0.jpg
1 / 7

12336 Circula Panorama, North Tustin, CA 92705

$2.79M4bd · 4ba · 4,332 sqft
Lot 8,760 sqft•Single Family Residence•
Active
•59d on market•MLS# OC-26178723

Property Description

Time is of the essence - Get it this weekend and get the best pre-foreclosure price possible. Perched atop the prestigious hills of Panorama Heights, this completely reimagined Coastal Modern estate delivers one of the most extraordinary settings in all of North Tustin — a sweeping 270-degree panorama stretching from Catalina Island and the Orange County coastline to downtown Los Angeles, the Hollywood Hills, Angel Stadium, Disneyland fireworks, twinkling city lights, and, on clear days, snow-capped mountains in the distance. Reimagined from top to bottom, this approximately 4,332-square-foot residence pairs contemporary sophistication with timeless architectural elegance. Wide-plank flooring, custom detailing, and an open-concept layout flood the home with natural light while keeping the views in constant focus from nearly every room. The designer chef's kitchen anchors the home with custom cabinetry, premium appliances, and refined finishes that flow effortlessly into the living and dining spaces — a layout built equally for quiet nights in and elevated entertaining. Four bedrooms and four beautifully remodeled bathrooms include a primary suite that feels like a private resort: spa-inspired finishes, a personal view terrace, and panoramic vistas that make every morning feel like a retreat. Downstairs, large home theater and entertainment level adds rare versatility — movie nights, a home gym, a creative studio, or a game room, the choice is yours. (Buyer to verify permit status and added square footage.) Outside, multiple elevated decks and gathering areas — including newly expanded view decks — set the stage for sunset dinners and unforgettable entertaining against a backdrop that shifts with every hour of the day. A three-car garage and oversized driveway offer generous parking, a rare luxury in this coveted hillside enclave, while the elevated lot provides a true sense of privacy above it all. This is turnkey hillside living at its finest — a rare fusion of modern luxury, show-stopping views, and one of North Tustin's most coveted addresses.

Features & Amenities

FeeBuilt 2005

Property Details

Land Type
Fee
Year Built
2005
Property Type
Residential
Property Subtype
Single Family Residence
Parking Spaces
3
Garage Spaces
3
Heating
Central, Fireplace(s), Forced Air
Cooling
Central Air
View
Canyon, Catalina, City Lights, Coastline, Hills, Landmark, Panoramic, Water
Roof
Tile
City
North Tustin
Zip Code
92705
County
Orange
Listed byUnknown Office, Richard Roux

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$14,102.13
Principal & Interest
Loan Amount
$2,231,110
Total Interest
$2,845,658
Total Payment Over 30 Years
$5,076,768
This calculator provides estimates only. Actual mortgage payments may include taxes, insurance, HOA fees, and PMI. Contact a lender for accurate quotes.

Comparative Market Analysis

Luxury Tier · 5 active · 5 closed

12336 Circula Panorama, North Tustin, CA 92705

North Tustin · Single Family Residence

$2.79M
Luxury Tier
Beds
4
Baths
4
Sqft
4,332
Lot
8,760 sqft
Year
2005
$/Sqft
$644
Pool: No✓
View: city✓
Garage: 3-car✓

Listed 16.0% below the median closed sale of $3,320,000. Luxury tier — fewer comparable sales widen the confidence range.

Price Position

Priced below the market — value advantage over the field.

Price advantage
Subject listed at $2.79M· $644/sqft
Total list price
Closed comps
vs closed median $3.32M
−$531K (−16.0%)
Active comps
vs active median $3.00M
−$206K (−6.9%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $699
−$55 (−7.9%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
18958 Fowler AvenueNorth Tustin1973443,65018,731$493$1.80M1268
13671 Belle RiveNorth Tustin1992554,19912,000$667$2.80M7366
1782 Bridal Path WayNorth Tustin1977533,49023,904$858$3.00M5963
11321 Reservoir RoadNorth Tustin2006674,92340,410$863$4.25M4360
10711 Rockhurst AvenueNorth Tustin1993545,19621,780$615$3.20M8850
Total: 5 · Average5.04.64,291.623,365$699.2$3.01M55
Median4,199$3.00M

Closed Properties (5)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
12281 Baja PanoramaNorth Tustin201905/28/2026454,0757,380$2.30M$1.85M$4540.8111390
12255 Vista PanoramaNorth Tustin197506/26/2026504,01311,220$1.40M$1.40M$3491.001578
9731 RangeviewNorth Tustin200110/05/2026444,82240,200$3.50M$3.35M$6950.964772
10082 Sunrise LnNorth Tustin199409/14/2026554,50018,000$3.32M$3.32M$7381.004369
9821 Brentwood DriveNorth Tustin195805/18/2026344,18740,800$4.45M$4.45M$1,0631.009168
Total: 5 · Average4.23.64,319.423,520$2.87M$2.87M$659.8—61.8
Median4,187$3.32M$3.32M

Market Analysis

List vs Sale $/SqFt

Sale Price Trend

Days on Market

Sale vs List Price

AI-generated CMA

This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.