The lower-elevation blocks closer to 17th Street and the incorporated Tustin boundary, with a mix of established single-family and smaller-lot infill.
Schools, amenities, and getting around.
Schools
North Tustin is served by Tustin Unified School District, one of the more consistently well-regarded OC districts. Foothill High School is the most common high school assignment for North Tustin addresses. Elementary and middle boundaries shift within the community, so verify at the address level.
Amenities and access
The Peters Canyon Regional Park and Irvine Regional Park are both within a short drive and give North Tustin residents substantial hiking and open-space access. Local retail and services are handled through the surrounding city of Tustin. Access is via Newport Boulevard, 17th Street, and Foothill Boulevard, connecting to the 55 freeway for regional travel.
Homes for sale in North Tustin.
Live MLS listings for North Tustin, updated throughout the day. Filter by price, beds, and neighborhood inside MUVE's full search experience.
Browse Live North Tustin Listings →Buying or selling in North Tustin.
What buyers and sellers ask most often about North Tustin.
Is North Tustin part of the city of Tustin?
No — North Tustin is unincorporated Orange County, not part of the incorporated city of Tustin. It is governed at the county level rather than by a Tustin city hall, though it shares the Tustin postal identity and school district with the incorporated city.How do the three subdistricts differ from each other?
Cowan Heights is the highest-elevation and generally most-expensive hillside subdistrict; Lemon Heights is the historic core with larger established homes and some horse-zoned lots; Panorama Heights is the eastern hillside with view lots. All three are considered North Tustin and share the same school district.Which schools serve North Tustin?
North Tustin is inside Tustin Unified School District. Foothill High School is the most common high school assignment for the community. K-8 boundaries can shift block to block; verify on any specific address.Are horse properties still common in North Tustin?
Some parts of Lemon Heights retain equestrian-zoned lots, though not to the same density as historically. Horse-keeping is legal on specific streets and lot sizes only — anyone planning to keep horses should confirm zoning at the address level.What is the commute picture from North Tustin?
The 55 freeway is the closest, accessed via Newport Boulevard or 17th Street heading south. The 5, 22, and 261 toll road are all within a few miles. Central OC destinations and John Wayne Airport are typically 15-25 minute drives depending on hour.
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