Oak Creek
Oak Creek is one of the fastest selling villages in Irvine, and it is not one of the most expensive. That combination is unusual, and it is the single most useful thing to understand before you buy or sell here.
This page carries what a portal will not tell you about Oak Creek: how the village's three layer HOA structure actually works, what homes in each tract really pay every month, how quickly the village turns over compared with the rest of Irvine, and why the HOA figures you see on listing sites cannot be compared with each other.
The Oak Creek market right now
Oak Creek was built out between roughly 1998 and 2001, and it is a mix of detached single family homes and attached condominiums and townhomes across about a dozen named tracts.
| Closed sales, last 90 days | 12 |
| Active listings | 9 |
| Months of supply | 2.2 |
| Median price per square foot | $784 |
| Median days on market | 11 |
Derived from closed sales and active listings in CRMLS. Twelve closings is a small sample, so treat the price per square foot as an indication rather than a precise figure, and price any individual home on its own tract and plan.
Where that sits among Irvine's villages
At 2.2 months of supply, Oak Creek is the second tightest village in Irvine, behind Turtle Rock at 1.8 and ahead of Woodbridge at 2.6. Northwood is 3.4, Westpark 5.6, Woodbury 7.0 and Great Park 7.8. The full village by village table sits on the Irvine housing market data page.
Here is the part buyers miss. Turtle Rock sells at a median $987 per square foot with a median 18 days on market. Oak Creek sells at $784 per square foot in 11 days. Oak Creek is roughly a fifth cheaper per foot than Turtle Rock and it is turning over faster.
Demand in Oak Creek runs ahead of its price. If you are selling here, that is leverage, and underpricing is a real risk. If you are buying here, it means the good listings do not wait for you, and a countywide median tells you nothing about what you are walking into.
How Oak Creek's HOA actually works, and why listing sites get it wrong
This is the most misunderstood thing about the village, and it costs buyers real money. Oak Creek dues come in three layers.
Layer one: the master association
Every home in Oak Creek belongs to the Oak Creek Village Maintenance Association, incorporated in June 1998 and managed by FirstService Residential. The master assessment is $75.00 a month for the fiscal year running June 1, 2025 to May 31, 2026. The board held it flat, a 0% increase.
Layer two: the gate cost centers
Two parts of Oak Creek sit behind vehicle gates, and homes there pay an extra assessment. These are not separate associations. The governing documents call them Special Benefit Areas, and they are cost centers inside the master association that maintain areas benefiting only those homes.
- Hawk Creek Gate: $17.00 a month on top of the master, held flat. 683 homes.
- Eagle Creek Gate: $58.00 a month on top of the master, up 9.43% from $53.00.
So the master component of any Oak Creek home's dues is always one of exactly three numbers: $75 outside the gates, $92 in Hawk Creek, or $133 in Eagle Creek.
Layer three: the tract sub-association
Almost every tract in Oak Creek then has its own association on top of that, with its own budget, its own management company and its own dues. This layer is where the money and nearly all of the variation is, and it is why a single "Oak Creek HOA" figure does not exist.
| Tract | Type | Master + gate | Sub-association | All in |
|---|---|---|---|---|
| Cobblestone | Attached | $75 | $84 | $159 |
| Cricket Club | Detached | $92 | $82.50 | $174.50 |
| Kelsey Lane | Detached | $75 | $110 | $185 |
| Ashford Place | Detached | $75 | $148 | $223 |
| Cypress | Attached | $133 | $98 | $231 |
| Kenwood | Detached | $133 | $107 | $240 |
| Acacia | Detached | $92 | $155 | $247 |
| Autumn Glen | Detached | $92 | $185.67 | $277.67 |
| Oak Park | Attached | $92 | $230 to $275 | ~$357 |
| Montilla | Attached | $75 | $400 | $475 |
Master and cost center assessments are from the Oak Creek Village Maintenance Association budget for the fiscal year ending May 31, 2026. Sub-association amounts are what current and recent Oak Creek listings report, read in August 2026, and some tracts are represented by only one or two listings. Dues change every June 1. Always confirm the current figures against the actual HOA disclosure package for the specific home you are considering.
The spread is roughly $159 to $475 a month, and the difference is the tract, not the house. Two Oak Creek homes of similar size and price can be $300 a month apart, which is real money against a mortgage payment and it is invisible in a price per square foot comparison.
Why you cannot trust the HOA number on a listing site
I read the HOA fields on every current and recent Oak Creek listing to build the table above, and they are entered inconsistently enough that no automated comparison can work. What I found:
- The master assessment sits in the first fee field on some listings and the second on others, for homes in the same tract.
- Some listings add both together into one number and leave the second field blank, so a home showing "$223" looks more expensive than an identical neighbor showing "$75".
- Association names are routinely attached to the wrong fee, and the master appears misspelled as "Oack Creek" and "oakcreek village".
- Management company fields often name the sub-association's manager rather than the master's, or the reverse.
- One tract shows $119 on one listing where five others show $148.
Two Oak Creek listings can display "$75" and "$400" and be describing homes whose real all in dues are far closer together than that. If you are comparing Oak Creek homes on a portal, you are comparing figures that were entered by different agents using different conventions. That is the single most common way I see buyers misjudge cost of ownership here.
What the association's finances look like
The master association budgets across 2,014 residential units, with member assessments of about $1.81 million a year. The reserve studies approved for the fiscal year ending May 31, 2026, prepared by Foresight Financial Services, show the master association 81% funded, Hawk Creek Gate 123% funded and Eagle Creek Gate 173% funded.
An 81% funded master is healthy. It is also one of the first things a buyer's lender will ask about, and it is worth knowing before you write an offer rather than during your review period.
Amenities
The master association maintains three pools, each with a spa: Raven Creek, Royal Oak and Pine Brook, along with the Ravencreek Clubhouse, tennis and basketball courts, tot lots, and the greenbelt and walking path network that runs through the village. Individual tracts may have additional facilities of their own, which is part of what the sub-association dues pay for.
Schools
Oak Creek is served by the Irvine Unified School District:
- Oak Creek Elementary, kindergarten through grade 6
- Lakeside Middle School, grades 7 and 8
- Woodbridge High School, grades 9 through 12
School assignment follows the address, not the village, and boundaries change. To check the schools for a specific Oak Creek address, enter it in my Irvine school lookup, which uses Irvine Unified's own school locator.
Oak Creek Shopping Center
The village's retail center is the Oak Creek Shopping Center, on the village's edge and walkable or a short drive from most of Oak Creek.
As of August 2026 the Gelson's that anchored the center has closed. If you are reading an older description of Oak Creek that leads with Gelson's, including the one that used to sit on this page, it is out of date.
Currently at the center: Walgreens, a Circle K gas station, Orangetheory Fitness, Club Studio, The Coffee Bean & Tea Leaf, El Pollo Loco, Maizuru Sushi Bar, The Stand, Golden Spoon and others.
The center matters more in Oak Creek than in some Irvine villages because of where the village sits. Oak Creek is central, close to the I-5 and the 405 and to the Irvine Spectrum, but the village itself is quiet and largely internal. Day to day errands happen here rather than on a drive across town.
What buyers and sellers overlook in Oak Creek
The tract matters more than the floor plan. The same square footage in Montilla and in Kelsey Lane comes with a $290 a month difference in dues, plus a different management company, different reserves and a different set of things the association does and does not maintain.
Being behind a gate is a cost line, not just an amenity. Eagle Creek adds $58 a month and Hawk Creek adds $17. Worth knowing which one a home is in, and what that gate actually buys.
Twelve closings in ninety days is a thin market. There is not enough Oak Creek volume for a broad median to price an individual home properly. Pricing here means comparing against the right tract and the right plan, which frequently means going back further than ninety days to find genuinely comparable sales.
Sellers underprice here more often than they overprice. A village that clears in eleven days at 2.2 months of supply is not a village where you need to buy your way to attention.
Downsizers need a plan before they start looking. Because well-priced Oak Creek homes rarely wait, a downsizer who starts looking before deciding whether to sell first, buy first or rent first can lose the right home. My guide to downsizing in Oak Creek covers those options, the HOA questions to ask, and how Proposition 19 can help homeowners 55 and older.
Frequently asked questions about Oak Creek, Irvine
How much are HOA dues in Oak Creek, Irvine?
It depends entirely on the tract. Every Oak Creek home pays the Oak Creek Village Maintenance Association master assessment of $75 a month, plus $17 a month if it sits in the Hawk Creek gate or $58 a month if it sits in the Eagle Creek gate. Almost every tract then adds its own sub-association on top. All in, current and recent listings show a range of roughly $159 a month in Cobblestone to about $475 a month in Montilla. Confirm the figure for any specific home against its HOA disclosure package, because dues change every June 1.
Does Oak Creek have one HOA or two?
Effectively three layers. The Oak Creek Village Maintenance Association is the master. Two gated areas, Hawk Creek and Eagle Creek, are cost centers within that master association rather than separate associations, and they charge an additional monthly assessment. Then most individual tracts have their own genuinely separate sub-association with its own board, budget and management company.
How fast do homes sell in Oak Creek?
Quickly. In the ninety days ending August 21, 2026, Oak Creek recorded 12 closed sales against 9 active listings, which is 2.2 months of supply and the second tightest of any Irvine village behind Turtle Rock. The median time on market was 11 days.
Is Oak Creek expensive compared with other Irvine villages?
Less than its reputation suggests. Oak Creek's median price per square foot was $784 in the ninety days ending August 21, 2026, against $987 in Turtle Rock over the same period, and Oak Creek sold faster. It is one of the more in demand villages in Irvine without being one of the most expensive per square foot.
What schools serve Oak Creek, Irvine?
Oak Creek is in the Irvine Unified School District, served by Oak Creek Elementary for kindergarten through grade 6, Lakeside Middle School for grades 7 and 8, and Woodbridge High School for grades 9 through 12. Assignment follows the individual address rather than the village boundary and can change, so check any specific address in the Irvine school lookup, which uses Irvine Unified's school locator.
What happened to the Gelson's in Oak Creek?
The Gelson's that anchored the Oak Creek Shopping Center has closed as of August 2026. The center remains open with Walgreens, a Circle K, Orangetheory Fitness, Club Studio, The Coffee Bean & Tea Leaf, El Pollo Loco, Maizuru Sushi Bar, The Stand and Golden Spoon among its tenants.
Is Oak Creek a good place to downsize?
For many Irvine homeowners, yes. Oak Creek has condos, townhomes and single family homes in one village, so you can move to a smaller home without leaving a neighborhood with pools, a clubhouse, greenbelts and its own shopping center. Because well-priced Oak Creek homes tend to sell quickly, decide whether to sell first, buy first or rent first before you start looking. The guide to downsizing in Oak Creek covers those options.
When was Oak Creek built?
Oak Creek was built out between roughly 1998 and 2001. The Oak Creek Village Maintenance Association was incorporated in June 1998.
Thinking about buying or selling in Oak Creek?
The difference between a good Oak Creek purchase and a poor one is usually the tract, and the difference between a good sale and a poor one is usually the price. Neither is something a countywide median can tell you.
If you want to talk through what a specific tract means for your monthly cost, or what your Oak Creek home would realistically sell for right now, get in touch. You can also browse all 28 Irvine village pages, or see what is coming soon and active in Oak Creek right now.
About Debbie Sagorin
Debbie Sagorin is a REALTOR® with Coldwell Banker Realty in Irvine. Over the 24 months ending October 4, 2026, she ranked 9th of 1,788 agents by listing sides in Irvine, placing her in the top 1% of Irvine listing agents. She has 22+ years of experience, 400+ closed transaction sides, is a 13-time Five Star Real Estate Agent Award winner, and holds a 4.9 rating from 294 verified client reviews on Zillow.
Debbie was one of Oak Creek's original homeowners, buying a new home in Ashford Place in 1999 and selling it in 2003. Since then she has closed ten Oak Creek sales across seven tracts for both buyers and sellers, most recently in Autumn Glen in 2026.
Coldwell Banker Realty · 949-537-2079 · Debbie Sagorin, CA DRE #01411020. Equal Housing Opportunity. Market figures derived from CRMLS data for the periods stated. HOA figures are from the Oak Creek Village Maintenance Association's published budget for the fiscal year ending May 31, 2026 and from current and recent listing data as of August 2026, and are provided for general information. Dues, school assignments and tenant rosters change. Confirm current figures for any specific property with the association, the district and your own advisors. This page is general information only and does not constitute legal, tax or financial advice.
Oak Creek homes for sale
Coming soon and active listings in Oak Creek, updated directly from the REALTOR® database. Save a search or set up alerts for new listings and price changes.
All Listings