206 Mistwater, Irvine, CA 92618
206 Mistwater, Irvine, CA 92618
Property Description
Nestled in the highly desirable Olivewood community of Portola Springs, brand-new and just completed and never lived in, this beautifully upgraded two-story residence offers approximately 2,890 square feet of thoughtfully designed living space with 4 bedrooms, 3 bathrooms, and a 2-car attached garage. Ideally positioned with a highly sought-after north-south orientation, this home blends modern elegance with everyday comfort. Step inside to discover soaring 10-foot ceilings on the main level, wide-plank hardwood flooring throughout, and a bright open-concept layout. The spacious living and dining areas flow seamlessly to the backyard through expansive glass doors, creating an inviting indoor-outdoor living experience. At the heart of the home is the chef’s kitchen, featuring floor-to-ceiling light-toned cabinetry, an oversized center island, and a premium appliance package including a Sub-Zero refrigerator, Wolf range and oven, built-in microwave, and a fully equipped secondary wok kitchen. A desirable first-floor bedroom and beautifully upgraded full bathroom provide the perfect space for guests, extended family, or a private home office. All bathrooms feature upgraded contemporary finishes with full-height tile extending to the ceiling. Upstairs offers three additional bedrooms and a spacious loft ideal as a family room, media room, office, or play area. The primary suite features a spa-inspired bathroom with dual vanities, a large walk-in shower with built-in seating, a soaking tub, and an oversized walk-in closet. A spacious upstairs laundry room adds everyday convenience. Additional highlights include a fully paid-off solar system, hardwood flooring throughout, quality craftsmanship, and a spacious two-car attached garage. Located within the award-winning Portola Springs master-planned community, residents enjoy resort-style pools, parks, clubhouses, playgrounds, sports courts, scenic walking trails, and highly acclaimed Irvine Unified schools, with convenient access to shopping, dining, and major transportation routes. This exceptional home offers luxury, functionality, and the best of Irvine living.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Irvine · Single Family Residence
Listed 8.9% above the median closed sale of $2,130,000. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Positioned above the market — commands a premium.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 12 Satinwood | Irvine | 1966 | 4 | 3 | 2,429 | 3,648 | $658 | $1.60M | 66 | 89 |
| 115 Anthem | Irvine | 2026 | 4 | 4 | 2,426 | 3,369 | $915 | $2.22M | 165 | 87 |
| 29 Pembroke | Irvine | 1999 | 3 | 3 | 2,421 | 3,474 | $764 | $1.85M | 9 | 86 |
| 33 Grape Arbor | Irvine | 2005 | 4 | 3 | 2,419 | 3,877 | $905 | $2.19M | 6 | 81 |
| 125 Poppyseed | Irvine | 2022 | 4 | 4 | 2,475 | 4,400 | $767 | $1.90M | 25 | 79 |
| Total: 5 · Average | 3.8 | 3.4 | 2,434 | 3,753.6 | $801.8 | $1.95M | 54.2 | |||
| Median | 2,426 | $1.90M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 126 Abalone | Irvine | 2021 | 10/07/2026 | 4 | 3 | 2,736 | 4,264 | $2.50M | $2.50M | $914 | 1.00 | 44 | 85 |
| 61 Bloomington | Irvine | 2014 | 10/07/2026 | 4 | 4 | 2,802 | 3,746 | $2.15M | $2.13M | $760 | 0.99 | 77 | 82 |
| 78 Melville | Irvine | 2014 | 10/01/2026 | 4 | 4 | 2,523 | 3,975 | $2.35M | $2.33M | $923 | 0.99 | 27 | 81 |
| 113 Chestnut | Irvine | 2014 | 10/08/2026 | 4 | 3 | 2,691 | 3,220 | $2.20M | $2.10M | $780 | 0.95 | 62 | 80 |
| 40 Waterspout | Irvine | 2005 | 09/28/2026 | 4 | 4 | 2,718 | 3,666 | $1.99M | $1.88M | $692 | 0.94 | 148 | 80 |
| Total: 5 · Average | 4.0 | 3.6 | 2,694 | 3,774.2 | $2.19M | $2.19M | $813.8 | — | 71.6 | ||||
| Median | 2,718 | $2.13M | $2.13M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.