How much are HOA fees in Woodbridge, Irvine?

Woodbridge homeowners pay a monthly Woodbridge Village Association (WVA) master HOA assessment, $157 a month as of Q2 2026, which covers the lakes, pools, parks, paths, courts and community facilities. Owners of condos and townhomes also pay a separate sub-association, at a median of $396 a month, typically covering building exterior items such as roofing, siding and common area landscaping. That puts a typical attached Woodbridge home at roughly $553 a month combined. Single family homes usually pay only the $157 master assessment, with about a quarter carrying something additional. The master assessment has risen steadily: $139 through Q1 2025, $147 through Q1 2026, then $157 from Q2 2026. Dues vary by tract, so always request current HOA statements during your escrow review.

Can I short term rent or Airbnb a home in Woodbridge?

No. The City of Irvine prohibits short term rentals under 30 days citywide, so Airbnb style stays are not legal in Woodbridge or anywhere else in Irvine, regardless of HOA rules. Buyers planning to use a property for short term vacation rental income should look outside Irvine. Long term rentals over 30 days are permitted subject to HOA documents and any sub association restrictions.

What schools serve Woodbridge, Irvine?

Woodbridge is served by Irvine Unified School District. The high school is Woodbridge High, widely regarded as one of California's stronger campuses. The middle schools are primarily Lakeside Middle and South Lake Middle. The four neighborhood elementaries are Stone Creek, Meadow Park, Springbrook, and Eastshore. Because boundaries can shift, always confirm the exact assignment for a specific address with the IUSD school locator.

How old are Woodbridge homes and what should I budget for repairs?

Most Woodbridge homes were built in the late 1970s and 1980s, so even well kept properties may have older roofs, original windows, aging HVAC equipment, or dated plumbing and electrical components. Some homes have been fully remodeled, others remain closer to original. A serious buyer should plan for a thorough inspection, general plus targeted specialists such as sewer scope or roof if conditions warrant, and budget realistically for systems updates and cosmetic refresh over the first several years of ownership.

Are North Lake or South Lake homes a better buy in Woodbridge?

Both North Lake (ZIP 92604) and South Lake (ZIP 92614) offer strong value, well maintained amenities, and access to top schools. Differences are mostly about layout, traffic patterns, proximity to shopping, and the specific tracts within each side. The best advice is to tour both areas at different times of day, walk the streets near your target schools, and weigh lake access against quieter interior streets. Premium pricing typically applies to homes directly on or with views of either lake.

Does Woodbridge have Mello-Roos?

No. Woodbridge was substantially built out in the late 1970s and early 1980s, before the Mello-Roos Community Facilities Act of 1982 created the financing tool, so Woodbridge homes generally carry no Mello-Roos special tax. This is a meaningful difference from Irvine's newer villages such as Woodbury, Stonegate, Portola Springs, Cypress Village, Orchard Hills and Great Park, where owners commonly pay a CFD special tax on top of the base property tax. Woodbridge buyers pay the 1% base rate plus any voter approved bonds. Always confirm on the annual tax bill for the specific property during escrow.

What will my property taxes be after I buy in Woodbridge, Irvine?

Your assessed value resets to your purchase price at close of escrow under Proposition 13, then rises by no more than 2% a year. The current owner's tax bill is not a guide to yours, and a long-time owner next door may be paying a fraction of what you will. Budget on your purchase price at the 1% base rate plus voter approved bonds, with no Mello-Roos in most of Woodbridge. Also plan for a supplemental tax bill after closing, which covers the gap between the seller's assessed value and yours, prorated from your closing date. It arrives separately, is usually not covered by your impound account, and can run to several thousand dollars.

Can I keep my current property tax base if I move within Woodbridge or Irvine?

Possibly. Under Proposition 19, homeowners aged 55 or older, those who are severely and permanently disabled, and victims of wildfire or declared disaster may transfer the base year value of their existing primary residence to a replacement primary residence anywhere in California. Eligible homeowners can use it up to three times, the replacement must be purchased or newly built within two years of the sale, and if the replacement is worth more the difference in market value is added to the transferred base. Claims are filed with the Orange County Assessor. This is a common consideration for long-time Woodbridge owners downsizing from a single family home to a lake adjacent condo. Confirm your eligibility with the Assessor and your tax advisor before relying on it.

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Woodbridge Irvine Homebuyer Guide: HOA Fees, Neighborhoods, Schools, and Buyer Tips

By: Debbie Sagorin Published: 11/28/2025
Updated: 08/27/2026

A complete buyer's guide to Woodbridge in Irvine, California - HOA structure, sub associations, schools, North vs South Lake, home condition, market trends, and a due diligence checklist from local Realtor Debbie Sagorin.