A Springview on Robinsong. At 1,471 sq ft it is the largest Seasons plan, and it set the tract’s record price of $1,380,000 in July 2024.
Woodbridge · Irvine 92614
267 condominium homes built between 1984 and 1986, four original floor plans, two homeowners associations totalling $410 a month in 2026, and no Mello-Roos. Here is what the public record gets wrong, and what 29 transactions inside the tract have taught me.
| Homes in the tract | 267 |
|---|---|
| Years built | 1984 to 1986 |
| Woodbridge Village Association dues | $157 a month |
| Woodbridge Seasons Maintenance dues | $253 a month $283 from January 1, 2027 |
| Mello-Roos | None |
| Median sale price, 24 months to Oct 2026 | $1,139,500 |
| Median time on market, same period | 7.5 days |
| Roofs replaced | 2007 |
Sales figures from CRMLS closed sales in the Seasons tract, October 2024 to October 2026, compiled by Debbie Sagorin. Full detail further down this page.
What Seasons is
Seasons is a 267-home condominium tract inside the Woodbridge village of Irvine, built by Irvine Pacific across 1984, 1985 and 1986. Every home is a condominium, but the construction has little in common with what most people picture when they hear the word: homes are attached only at the garage wall, so there are no shared walls between living spaces. A minority of the homes are fully detached and read as single-family houses from the street.
The tract sits in the 92614 zip code and carries the white picket fences that give this pocket of Woodbridge its particular look. Residents belong to two associations: the Woodbridge Village Association, which runs the village-wide amenities, and Woodbridge Seasons Maintenance, which handles the tract itself.
The two sections of Seasons
Seasons is not one continuous block. It is split into two separate sections, and the distinction matters more than any brochure will tell you, because the two sections face entirely different surroundings.
| Section | Streets | Borders |
|---|---|---|
| Jeffrey side | Amberleaf, Fallcrest, Winterhaven, Robinsong, Autumnleaf, Springflower, Shadowleaf | E. Yale Loop to the north, Jeffrey Road to the east, the Freeway Trail to the south. Springbrook Park sits off the northeast corner. |
| 405 side | Summerfield, Wintermist, and two homes on Springbrook South | E. Yale Loop to the north, Springbrook South to the east, the I-405 along the southern edge. Wintermist Park and Pool sit on its eastern edge. |
The Jeffrey-side section of Seasons: Amberleaf, Fallcrest, Winterhaven, Robinsong, Autumnleaf, Springflower and Shadowleaf. Map data © OpenStreetMap contributors, edited to remove streets and homes outside the Seasons tract.
The 405-side section of Seasons: Summerfield, Wintermist and two homes on Springbrook South. Map data © OpenStreetMap contributors, edited to remove streets and homes outside the Seasons tract.
Neither section is uniformly quiet or uniformly exposed. Because the streets curve, one end of a street can sit close to Jeffrey Road or the freeway while the other end is well insulated from both. This is the single most common thing buyers get wrong about Seasons from a map, and it is why I walk clients through specific homes rather than specific streets. Traffic noise is the question buyers raise most often, and the answer is genuinely address-by-address.
The four floor plans
Seasons was built with four plans. The square footages below come from the original builder's plans, which is a deliberate choice, because county records for many of these homes show materially larger figures than the homes actually are.
| Model | Plan | Levels | Beds | Baths | Sq ft |
|---|---|---|---|---|---|
| Summervale | A | Single story | 2 | 2 | 979 |
| Winterhaven | B | Single story | 2 + den | 2 | 1,117 |
| Autumnleaf | C | Two story | 2 (all up) | 2.5 | 1,358 |
| Springview | D | Two story | 3 (all up) | 2.5 | 1,471 |
A handful of homes were extended in the tract's early years, so some individual measurements genuinely do vary. But the more common problem is simply that the county record is wrong. I regularly see Summervale homes, 979 square feet on the builder's plan, recorded by the county at 1,211 square feet. That is a 24% overstatement on the smallest plan in the tract, and it flows straight into every per-square-foot comparison a buyer, an appraiser or an automated valuation makes. Listings then repeat the county figure, and the error travels.
If exact square footage matters to your decision, have the home measured. Do not rely on the county record, and do not rely on a listing that repeats it.
What you actually own
- Ownership is condominium. You hold your unit plus a fractional, undivided interest in the common areas and land, as tenants in common with the other owners. You will see Seasons listings describing themselves as townhouses, planned developments, and even single-family residences. Those entries are wrong.
- Attachment is at the garage wall only. Most homes are attached to exactly one neighbor, and only along a garage wall. There are no shared living-space walls, no one above and no one below.
- Some homes are fully detached, scattered across both sections rather than concentrated. In my experience they command roughly a 10% premium, though with so few sales a year, condition and location move price at least as much as attachment does.
- Every home has a direct-access attached two-car garage, side by side. Washer and dryer hookups are in the garage in all four plans. Very few homes have a true driveway.
HOA dues, and what each association covers
Seasons homeowners pay two assessments. Listings frequently report these incorrectly. I have seen the two figures reversed, and I have seen 2026 listings still quoting 2024 amounts. These are the current figures.
| Association | Manages | Monthly |
|---|---|---|
| Woodbridge Village Association | Village-wide amenities | $157 |
| Woodbridge Seasons Maintenance | The Seasons tract itself | $253 |
| Total | $410 |
From January 1, 2027, the Woodbridge Seasons Maintenance assessment rises from $253 to $283 a month, according to the association's 2027 budget report. At the current Woodbridge Village Association rate, that brings the combined total to $440 a month.
What the Woodbridge Village Association covers
The village-wide association maintains two lakes, two beach lagoons and two beach clubs with dock facilities, 22 pools, 16 spas and 13 wading pools across 41 recreational facilities, plus tennis and pickleball courts, parks, greenbelts, trails, clubhouses and community programming. It also handles common-area landscaping, lighting and signage. Woodbridge residents may use any village facility; in practice people use whichever is closest. For Seasons that means the Fallingstar Pool for the Jeffrey-side section and the Wintermist Pool for the 405-side section.
What Woodbridge Seasons Maintenance covers
The tract association is responsible for roof repair and replacement, painting front doors, re-stuccoing exterior walls, slurry sealing the roads, certain signage and lighting, and a portion of the liability insurance. The association is professionally managed by Seabreeze Management Company, and the board meets on the second Thursday of each month at 6:00 p.m. by teleconference.
Where the boundary falls
| Item | Responsible party |
|---|---|
| Roofs, exterior stucco, front door paint, roads | Woodbridge Seasons Maintenance |
| Everything inside your walls | Homeowner |
| Your side of a fence | Homeowner |
| A fence shared with a neighbor | Both neighbors, split equally |
| A fence facing the street | Homeowner, but send Seabreeze a photo first |
The fence rules surprise people, and they are worth knowing before a fence panel fails rather than after. Under the CC&Rs, a fence between two homes is repaired at the two owners' equal expense. If one neighbor will not join in, the other may do the repair and recover half the cost, and if one owner's negligence caused the damage, that owner pays all of it. For a broken fence on the street side, send a photo to the Senior Community Manager at Seabreeze Management before hiring anyone. The manager reviews whether the Woodbridge Village Association or Woodbridge Seasons Maintenance may be responsible for the repair.
HOA costs at closing
In a recent Seasons sale, the seller paid $125 for Woodbridge Village Association documents, $235 for the WVA transfer, and $400 for the Seabreeze transfer fee, making $760 in association charges, on top of prorated dues and any outstanding balance. Orange County transfer tax ran $1.10 per $1,000 of sale price. These are customarily seller-paid in this market, though everything is negotiable.
Planned maintenance, and what it means for assessments
The question behind every purchase in a forty-year-old condominium tract is whether a large bill is coming. For Seasons in 2026, the association's required disclosures confirm that no additional assessments are scheduled and that the Board does not anticipate levying a special assessment during the current fiscal year. The 2027 budget report, sent to owners in October 2026, says the same for 2027. The reserve study, prepared by Advanced Reserve Solutions with site visits every three years since 2002, sets out when each major component is expected to need work.
| Component | Remaining life | Estimated cost at replacement |
|---|---|---|
| Street slurry sealing | Due now | $18,900 |
| Stucco wall repairs | Due now | $12,148 |
| Exterior lighting | About 3 years | ~$118,000 |
| Street asphalt overlay | About 4 years | ~$295,000 |
| Exterior painting, stucco and woodwork | About 8 years | ~$774,000 |
| Roof replacement | About 31 years | $2,610,000 |
The roofs are why this matters. Composition shingle roofs were installed across the tract in 2007 on a fifty-year life, leaving roughly 31 years remaining. Roof replacement is the assessment that worries condominium buyers in eighties-built tracts, and in Seasons it sits decades away rather than around the corner. The association also completed community-wide roof cleaning and maintenance recently.
The work due sooner (slurry sealing, stucco repairs, exterior lighting and street resurfacing) is modest by comparison, and is what the reserve contributions are accumulating against.
How much the association has in reserve
The association's 2027 budget report projects that by December 31, 2027 it will hold $1,147,923 in reserves, against the reserve study's estimate of $2,479,046 needed for the major components at their current age. That is 46.31% funded. The same report states that the association has no outstanding loans, has not borrowed from its reserves, and has not deferred any reserve work that was scheduled for this year.
Percent funded compares the cash on hand with the share of each component's life already used up. A lower figure means a thinner cushion if a large repair comes early; the reserve study's funding plan shows how contributions are meant to build the balance before each project falls due.
The association's full financial disclosures, budget and reserve study are provided to buyers during escrow. Review that package with your agent. It is the complete picture, and no summary substitutes for it, including this one.
Property taxes: the number that separates Woodbridge from newer Irvine
The total tax rate on a Seasons home is 1.06234%, plus roughly $202 a year in fixed special assessments. There is no Mello-Roos, not in Seasons and not anywhere in Woodbridge.
| Component | Rate |
|---|---|
| Basic levy | 1.00000% |
| Irvine Unified SFID No. 1 | 0.02734% |
| Metropolitan Water District (MWDOC) | 0.00700% |
| Irvine Ranch Water District (land value only) | 0.02800% |
| Total | 1.06234% |
Fixed annual assessments add about $202: Landscape & Lighting District #1 at $138.26, Irvine USD at $47.76, Metropolitan Water District standby at $10.08, and small vector and fire-ant control charges.
What that means for a buyer. At the $1,150,000 median sale price, annual property tax runs roughly $12,420, or about $1,035 a month. Add $410 in HOA dues and the total carrying cost outside your mortgage is roughly $1,445 a month, or about $1,475 once the January 2027 increase in the Seasons assessment takes effect.
Compare that with Irvine's newer villages, where Mello-Roos community facilities district charges routinely push the effective rate well past 1.8%. On a similar purchase price that difference alone can exceed $700 a month. It is the strongest financial argument for buying in an established Woodbridge tract, and it is almost never spelled out.
Schools
| Level | School | Address |
|---|---|---|
| K-6 | Springbrook Elementary | 655 Springbrook North, Irvine 92614 |
| 7-8 | South Lake Middle School | 655 W. Yale Loop, Irvine 92614 |
| 9-12 | Woodbridge High School | 2 Meadowbrook, Irvine |
Walking distance to Springbrook genuinely moves buyers with young children. Attendance boundaries change, so verify your specific address with the district's school locator before relying on an assignment.
What Seasons homes actually sell for
Ten homes closed in Seasons over the 24 months ending October 2026. That is a thin enough sample that any single sale moves the averages, which is exactly why per-square-foot rules of thumb mislead people here.
| Closed sales, last 24 months | 10 |
|---|---|
| Price range | $985,000 to $1,305,000 |
| Median close | $1,139,500 |
| Median price per sq ft | $878 |
| Median days on market | 7.5 |
| Median share of first asking price | 99.2% |
| Homes that came off the market unsold, last 12 months | 3 (one later relisted and sold) |
Why price per square foot misleads sellers
This is the conversation I have most often, and the tract's own data settles it:
| Home type | Median size | Median price | Median $/sq ft |
|---|---|---|---|
| Single-story plans | 1,144 sq ft | $1,128,000 | $987 |
| Two-story plans | 1,433 sq ft | $1,245,000 | $865 |
The smaller homes sold for less money and more per square foot, about 14% more per foot. That is not a quirk of this tract; it is how residential pricing works everywhere, because a share of a home's value sits in the lot, the garage, the kitchen and the systems, none of which scale with floor area. A seller who takes the per-foot figure from a larger neighbor's sale and applies it to a smaller home will overprice, and a seller who does the reverse will leave money behind.
The other two pricing mistakes I see constantly: anchoring to the highest price a model ever achieved without accounting for that home's location, condition and upgrades; and expecting the pricing of a hotter market to persist into a cooler one. The highest price paid for a Seasons home through October 2026 is $1,380,000, set at 1 Robinsong in July 2024, a Springview that sold in seven days. It was my listing, and it is not a benchmark that every Springview should expect to reach.
Source: CRMLS closed sales in the Seasons tract, October 2024 to October 2026, compiled by Debbie Sagorin. One sale was an off-market transaction entered for comparable purposes. Share of first asking price follows a home back through any earlier listing of it that failed within the previous 90 days. Individual results vary with location, condition and upgrades.
Which upgrades return, and which do not
Worth doing
- Converting the Winterhaven plan's den into a third bedroom. The strongest return in the tract. It turns a two-bedroom home into a relatively affordable three-bedroom, and these conversions do appraise as true three-bedrooms, though the resulting bedroom is on the small side.
- Kitchens and bathrooms. The largest returns of any major renovation here.
- New windows and doors. Consistently rewarded in a tract of this age.
- Removing popcorn ceilings.
- Luxury vinyl plank flooring. Strong return relative to cost.
- Epoxying the garage floor. Roughly $3,000, and one of the best value-per-dollar improvements available in Seasons.
Not worth doing
- Marble floors. Hard to maintain, hard to keep clean, and buyers do not pay for them.
- Building out a bedroom into an office in a way that cannot easily be reversed. You lose a bedroom from the count, and bedrooms sell homes.
- Very high-end fixtures and hardware. Beautiful, and rarely returned in price.
- Do-it-yourself work done badly. Home inspectors notice uneven floors and poor finish work, and it costs more in buyer confidence than the work saved.
What inspections turn up
The recurring items in Seasons are HVAC age and older electrical panels, both expected in homes of this vintage, and both worth budgeting for. Notably, I do not see many plumbing problems here, which is not true of every mid-1980s tract in Orange County.
What buyers ask, and what surprises them
The question I get on nearly every showing: what is this HOA not going to cover that other tracts cover? Buyers see $410 a month, compare it against Irvine communities charging far more, and assume something must be missing. Nothing is. The association is simply well run and priced accordingly, and the coverage tables above are the whole picture.
What surprises people once they walk in: the homes feel considerably larger than the square footage suggests. Buyers routinely tell me a plan sounded too small on paper and then find it works. Cathedral ceilings in the single-story plans do much of that work.
What is changing: for years the largest plan held its value best. That is no longer reliably true. Buyers in their sixties and seventies with knee and hip considerations are driving serious demand for the single-story plans, and the market has shifted accordingly.
Everyday living in Seasons
- Parking. No permits and no restricted zones, and street parking is open. Irvine's citywide rule prohibits leaving a vehicle in one spot for more than 72 hours. Owners are expected to keep at least one car in the garage overnight, and two where possible. There is generally enough street parking.
- Pets. Dogs must be leashed in all association common areas and parks. Dogs may run off-leash at the Wintermist Park retention basin, provided they stay clear of the garden plots and behave safely.
- Fireworks. The Fourth of July fireworks are launched from the Wintermist Park retention basin, so homes in that section of Seasons get a genuinely excellent view.
- Laundry. In the garage, in all four plans.
- EV charging. Some homes have charging installed in the garage.
- Solar panels. Allowed, with approval. Under Architectural Solar Guidelines the board adopted on January 9, 2025, an owner may install panels on the roof directly above their own home after submitting a home improvement application with to-scale drawings, a solar site survey by a licensed contractor, confirmation that neighbors under the same roof were notified, and city permits, plus a $200 fee to record a license, maintenance and indemnity agreement. Panels must be black-framed, flush-mounted where practical and set back two feet from a neighbor's roof, and the owner pays to remove and reinstall them when the association replaces the roof.
Financing notes
These are the details that stall condominium transactions, and they are rarely stated anywhere before escrow.
As of October 2026, the Seasons tract is VA-approved but not FHA-approved. Buyers planning to use FHA or VA financing should confirm current status before writing an offer. Approval can change, and this is worth verifying rather than assuming in either direction.
Insurance: broader cover than most condominium buyers expect
The association carries a master policy of fire insurance at full insurable replacement value, without deduction for depreciation, covering the improvements throughout the tract, excepting improvements, additions and alterations an owner has made. The governing documents actually prohibit owners from separately insuring what the master policy already covers.
So an individual HO-6 policy here is for your contents, your own upgrades and alterations, your personal liability inside the unit, and loss assessment cover, not for the original structure. That is meaningfully broader than the bare-walls arrangement common in newer condominium projects, and it is worth your lender knowing.
Renting out a Seasons home
There is no cap on the number of homes that may be rented. The CC&Rs govern leasing without limiting how many units may be leased at once, which matters to investors, and to any lender assessing owner-occupancy ratios.
Leases must be in writing and are subject to the governing documents, and the owner remains responsible for the tenant's compliance. The CC&Rs prohibit leasing for “transient or hotel purposes,” defined as any rental shorter than thirty days. Irvine's citywide ordinance sets the floor at 31 consecutive days, so 31 is the operative minimum. Occupants must be registered with both associations within fifteen days of moving in.
Litigation and association finances
Condominium financing most often stalls on pending litigation or on an association's financial position. I am not aware of any pending litigation involving the Seasons association, and none appears in the documents I have reviewed. On finances, the association's audited statements, budget and reserve study are all provided to buyers during escrow. Review them with your agent rather than relying on any summary, mine included.
What is your Seasons home worth?
Values in Seasons vary far more by location, condition and upgrades than by square footage, which is why an automated estimate tends to miss on a tract like this one. If you would like a considered figure for your specific home, use the valuation tool on this page or get in touch directly.
Request a Seasons home valuation:
Frequently asked questions
How many homes are in Seasons?
267 homes, built between 1984 and 1986 by Irvine Pacific, split across two separate sections of the Woodbridge village in Irvine 92614.
What are the HOA dues in Seasons?
$410 a month in total in 2026: $157 to the Woodbridge Village Association for village-wide amenities, and $253 to Woodbridge Seasons Maintenance for the tract itself. From January 1, 2027, the Seasons assessment rises to $283 a month, according to the association's 2027 budget report, which brings the total to $440 at the current Woodbridge Village Association rate. Listing data for Seasons frequently reports these figures incorrectly or reverses them.
Does Seasons have Mello-Roos?
No. There is no Mello-Roos anywhere in Woodbridge. The total property tax rate is 1.06234%, plus about $202 a year in fixed special assessments. Newer Irvine villages with Mello-Roos often carry effective rates above 1.8%.
Are Seasons homes condos or townhomes?
They are condominiums. Owners hold their unit plus a fractional, undivided interest in the common areas and land as tenants in common. Homes are attached only at the garage wall, so there are no shared living-space walls, and a minority are fully detached. Listings describing them as townhomes, planned developments or single-family residences are miscategorised.
What schools serve Seasons?
Springbrook Elementary (K-6), South Lake Middle School (7-8), and Woodbridge High School (9-12), all in Irvine Unified. Verify your specific address with the district, as boundaries change.
What are the four Seasons floor plans?
Summervale (Plan A), single story, 2 bed / 2 bath, 979 sq ft. Winterhaven (Plan B), single story, 2 bed plus den / 2 bath, 1,117 sq ft. Autumnleaf (Plan C), two story, 2 bed / 2.5 bath, 1,358 sq ft. Springview (Plan D), two story, 3 bed / 2.5 bath, 1,471 sq ft. These are the builder's original figures; county records overstate square footage for many Seasons homes.
What do Seasons homes sell for?
Across the 24 months ending October 2026, ten homes closed between $985,000 and $1,305,000, with a median of $1,139,500, a median of $878 per square foot, and a median of 7.5 days on market. The highest price paid in Seasons through October 2026 is $1,380,000, set in July 2024.
Who is responsible for repairing a fence in Seasons?
A fence between two homes is repaired at the two owners' equal expense under the CC&Rs, and if one owner's negligence caused the damage, that owner pays all of it. Fences are otherwise the homeowner's responsibility, including one that faces the street. For a broken street-side fence, send a photo to the Senior Community Manager at Seabreeze Management first, who reviews whether the Woodbridge Village Association or Woodbridge Seasons Maintenance may be responsible.
Is Seasons FHA or VA approved?
It is VA-approved but not FHA-approved, as of October 2026. Buyers intending to use FHA or VA financing should confirm current status before writing an offer, as approval can change.
Which upgrades add the most value in Seasons?
Converting the Winterhaven plan's den into a third bedroom returns the most, and does appraise as a genuine third bedroom. Kitchens, bathrooms, new windows and doors, popcorn ceiling removal and luxury vinyl plank flooring all return well. Epoxying the garage floor costs around $3,000 and is the best value-per-dollar improvement in the tract. Marble flooring and very high-end fixtures do not return.
Is street parking restricted in Seasons?
No permits are required and parking is open, subject to Irvine's citywide rule against leaving a vehicle in one spot for more than 72 hours. Owners are expected to keep at least one car in the garage overnight.
How close is Seasons to the 405 freeway?
It depends which section and which part of the street. The Summerfield and Wintermist section runs along the I-405 to its south, while the Amberleaf, Winterhaven, Robinsong, Autumnleaf, Springflower, Shadowleaf and Fallcrest section borders Jeffrey Road to its east. Because the streets curve, one end of a street can sit close to a major road while the other end is well insulated. Traffic noise in Seasons is an address-by-address question, not a street-by-street one.
When were the roofs replaced in Seasons?
Composition shingle roofs were installed across the tract in 2007 on a fifty-year expected life, leaving roughly 31 years of remaining life per the association's 2026 reserve study. It is the largest single planned replacement in the tract at an estimated $2,610,000, and it sits decades away. The association completed community-wide roof cleaning and maintenance recently.
How well funded are the Seasons HOA reserves?
The association's 2027 budget report projects reserves of $1,147,923 at December 31, 2027, against an estimated $2,479,046 needed, or 46.31% funded. The association has no outstanding loans and has not borrowed from its reserves, and the board does not anticipate a special assessment in 2027.
Is there a rental cap in Seasons?
No. The CC&Rs govern leasing but do not limit how many homes may be rented at one time. That matters to investors and to lenders assessing owner-occupancy ratios.
What is the minimum lease term in Seasons?
The CC&Rs prohibit leasing for transient or hotel purposes, defined as any rental shorter than thirty days. Irvine's citywide ordinance prohibits rentals under 31 consecutive days, so 31 days is the operative minimum. Leases must be in writing and occupants must be registered with both associations within fifteen days.
Does the Seasons HOA master insurance policy cover the inside of my unit?
Largely, yes. The association carries a master fire policy at full insurable replacement value without deduction for depreciation on the improvements throughout the tract, excepting improvements, additions and alterations made by an owner. Owners are in fact prohibited from separately insuring what the master policy covers. An individual HO-6 policy is therefore for contents, owner-made upgrades, personal liability and loss assessment. That is broader master cover than the bare-walls arrangement common in newer projects.
Can I install solar panels in Seasons?
Yes, with approval. Architectural Solar Guidelines adopted by the board on January 9, 2025 allow panels on the roof directly above your own home. You submit a home improvement application with to-scale drawings, a solar site survey by a licensed contractor, confirmation that neighbors under the same roof were notified, and city permits, plus a $200 fee to record a license, maintenance and indemnity agreement. Panels must be black-framed, flush-mounted where practical and set back two feet from a neighbor's roof, and the owner pays to remove and reinstall them when the roof is replaced.
This page reflects conditions as of October 2026 and is provided for general information. Association rules, dues, tax rates, school assignments and financing approvals all change, and governing documents may have been amended. Buyers should verify anything material against the disclosure documents they receive in escrow before relying on it.