417 Narcissus, Irvine, CA 92602
417 Narcissus, Irvine, CA 92602
Property Description
Welcome to Pinnacle at the Summit at Orchard Hills by Toll Brothers, an exclusive new, guard-gated community in Irvine. Homesite 108 is a premier new construction residence with beautiful city light views located on a single-loaded street, offering a private and serene location. The Huxlee floor plan features 5 en-suite bedrooms, 5.5 baths, and approximately 4,608 square feet of thoughtfully designed living space on a large 5,686 square foot homesite, complete with a 2-car garage. Upon entering, the expansive great room connects seamlessly to the outdoor living area. The kitchen features a striking large kitchen island, Wolf stainless steel appliances, 48" Subzero built-in refrigerator, and prep kitchen with appliances. The serene primary suite offers a large walk-in closet and a spa-like bath with dual vanities, soaking tub, and luxe shower with seat. Additional highlights include a first-floor powder room, second-floor laundry, and abundant storage throughout. Estimated completion is Fall 2027. The Summit at Orchard Hills is one of Irvine’s most desirable staff-gated hillside communities. Residents enjoy resort-style amenities and access to highly acclaimed Irvine schools. Photos provided are of the model home and actual home is under construction.
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Property Details
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About Orchard Hills
This property is located in Orchard Hills, a community in Irvine. Explore more listings in this neighborhood to compare options and pricing.
View Orchard Hills ListingsComparative Market Analysis
Luxury Tier · 5 active · 5 closed
Orchard Hills · Irvine · Single Family Residence
Listed in line with the median closed sale of $5,680,506. Price per sqft ($1,258) is a 14% discount to closed comps ($1,466). Closed comps sold at 102% of list — strong seller's market. Expect a longer timeline — comps averaged 268 days on market. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Aligned with the market — fair pricing for the comps.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 433 Narcissus | Irvine | 2027 | 5 | 6 | 4,354 | 6,316 | $1,202 | $5.23M | 45 | 97 |
| 544 Big Sur | Irvine | 2026 | 5 | 6 | 5,121 | 9,733 | $1,237 | $6.33M | 16 | 85 |
| 454 Ridgecrest | Irvine | 2026 | 5 | 6 | 4,879 | 6,022 | $1,073 | $5.24M | 45 | 84 |
| 137 Prestigo | Irvine | 2018 | 4 | 5 | 3,554 | 5,585 | $1,598 | $5.68M | 174 | 76 |
| 528 PENINSULA | Irvine | 2027 | 4 | 5 | 3,789 | 6,229 | $1,539 | $5.83M | 39 | 75 |
| Total: 5 · Average | 4.6 | 5.6 | 4,339.4 | 6,777 | $1,329.8 | $5.66M | 63.8 | |||
| Median | 4,354 | $5.68M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 125 Prestigo | Irvine | 2024 | 06/30/2026 | 4 | 5 | 4,289 | 7,282 | $5.88M | $5.50M | $1,282 | 0.94 | 75 | 80 |
| 540 PENINSULA | Irvine | 2026 | 10/28/2026 | 4 | 5 | 4,033 | 5,925 | $5.81M | $6.00M | $1,489 | 1.03 | 279 | 77 |
| 564 PENINSULA | Irvine | 2026 | 10/29/2026 | 4 | 5 | 3,968 | 6,006 | $5.84M | $5.99M | $1,509 | 1.02 | 323 | 77 |
| 552 PENINSULA | Irvine | 2026 | 10/23/2026 | 4 | 5 | 3,502 | 6,006 | $5.24M | $5.68M | $1,622 | 1.08 | 338 | 75 |
| 560 PENINSULA | Irvine | 2026 | 10/23/2026 | 4 | 5 | 3,971 | 6,985 | $5.65M | $5.68M | $1,430 | 1.01 | 327 | 75 |
| Total: 5 · Average | 4.0 | 5.0 | 3,952.6 | 6,440.8 | $5.77M | $5.77M | $1,466.4 | — | 268.4 | ||||
| Median | 3,971 | $5.68M | $5.68M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.