Toll Brothers at Great Park Neighborhoods: A Local's Take
Toll Brothers opened 13 decorated model homes at its Great Park Neighborhoods community in Irvine in May 2026, spanning five collections, Elm, Birch, Rowan, Alder, and Laurel, with three-story condominiums and detached homes from roughly 1,470 to over 3,770 square feet.
It's the largest single new-home push in Great Park in years, and it's landing in the village that already holds the deepest inventory in Irvine.
I've walked plenty of Irvine model complexes. The models are always beautiful; that's the job. What I want to give you here is the part the model home tour won't cover.
What is Toll Brothers building at Great Park?
Toll Brothers first announced the community in June 2025 with five collections planned, opened for sale, and then held a Model Grand Opening on Saturday, May 16, 2026 at 173 Beverly in Irvine, debuting 13 decorated models.
The collections are Elm, Birch, Rowan, Alder, and Laurel. Product ranges from three-story condominiums to detached single-family residences, with3 to 7 bedrooms and up to 6 bathrooms, and floor plans running from about1,470 to more than 3,770 square feet. Standard features across the models include open-concept plans, gourmet kitchens, covered decks or balconies, and attached two-car garages.
Pricing is the one figure I'd hold loosely. Toll Brothers' own materials have referenced homes priced from around$1.1 million in earlier announcements and from $1.5 million in the model-opening announcement, a spread that almost certainly reflects different collections and phases. Confirm current pricing directly with the builder for the specific plan and phase you're considering, because new-home pricing moves phase to phase and any number you read online is a snapshot.
The location puts residents near the future Canopy retail development and with access to Great Park's ice complex, sports fields, parks, pools, and clubhouses, the master plan advertises over 20 pools and spas across the community.
How does this fit into the current Irvine market?
Here's the context that matters and that no sales office will volunteer: Great Park is where Irvine's inventory is concentrated right now. In the late-July 2026 CRMLS pull, Great Park accounted for 187 of Irvine's 794 active listings, roughly 23% of everything for sale in the city, with a mix of about 123 condominiums to 61 detached single-family homes.
That's a double-edged fact.
If you're buying: you have leverage, and you have real comparison shopping. You can walk Toll Brothers, then walk the resale inventory two streets over, then walk Portola Springs, all in an afternoon. Builders in a well-supplied submarket often move on incentives, rate buydowns, design center credits, closing cost contributions, more readily than on headline price. Ask.
If you already own in Great Park and might sell: you're competing against both resale neighbors and a builder with a marketing budget and shiny models. That means pricing precision and presentation matter more here than in a low-inventory village like Woodbridge or Turtle Rock.
What should you ask before you write an offer on new construction?
This is the list I give clients, and it comes from watching people get surprised:
What is the total monthly carrying cost? Not the mortgage, the mortgage plus the master association fee, plus any sub-association fee, plus Mello-Roos special taxes. In Great Park these stack, and the combined number regularly surprises buyers who qualified comfortably on the loan alone.
How long does the Mello-Roos run, and what's the escalation? Get the specific Community Facilities District details in writing. "About 30 years" is not an answer.
What is the actual property subtype? Attached condominium, detached condominium, and detached single-family are three different things with different HOA structures, different lender treatment, and different resale pools. Two homes that look the same from the sidewalk can behave very differently at resale.
What's included versus a design center upgrade? Model homes are heavily upgraded. Ask for the base-spec list and price the delta before you fall in love with the model's kitchen.
What's the delivery timeline and what happens if it slips? Especially relevant if you're selling an existing home or your kids need to be enrolled by a certain date.
What's the school assignment, verified, today? Great Park Neighborhoods sits in Irvine Unified, but assignment follows attendance boundaries and boundaries change as new schools open. Verify current boundaries directly with IUSD rather than relying on a brochure.
Can I bring my own agent? Yes, and you should, but you generally need to bring them on your first visit and have them register you. Builder sales representatives work for the builder, not for you. This is the single most common avoidable mistake I see in new-home purchases.
Who is this community actually right for?
It fits well if you want brand-new construction with warranty coverage, you value the master-plan amenity stack, the ice complex, the sports park, the pools, the trail network, and now a professional baseball team arriving at Great Park Baseball Stadium in summer 2027, and you'd rather have a modern floor plan than mature trees.
It fits less well if you want an established-village feel, larger lots, or a lower monthly carrying cost. Woodbridge, Northwood, and University Park deliver that character, and Woodbridge's July 31 numbers showed 15 closes in 30 days at a $1,160,000 median, a materially different price point with a different lifestyle attached.
Neither answer is better. They're different products, and the right one depends entirely on how you actually live.
Frequently asked questions
Is Toll Brothers at Great Park Neighborhoods a 55+ community? No. Some third-party listing sites have categorized it inconsistently. It's a multi-generational community with plans ranging from 3 to 7 bedrooms, verify any specific plan's details with the builder.
Where is the sales office? The May 2026 model grand opening was held at 173 Beverly in Irvine. Confirm current sales office hours and location with Toll Brothers before driving out.
Do I need my own agent to buy a new-construction home? You don't need one, but I'd strongly recommend it, and the builder's sales rep represents the builder. If you want representation, bring your agent on your first visit and have them register with the sales office, most builders require this.
How does Mello-Roos work in Great Park? Mello-Roos is a special tax that funds infrastructure in newer developments, added to your property tax bill on top of HOA dues. Amounts and durations vary by Community Facilities District. Always get the specific figures for the exact home you're considering, in writing.
If you're touring new construction in Irvine this month, I'm glad to walk it with you, or just to look over the numbers before you sign anything. No pressure either way; I'd rather you buy the right home than any home.
Community details from Toll Brothers announcements (June 2025 and May 2026) and market figures from CRMLS-based Irvine reporting, late July 2026. Pricing, plans, and availability change, confirm directly with the builder.
Final Thoughts
Choosing the right advisor makes all the difference. Connect with Ruth Bruno Real Estate to get started.
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I'm Ruth Bruno, your Irvine neighbor, crossing guard, and local REALTOR®. Serving Irvine and Orange County.
Subscribe to my YouTube channel here!
Visit my website here!
Thinking of buying?
How about selling?
Always happy to help.
Final Thoughts
Choosing the right advisor makes all the difference. Connect with Ruth Bruno Real Estate to get started.
Subscribe & Stay Connected!
I'm Ruth Bruno, your Irvine neighbor, crossing guard, and local REALTOR®. Serving Irvine and Orange County.
Subscribe to my YouTube channel here!
Visit my website here!
Thinking of buying?
How about selling?
Always happy to help.
