Estate home with a tile roof set against canyon hillsides

Communities · Orange County

The neighborhoods I work.

Name: Francesco Ortiz — eHomes
Address: 4121 Westerly Pl, Ste 105, Newport Beach, CA, 92660, US
Telephone: (949) 910-7421
Price range: $$$
Rating: 5.00

Newport Beach and Newport Coast anchor the coastal side of my business. From there, I work across College Park, Costa Mesa, Irvine, Tustin, Mission Viejo, Rancho Santa Margarita, Coto de Caza, Ladera Ranch, Trabuco Canyon, and Lake Forest. Twelve markets, each with its own pricing curve, school district, and buyer profile.

(949) 910-7421

The shortlist

Twelve markets, each with its own playbook.

These twelve communities represent the markets I know best after nearly two decades in Orange County. Newport Beach and Newport Coast are where I spend a significant portion of my time, and the same depth of knowledge extends across all ten additional communities. Each market behaves differently and rewards a different kind of preparation and strategy. Click any neighborhood for the full breakdown.

Mid-century single-story home on a quiet Costa Mesa street with mature trees

Communities · Costa Mesa

College Park

A friendly central Costa Mesa neighborhood of single-story ranch homes, built across the 1950s through 1970s just south of Orange Coast College. It's the neighborhood Francesco knows best.

Typical sale price (Q1–Q2 2026): ~$1.45M
College Park Elem · Estancia HS: NMUSD
College Park Collection neighborhoods: 5
To OCC & 17th Street: 0.5 mi

Sub-communities

College Park
College Park Cambridge
College Park Cinderella
College Park Harbor Estates
+1 more

Explore College Park

Overhead view of a Southern California residential neighborhood

Communities · Orange County

Costa Mesa

Francesco Ortiz's primary farming market: postwar homes, one of the most active renovation markets in Orange County, and a lifestyle directly adjacent to Newport Beach.

Median sale price: $1.45M
Newport-Mesa USD in CA: Top 20%
Walk Score (city avg): 65
South Coast Plaza retail: 2.8M sqft

Sub-communities

College Park
Mesa Verde
Eastside
Westside
+3 more

Explore Costa Mesa

Newport Harbor at sunset, moored boats under a pink sky

Communities · Orange County

Newport Beach

A working harbor, distinct waterfront villages, and the coastal market our team calls home.

Median sold price (Q1–Q2 2026): ~$3.6M
Total area · ~22 mi coastline: ~53 sq mi
Newport-Mesa Unified statewide: Top 20%
Distinct waterfront villages: 8+

Sub-communities

Corona del Mar
Balboa Island
Lido Isle
Balboa Peninsula
+4 more

Explore Newport Beach

Luxury hillside estate above the Pacific Ocean at dusk

Communities · Newport Coast

Newport Coast

Guard-gated communities on the bluffs above Crystal Cove State Park, directly adjacent to Newport Beach. Ocean views, resort infrastructure at Pelican Hill, and some of the most recognized luxury addresses in Orange County.

Attached entry to $10M+ estates: $1.5M+
Newport-Mesa Unified: NMUSD
Nearly every sub-community: Guard-gated
Irvine Company master plan: 1990s

Sub-communities

Pelican Crest
Pelican Hill
Crystal Cove
Newport Ridge

Explore Newport Coast

Foothill suburban neighborhood at golden hour with rolling hills behind

Communities · Orange County

Rancho Santa Margarita

A foothill master plan built around a private lake, with one of the youngest, most family-friendly profiles in Orange County.

Median sale price (Q1–Q2 2026): ~$925K
Strong school districts: SVUSD/CUSD
Population: ~47,000
Lago Santa Margarita: 11 acres

Sub-communities

Lago Santa Margarita
Dove Canyon
Melinda Heights
Tijeras Creek
+2 more

Explore Rancho Santa Margarita

Spanish-influenced architecture with red tile roof under blue sky

Communities · Orange County

Mission Viejo

One of the largest single-developer master plans in America, with a private lake at its center and a long-running reputation as one of California's safest cities.

Median sale price: $1.1M
SVUSD top-school rating: 9/10
Safest cities in California: Top 5
Lake Mission Viejo: 125 acres

Sub-communities

Madrid
Barcelona
Deane
Mission Ridge
+2 more

Explore Mission Viejo

Communities · Orange County

Coto de Caza

Southern California's largest guard-gated community, with equestrian, golf, and estate-sized parcels behind a single front gate.

Median sale price (Q1–Q2 2026): ~$1.9M
Capistrano Unified: CUSD
Acres behind the gate: ~5,000
Private 18-hole courses: 2

Sub-communities

Los Ranchos Estates
The Estates
North Coto Village
South Coto Village
+2 more

Explore Coto de Caza

Master-planned neighborhood with palm trees and tile roofs

Communities · Orange County

Ladera Ranch

A nine-village family master plan with the deepest park-and-pool bench in south Orange County, plus one guard-gated estate enclave on the ridge.

Median sale price (Q1–Q2 2026): ~$1.55M
Capistrano Unified schools: CUSD 9/10
Named villages: 9
Founder's Park: 24 acres

Sub-communities

Covenant Hills
Oak Knoll Village
Avendale Village
Wycliffe Village
+2 more

Explore Ladera Ranch

Aerial of a large foothill estate at twilight, home set into the canyon terrain

Communities · Orange County

Trabuco Canyon / Robinson Ranch

Foothill canyon addresses with larger lots, equestrian-friendly zoning, and the closest Orange County properties to actual wildland.

Median sale price: $1.55M
Saddleback Valley Unified: SVUSD
Acres of O'Neill Regional Park: 4,000+
Zoning on canyon parcels: Equestrian

Sub-communities

Robinson Ranch
Rose Canyon
Wagon Wheel
Live Oak Canyon
+2 more

Explore Trabuco Canyon

Tree-lined residential street in a master-planned Southern California neighborhood

Communities · Orange County

Irvine

Master-planned villages, the top-rated school district in Orange County, and a market that has rewarded patient buyers for decades.

Median list price: $1.6M
IUSD school rating: 10/10
Walk Score (varies by village): 67
Master-planned villages: 21+

Sub-communities

Turtle Rock
Woodbridge
Northpark
Quail Hill
+2 more

Explore Irvine

Tree-lined residential street in a central Orange County neighborhood

Communities · Orange County

Tustin / Tustin Ranch

Historic Old Town, a 1980s master-planned golf community on the east side, and Tustin Legacy's contemporary infill on the former MCAS property.

Median sale price: $1.2M
Tustin Unified (top quartile): TUSD
Tustin Legacy area: ~1,600 acres
Historic MCAS hangar: 1

Sub-communities

Old Town Tustin
Tustin Ranch
Tustin Meadows
Peppertree
+2 more

Explore Tustin

Master-planned California suburb at sunset with mountains in the distance

Communities · Orange County

Lake Forest

Two private lakes at the core, foothill master plans on the rim, and the newest large detached homes in central south Orange County.

Median sale price: $1.15M
Saddleback Valley Unified: SVUSD
Private lakes (Sun & Sail / Lake II): 2
Lake Forest Sports Park: 86 acres

Sub-communities

Lake Forest I (Sun & Sail)
Lake Forest II
Foothill Ranch
Portola Hills
+2 more

Explore Lake Forest

Let's talk

Questions get answers, not a pitch.

Whether you're researching Newport Beach, Newport Coast, or any community across Orange County, you'll get a straight, informed read on the market. No pressure, no obligation. Just an honest conversation and a clear next step.

Start the conversation (949) 910-7421