Property Management · Irvine, CA
Irvine property management, from the lakes to the foothills.
Boutique residential management for Irvine owners — Woodbridge’s lakes to the Turtle Rock foothills to the new homes of Great Park. Every property handled personally by Adam Tomalas, CA DRE #02222825.
3K-12K
Typical monthly rent
16 days
Avg. days to rent
20+ villages
Master-planned by the Irvine Co.
IUSD
Irvine Unified School District
Irvine is twenty-plus villages not one market.
Irvine is a master-planned city of more than twenty named villages, and the rental market changes with each one — from the lakes and greenbelts of Woodbridge to the wooded hillsides of Turtle Rock and Orchard Hills. A family chasing a University High attendance area wants something completely different from a UCI researcher near University Town Center, and pricing each correctly takes village-level knowledge — not a citywide average.
We’ve worked across the major villages here: Woodbridge (lake-centered family homes with some of the city’s longest tenancies), Turtle Rock (hillside single-family homes feeding top-rated schools, popular with executives), Northwood (established, walkable family tracts along the Jeffrey Open Space Trail), University Town Center (condos and townhomes next to UCI, leasing to faculty, researchers, and graduate students), Great Park (the newest construction in the city, drawing young professional families), and Orchard Hills (gated, premium hillside homes at the top of the market).
Bear’s approach in Irvine is the same as anywhere: identify the right tenant pool for the specific village, price to attract them quickly, screen rigorously, and back the placement with our six written guarantees. The difference is fluency. Irvine is a deep, fast-moving rental market driven by Irvine Unified schools, UCI, and a large corporate and international tenant base — but demand is segmented from one village to the next, and pricing a Woodbridge condo like an Orchard Hills estate leaves money on the table either way.
At a glance
Irvine
Population
~318,600
Median home value
$1.4M
Typical rent (3BR SFR)
$4,800–7,500/mo
Avg. days on market
16 (Bear) · 28 (market)
School district
Irvine Unified (IUSD)
Primary ZIP codes
92602 · 92603 · 92604 · 92612 · 92618 · 92620
AB 1482 status
Most SFR/condos exempt
Local rent control
None (statewide AB 1482 only)
Villages we manage
From Woodbridge’s lakes to the Turtle Rock foothills.
Each village has its own tenant pool, pricing dynamic, and listing strategy. Rent ranges below reflect Bear’s recent placement data and live market comps as of Q2 2026.
Woodbridge
Two man-made lakes, greenbelts, and pools at the center of family life. Some of Irvine’s longest tenancies — renters who move in for the schools and stay for years.
Typical rent (3-4BR SFR) $5,500–7,500 / mo
Turtle Rock
Wooded hillside streets feeding University High and top-rated elementaries. Executive families and academics who pay a premium for the schools and the quiet.
Typical rent (3-4BR SFR) $6,500–12,000 / mo
University Town Center
Condos and townhomes walking distance to UCI. Faculty, researchers, medical staff, and graduate students — a reliable, year-round tenant pool.
Typical rent (2-3BR condo) $3,500–5,500 / mo
Great Park
The newest construction in Irvine — modern homes around Cadence and Beacon Park, drawing young professional families who want brand-new.
Typical rent (3-5BR SFR) $5,800–10,000 / mo
Northwood
Established, walkable family tracts along the Jeffrey Open Space Trail. Strong, steady demand and excellent value relative to the newer villages.
Typical rent (3-4BR SFR) $5,000–7,500 / mo
Orchard Hills
Gated, premium hillside village wrapped in working avocado groves. Larger estates at the top of Irvine’s rental market.
Typical rent (4-5BR SFR) $8,000–15,000 / mo
Live market data · Q2 2026
Irvine rent by bedroom and property type.
Median rent ranges Bear is currently seeing across Irvine placements and live comps. Use as a starting point; your specific property could land anywhere within this range depending on village, condition, and exact attendance area — a personalized rental analysis is the only way to know.
| Property type | Studio / 1BR | 2BR | 3BR | 4BR+ |
|---|---|---|---|---|
| Condo / Townhome | $2,600–3,400 | $3,200–4,800 | $4,200–6,000 | $5,500–7,500 |
| Single-Family Home | — | $4,500–5,800 | $4,800–7,500 | $5,800–10,000 |
| New-build SFR (Great Park) | — | — | $5,800–8,000 | $7,000–12,000 |
| Executive / hillside SFR | — | — | $7,000–10,500 | $9,000–19,000 |
Source: Bear PMC placements + Zillow Rental Index and Apartments.com active house listings (Irvine, Q2 2026). Single-family ranges reflect detached-home listings; condo/townhome ranges track Irvine's large multifamily market. Executive/hillside covers Turtle Rock, Quail Hill, and gated Orchard Hills. Updated quarterly.
Irvine · Central Orange County
From the lakes to the foothills, every village prices differently — not by a citywide average.
What we manage in Irvine
Bear focuses on long-term unfurnished residential rentals across Irvine’s full property mix:
- Single-family homes from Woodbridge and Northwood family tracts to the new construction of Great Park and Eastwood
- Condos & townhomes University Town Center, Westpark, and the Irvine Company village communities
- Executive & hillside homes Turtle Rock, Quail Hill, and gated Orchard Hills
- UCI-adjacent rentals homes and condos leased to faculty, researchers, and graduate students
We don’t manage short-term rentals (Airbnb/VRBO), furnished mid-term rentals, or commercial properties — long-term residential only, by design. If your Irvine property fits that model, request a rental analysis below.
Schools
Irvine Unified School District
Irvine Unified is the city’s single biggest rent driver. Attendance areas for University, Northwood, and Irvine High shift demand street by street — list in the right boundary at the right time and the right tenant pool finds you fast.
ZIP codes we serve
Irvine villages
92603 covers Turtle Rock and Quail Hill; 92604 Woodbridge; 92612 University Town Center and UCI; 92618 Great Park; 92620 Northwood and Orchard Hills.
Regulatory
No local rent control
Irvine has not enacted local rent control. The statewide AB 1482 rules apply (8.3% cap in 2026) — but most single-family and condo rentals in Irvine are exempt from AB 1482 when properly noticed. Read our AB 1482 guide for OC landlords →
Backed by six guarantees in writing.
Every Bear management agreement carries six specific promises — same on every property we take, in Irvine or anywhere in OC.
Rented in 30 Days
Owner Happiness Pledge
24-Hour Response
Eviction $1,000
Pet Damage $1,000
Vendor Guarantee
Read the full Bear Promise →
Irvine owner questions
The questions we hear most.
Common questions from Irvine owners considering Bear.
Irvine prices by village and product type. A Turtle Rock single-family home near University High rents well above the same square footage of a University Town Center condo, and a brand-new Great Park home answers to a different tenant than an established Woodbridge tract. The rent table above gives a defensible range, but the only honest answer is a personalized rental analysis — we’ll pull live comps within your village. Request a free analysis →
Most likely yes — if it’s owned in your individual name or in an LLC with no corporate members, AND you’ve given your tenant the specific §1947.12(d)(5) exemption notice in writing. A large share of Irvine’s single-family homes and condos qualify, but the exemption isn’t automatic — you have to claim it correctly. Full AB 1482 guide →
In Irvine, more than almost anything. Attendance areas for schools like University High, Northwood High, and the top elementaries can move rent and days-on-market noticeably between two otherwise similar homes a few streets apart. We price to your exact boundary and time the listing to the school-year demand cycle.
Yes. Almost every Irvine home sits inside a village association — often with rental registration, tenant approval, and design rules. Bear handles the full HOA/association paperwork as part of standard placement, so you don’t get caught between the master association and the sub-association.
Yes. Irvine’s demand runs deep and year-round: UCI faculty, researchers, and graduate students; medical staff; and corporate relocations from employers like Broadcom and the Spectrum-area tech base. We position University Town Center and Westpark condos to exactly that pool, which keeps vacancy short.
Yes — it’s common here. A large share of Irvine owners are out-of-state or international investors, and Bear is built for remote ownership: one accountable manager, owner statements and rent paid out by the 10th, and direct access to Adam rather than a call center. Request a free analysis →
Related Irvine reading.
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Should You Put Your California Rental in an LLC? A 2026 Owner’s Guide
Just put it in an LLC” is the internet’s confident answer — often from sites that sell LLC formation. In California the math is more nuanced: the state makes LLCs expensive, and a transfer can trigger taxes or call your loan due. Here’s an honest 2026 look at when it’s worth it and when it isn’t.
See the numbers for your property
What your Irvine property could rent for —personally reviewed by Adam.
Tell us about your property and within 24 hours you’ll receive a written rental analysis prepared specifically for your address — not an automated estimate.
- Achievable rent range based on live Irvine comps
- Days-to-rent estimate for your specific village and bedroom count
- Two or three positioning recommendations to maximize rent
Free Rental Analysis
Personally reviewed by Adam Tomalas, Owner
60 seconds. Three quick steps. Adam handles the rest.