$401K PRICE IMPROVEMENT! Introducing an extraordinary opportunity nestled on a private road in the esteemed North Tustin hills within the award-winning Tustin Unified School District. This stunning 7,100-square-foot architectural gem has graced the pages of notable...
$401K PRICE IMPROVEMENT! Introducing an extraordinary opportunity nestled on a private road in the esteemed North Tustin hills within the award-winning Tustin Unified School District. This stunning 7,100-square-foot architectural gem has graced the pages of notable publications, including "Architectural Styles of Orange County, " and encapsulates a lavish "Beverly Hills" lifestyle with sweeping 180-degree panoramic views that stretch from the Pacific Ocean to the iconic Los Angeles skyline. This expansive estate boasts 7 bedrooms and 6 bathrooms and has undergone a substantial two-year, multi-million-dollar renovation, ensuring that every detail reflects modern luxury. The centerpiece of this sophisticated home is the beautifully redesigned second-floor chef’s kitchen, featuring an impressive 11.5-foot quartz center island, dual dishwashers, microwaves, and sinks, all complemented by elegant new flooring. The family room is perfect for relaxation with its remote-controlled electric fireplace and a 98-inch TV. The nearby living room shares the same captivating views, enhancing the overall allure. Ascend to the third floor to discover a personal sanctuary, highlighted by a primary suite complete with a 25-foot open-concept closet, custom beauty stations, ample storage, and a unique John Wick style "Battle Bunker" closet, perfect for wardrobe and firearm enthusiasts. The Las Vegas spa-inspired bathroom boasts a glass door champagne closet, dual rainforest shower heads, pressure washers, and a luxurious jacuzzi tub. For those who love to entertain, this level features a dedicated bar and lounge area, complete with a movable pool table, a dance floor, a karaoke system with a 98-inch TV, mood lighting, and a private wine closet. Prioritizing wellness, the first floor includes a fully remodeled studio bedroom that houses a new modern bathroom and a sauna. This studio bedroom can also be used a multi-generational room or rental since it boasts a full-size kitchen, laundry area and can be accessed from outside or within the home. Outdoor amenities are just as impressive, showcasing a completely renovated pool, brand new outdoor kitchen, fresh landscaping with LED lighting, and a cozy outdoor hammock area under the palm trees for relaxation and of course more impressive views. Don’t miss your chance to own this unparalleled estate, where luxury meets comfort in the foothills of North Tustin.
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earned me a spot in Redfin’s elite President’s Club and top 1% recognition by Orange Coast Magazine. Nationally, I rank in the top 1.5% per Real Trends—an honor awarded to fewer than 22,500 of America's 1.5M Realtors.
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Featured in Architectural Styles of Orange County and it shows! North Tustin Hills with three levels of total luxury including a chef's kitchen with dual everything, a primary suite with a 25-foot open closet, renovated pool, and panoramic views of...
north OC. Private road, 3-car garage, Tustin Unified schools. One of the most custom homes I've seen & I highly encourage a private viewing.
Tucked into a quiet corner at the end of a private road shared with just a handful of neighbors, the home feels like a hidden retreat where the only thing overlooking you is the sky. The top-floor lounge is surprisingly spacious; you could easily add...
a full-sized poker table next to the pool table and still have room to spare while the game plays on that massive screen. The ground floor functions as an independent suite with it's own kitchen and nearby wine cellar.
Panorama Heights, located between Foothill Boulevard and the ridgelines above Peters Canyon, is a hillside and residential North Tustin neighborhood with wide-view streetscapes and a canyon-edge setting. The area reads as custom and semi-custom homes—mid-century lines, contemporary rebuilds, and classic California ranch forms—set on winding roads and view lots. The neighborhood’s character concentrates around the Foothill Blvd & Newport Ave junction, where independent cafes, produce stands, and low-key storefronts set a casual, local rhythm. Community pillars include The Tustin Brewing Company, Cream Pan, and the Marconi Automotive Museum. Peters Canyon’s trail network and the nearby foothill open space shape daily routines with a strong outdoors-through-the-week feel. Evenings stay quiet up the slopes, with city lights and canyon silhouettes doing most of the talking.
Provided by Walk Score and Local Logic
Offer insights
12912 View Ridge Dr · $4,599,000
$4.51M and above
75% chance or better to win
Why $4.51M+ is a strong offer
DAYS ON MARKET
143 days
The average home goes pending in 40 days.
SALE-TO-LIST
99.2%
Most homes are selling 1% below list price.
About offer insights
Property details
Interior
Exterior
Finance
Kitchen
Bathroom
Bedroom
Living
Interior features
Double-door entry
High ceilings (9 feet+)
Ceiling fan(s)
Two staircases
Recessed lighting
Open floor plan
Quartz counters
Remodeled kitchen
Kitchen open to family room
Bedrooms
Primary suite
One bedroom on the main level
Bathrooms
Six full bathrooms
Bathtub and separate shower options
Kitchen
Microwave
Refrigerator
Dishwasher
Breakfast counter/bar
Formal dining area
Eating area in kitchen and family room
Laundry & utility
Laundry room inside the home
Heating & cooling
Central furnace heating
Central air conditioning
Exterior features
Private pool
Landscaped yard with lawn and backyard
Scenic view
Home design
House
Updated/remodeled condition
Three or more levels
Three total stories
No accessory dwelling unit
Parking
Attached garage
Three garage spaces
Direct garage access
Three-door garage
Driveway parking (total 3 spaces)
Construction
No common walls
Utilities
Public sewer
District/public water
HOA & community
Biking-friendly neighborhood
Other
Single-family residence (one unit)
Living area and lot info sourced from assessor
Parcel number available
Entry located at the front door
Has fireplace in primary retreat and outdoors
Rooms include entry, laundry, kitchen, family room and wine cellar
Directions: Foothill/North Tustin Hills to View Ridge Drive
Electricity and solar
View estimated energy costs and solar savings for this home
This "Custom Estate" is an Architectural dream for those seeking to live in a unique, hard to find "Bellair" type of property, but located in the beautiful hills of North Tustin! The views to the Ocean, LA, and nearly all of North Orange County, are simply breathtaking. The property is located on a private road, surrounded by custom multi-million-dollar properties. There is also a vacant residential lot located across the street that could potentially be sold with this property! The seller says, "lets give someone else the opportunity to enjoy this massive estate and do what they would like to do to the property!
SDMLS #302567585
Nov 1, 2020
Listing Removed
—
Jun 22, 2020
Listed
$1,975,000
$278/sq ft
CRMLS #V0-220006422
Nov 1, 2020
Listing Removed
—
Jun 20, 2020
Listed
$1,975,000
$278/sq ft
CRMLS #PW14223384
Dec 11, 2014
Listing Removed
—
Oct 17, 2014
Listed
$2,100,888
$296/sq ft
CRMLS #P813158
May 4, 2012
Listing Removed
—
Feb 23, 2012
Listed
$1,900,000
$268/sq ft
SDMLS #120009573
May 3, 2012
Listing Removed
—
May 3, 2012
Listing Removed
—
Feb 21, 2012
Listed
$1,900,000
$268/sq ft
Feb 21, 2012
Listed
$1,900,000
$268/sq ft
CRMLS #P750385
May 1, 2011
Listing Removed
—
Aug 30, 2010
Listed
$1,749,900
$246/sq ft
CRMLS #P572525
Aug 25, 2007
Listing Removed
—
Apr 19, 2007
Listed
$2,499,000
$352/sq ft
CRMLS #P540814
Apr 2, 2007
Listing Removed
—
Oct 1, 2006
Listed
$2,495,000
$351/sq ft
CRMLS #P522400
Oct 1, 2006
Listing Removed
—
Jun 30, 2006
Listed
$2,599,000
$366/sq ft
CRMLS #P485076
Jun 30, 2006
Listing Removed
—
Dec 9, 2005
Listed
$3,199,999
$451/sq ft
Public Records
Oct 6, 1989
Sold
$912,500
$129/sq ft
Public Records
Mar 16, 1984
Sold
$85,000
$12/sq ft
Year
Property tax
Land + Additions
Assessment*
2025
$11,403 (−48.0%)
$614,649 + $445,091
$1,059,740
2024
$21,923 (+2.8%)
$614,649 + $445,091
$1,059,740
2023
$21,319 (+12.2%)
$1,062,368 + $738,963
$1,801,331
2022
$19,001 (+2.1%)
$1,041,537 + $724,474
$1,766,011
2021
$18,612 (+0.5%)
$1,021,115 + $710,269
$1,731,384
2020
$18,519 (+2.6%)
$1,001,093 + $696,343
$1,697,436
2019
$18,045 (+1.7%)
$990,828 + $689,203
$1,680,031
2018
$17,747 (+1.8%)
$971,400 + $675,690
$1,647,090
2017
$17,433 (+1.9%)
$933,680 + $649,453
$1,583,133
2016
$17,115 (+0.2%)
$933,680 + $649,453
$1,583,133
2015
$17,082 (+2.7%)
$915,373 + $636,719
$1,552,092
2014
$16,632 (−1.3%)
$883,963 + $614,870
$1,498,833
2013
$16,844 (+4.0%)
$883,963 + $614,870
$1,498,833
2012
$16,191 (+3.2%)
$879,968 + $612,092
$1,492,060
2011
$15,691 (+0.6%)
$862,713 + $600,091
$1,462,804
2010
$15,604 (+1.9%)
$845,797 + $588,325
$1,434,122
2009
$15,313 (+2.8%)
$839,475 + $583,929
$1,423,404
2008
$14,899
$841,470 + $585,317
$1,426,787
Public record
Public record
Zoning
Beds
4
Baths
4.5
Stories
—
Lot width
—
Lot depth
—
Lot size
9,883 Sq. Ft.
Year renovated
1988
Finished Sq. Ft.
5,547
Unfinished Sq. Ft.
—
Total Sq. Ft.
5,547
Year built
1988
Style
Single Family Residential
County
Orange County
APN
39305308
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Jul 22, 2026.
E4
Small Estates District
The E4 Small Estates District is established to provide for the development and maintenance of low-medium-density single-family residential neighborhoods in which open spaces and deep setbacks predominate. Only those uses are permitted that are complementary to and can exist in harmony with such a residential neighborhood.
Local insights from Redfin agents
A foothill enclave offering sprawling lots, custom estates, and mature trees—providing a traditional, non-cookie-cutter vibe with no HOAs or Mello-Roos fees unlike neighboring master-planned villages.