Overview
About Cypress Village
Cypress Village is Planning Area 40 in the City of Irvine's General Plan, laid along the Jeffrey Open Space Trail in north Irvine, and The Irvine Company puts the finished village at 331.9 net acres with 89.7 acres of common area and 21,000 planted trees. The City's own land use layer shows how mixed the ground is: 221.7 acres of medium density residential and 178.4 of medium-high density sit alongside 180.9 acres of multi-use, 216.6 of research and industrial, 23.9 of educational facility and 17.2 of recreation. Ownership sits in two layers here. The City's mapped record puts the master as the Cypress Village Community Association and eight neighborhood associations beneath it, Caserta, Jade Court, Acacia at Cypress Village, Caserta II, Zinnia, Tristania, Lantana and Trellis Court, so most addresses carry two assessments, and the village also has its own 1913/1915 Act assessment district, No. 11-24.
Two City of Irvine public parks stand inside the boundary. Cypress Community Park at 255 Visions runs about 17.9 acres, opens 6 a.m. to 10 p.m. and carries three lighted tennis courts, a lighted baseball diamond, a lighted softball and soccer overlay field, a lighted basketball court, two children's play areas, three picnic shelters and a Little Free Library. Cypress Grove Park at 275 Rush Lily covers 9.4 acres with a soccer field, a baseball field, a basketball court and a volleyball court. The Cypress Community Center sits in the larger park with a 2,153 square foot multipurpose room seating 63 to 144 depending on setup and an 878 square foot exercise room, reservable through the City. Alongside those, The Irvine Company counts one community park, five neighborhood parks, three pools and 2.46 miles of trail inside the village, with Cypress Trail running off street through it and the Jeffrey Open Space Trail along its edge. Both of the village's schools stand inside it, Cypress Village Elementary and Jeffrey Trail Middle, and the village feeds Irvine High.
View available homes in Cypress VillageHistory
How Cypress Village was built
This was Irvine Ranch farm ground, part of the 110,000 acres James Irvine had consolidated by 1878 and part of the bean and row-crop country his family's company ran for most of a century. What separates Cypress Village from the villages that came before it is that the Irvine Company decided not to sell it. It owned a string of empty parcels between Jeffrey Road and Sand Canyon Avenue, and instead of selling the land to homebuilders, which would have brought in something on the order of $100 million, it chose to build the houses itself.
Renters arrived before buyers did. On 14 February 2012 the company opened the Village of Cypress Apartment Homes, 1,677 apartments in four communities called Murano, Umbria, Veneto and Cadenza, standing along Jeffrey Road and Sand Canyon Avenue at Trabuco Road, and it called them the centerpiece of a new village in northeast Irvine. The for-sale side came next: 329 homes and condominiums planned on nearly 50 acres off Trabuco Road, with ground broken in early 2012 and the first houses finished in 2013. The schools followed the same rhythm, Jeffrey Trail Middle School due in the fall of 2013 and Cypress Village Elementary in the fall of 2014, both now open and both drawing from the village around them.
By the Numbers
Cypress Village by the numbers
Real Estate
Market snapshot
Real estate snapshot
32 closed sales · 01/14/26 – 07/10/26
| Median sale price | — |
| Median price per sq ft | — |
| Median home size | — |
| Median days on market | — |
| Sale-to-list ratio | — |
| Price range | — |
| Year built | — |
Price range distribution
Share of closed sales by price band
Our Sales
Our recent sales in Cypress Village
No transaction of ours in this neighborhood yet. The section renders only real transactions.
Lifestyle
The Cypress Village lifestyle
Schools
Schools serving Cypress Village
Cypress Village Elementary stands inside the village at 355 Rush Lily and runs kindergarten through sixth grade. Irvine Unified's boundary and assignment tables name it among the elementary schools feeding Jeffrey Trail Middle at 155 Visions Ave, which opened in the village in 2013, and name Cypress Village among the elementary schools feeding Irvine High at 4321 Walnut Ave. Assignment is set by address rather than by village, so confirm a specific address with Irvine Unified before treating any of the three as the assigned campus.
9-12 · 1,964 students
7-8 · 1,049 students
K-6 · 1,015 students
FAQs
Common questions about Cypress Village
What does a home in Cypress Village sell for?
The median was $1,455,000 across 31 closed sales between 14 January and 10 July 2026, at a median $841 a square foot on a median closed size of 1,745 square feet. Closings ran from $900,000 to $2,400,000. Fourteen landed between $1 million and $1.5 million, nine between $1.5 million and $2 million and six between $2 million and $3 million, and none closed above $3 million. Half of the 31 were in escrow within 10 days and the median closing came in at 97.8 percent of the original asking price.
Which schools serve Cypress Village?
Cypress Village Elementary enrolls 1,015 students from kindergarten through sixth grade at a 28 to 1 student teacher ratio, with 66 percent meeting or exceeding standard in English and 63 percent in math. Jeffrey Trail Middle School, which opened in the village in 2013, enrolls 1,049 students in grades 7 and 8 and posts 76 percent in English and 74 percent in math. Irvine High School enrolls 1,964 students in grades 9 through 12 and reports a 93.8 percent graduation rate with 71 AP courses offered. Irvine Unified names Cypress Village among the elementary schools feeding Irvine High, and assignment is by address, so check a specific address with the district.
Does Cypress Village have community pools?
Three, by The Irvine Company's own record of the village, which also counts one community park, five neighborhood parks and a wading pool inside it. The association itself publishes no site that could be read for this guide, so no pool location, hour or access rule is stated here and the amenities attached to a specific address have to come out of that address's own association documents. One warning worth carrying into a search: the pools, clubhouses and dues figures that come up under this name on aggregator sites belong to the Cypress Village Homeowners Association at 11355 Matinicus Court in the city of Cypress, a different association in a different city.
Is Cypress Village mostly condominiums?
Among what traded in the window, yes: 20 of the 31 closings were condominiums, 9 single family and 2 townhomes. That is a description of the sample that reached the market and not a count of the village. What the City authorizes for Planning Area 40 is a mix by design, 1,875 medium density units at 6 to 10 an acre, 1,634 medium-high density units at 11 to 25 an acre and 1,303 multi-use units, and The Irvine Company describes the village as single-family homes alongside resort-style apartment living. No census of finished homes by type appeared in any published source, so the product mix on a specific street is worth checking street by street.
Is anything still being built here?
Yes, on the eastern edge. The City approved a vesting tentative parcel map on 26 March 2025 over roughly 4.06 gross acres northeast of Roosevelt, between a site being developed with an apartment complex and State Route 133, to create the parcels for a future affordable housing development of about 154 units. The Irvine Company lists the village's for-sale homes as sold out, so new construction here runs through the City's approvals rather than a builder's sales office.