Woodbury

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Where Woodbury is

Woodbury sits in northeast Irvine, between Irvine Boulevard and Trabuco Road and between Jeffrey Road and Sand Canyon Avenue. Most homes are in ZIP code 92620, and some in the eastern part of the village are in 92618.

The village was planned around a central commons, with a recreation center, a public community park, an elementary school and neighborhood parks, connected by a pedestrian esplanade to the shopping center. That plan is why Woodbury is one of the easiest Irvine villages to get around on foot. My post on how walkable Woodbury actually is goes street by street.

Homes and neighborhoods

Woodbury was built mostly between the mid-2000s and the early 2010s. Most homes that change hands are condos, including townhomes, alongside a smaller number of single family homes. Like most Irvine villages, Woodbury is divided into neighborhoods, often called tracts, each with its own builder, floor plans and in many cases its own association. They include Bowen Court, Cachette, Carmel, Coronado, Cortile, Four Quartets, Garland Park, Juliet's Balcony, La Casella, Lombard Court, Mille Fleurs, Montecito, Monterey, Portisol, Rosemoor, Santa Cruz, Santa Rosa, Stonetree and Treo.

The tract name tells you a lot before you walk in: the age of the home, the type of floor plan, and which associations it pays. It is the first thing I check on any Woodbury listing.

HOA: two layers for many homes

Every Woodbury home belongs to a master association. For most of the village that is the Woodbury Community Association. Some homes, mostly in the 92618 part of the village, belong to the Woodbury East Community Association instead. Many neighborhoods then add their own association on top, so a lot of Woodbury homes, especially condos and townhomes, pay two monthly fees. Woodbury East has its own recreation center, with a junior Olympic pool, a spa, and tennis and basketball courts.

Listings for Woodbury homes most often report pools, spas, playgrounds, barbecue and picnic areas, tennis and sport courts, and a clubhouse among the association amenities. What each fee covers depends on the association, so ask for both budgets, the reserve studies and recent board minutes before you remove your contingencies. My guide to HOA assessments versus special assessments in Irvine explains what to look for. For current Irvine HOA figures, see my Irvine housing market data page.

Mello-Roos in Woodbury

Woodbury was built after California's Mello-Roos law took effect, and many Woodbury homes carry a Mello-Roos special tax, also called a Community Facilities District or CFD tax, on the property tax bill. It is separate from the HOA and paid with your property taxes. The amount and the year it ends vary by home, so check the current tax bill and the preliminary title report for the specific property. The City of Irvine explains how these districts work, and my page on relocating to Irvine covers which villages carry it.

Schools

Woodbury is in the Irvine Unified School District. Most Woodbury listings report Woodbury Elementary, Jeffrey Trail Middle and Portola High. A few homes report different schools, and assignments can change as the district grows, so always confirm the specific address with IUSD or with my Irvine school lookup.

Parks, trails and shopping

• Woodbury Community Park at 130 Sanctuary, a City of Irvine park of about 10.7 acres with a community center, play areas, a soccer field, ball diamonds, lighted basketball courts and picnic shelters, according to the City of Irvine.
• Neighborhood parks and association pools spread through the village, linked by paths and greenbelts.
• The Jeffrey Open Space Trail along the village's western edge, for walking, running and cycling.
• Woodbury Town Center on Irvine Boulevard, with groceries, restaurants, a gym and everyday services within walking distance of much of the village.

What Woodbury buyers often overlook

• Both HOA fees. A listing may show only one of the two association fees. Ask for both before you compare homes.
• The Mello-Roos line. Two similar homes can carry different special taxes. Read the tax bill, not just the listing.
• Which side of the grid you are on. Walking distance to the town center, the community park or a pool differs a lot from one tract to the next. Walk the route you would actually use.
• "Condo" does not always mean attached. Many Woodbury homes sold as condos are detached homes with no shared walls. The difference is in how the land is owned and what the association maintains, so read the CC&Rs to see what is yours to look after.

Woodbury compared with Woodbridge

Buyers often weigh Woodbury against Woodbridge. Woodbridge is older, built largely in the late 1970s and 1980s around two lakes, and generally has no Mello-Roos. Woodbury is newer, built to more recent standards on a walkable grid, and many homes carry Mello-Roos. Compare the full monthly cost, including both HOA fees and any special tax, rather than the list price alone.

My experience in Woodbury

I have closed ten Woodbury sales since 2006: seven for sellers and four for buyers, including one Carmel sale where I represented both sides. They span neighborhoods including Cachette, Carmel, Four Quartets, La Casella, Santa Rosa and Ivy in Woodbury East. One Cachette home I have sold twice, first for the buyer and later for the owner. Most recently I represented the buyer of a Woodbury single family home in 2026.

For current prices and how fast Woodbury homes are selling, see the village table on my Irvine housing market data page, which I update every month.

Frequently asked questions about Woodbury, Irvine

Where is Woodbury in Irvine?

Woodbury is in northeast Irvine, between Irvine Boulevard and Trabuco Road and between Jeffrey Road and Sand Canyon Avenue. Most homes are in ZIP code 92620, with some in 92618.

What schools serve Woodbury, Irvine?

Most Woodbury listings report Woodbury Elementary, Jeffrey Trail Middle and Portola High, all in the Irvine Unified School District. A few homes report different schools, so confirm the specific address with IUSD before you buy.

Does Woodbury have Mello-Roos?

Many Woodbury homes carry a Mello-Roos special tax, also called a CFD tax, on the property tax bill. The amount and end date vary by home, so check the tax bill and the preliminary title report for the specific property.

How many HOAs does a Woodbury home have?

Every Woodbury home belongs to a master association, usually the Woodbury Community Association, or the Woodbury East Community Association for some homes in the 92618 part of the village. Many neighborhoods add their own association on top, so many homes, especially condos and townhomes, pay two fees.

Is Woodbury walkable?

Yes, by Irvine standards. The village was planned on a grid around neighborhood parks, a city community park and Woodbury Town Center, so many homes are within walking distance of groceries, restaurants, parks and pools. Walking distance still varies by tract, so walk the route you would use.

What kinds of homes are in Woodbury?

Woodbury has condos, townhomes and single family homes, built mostly from the mid-2000s to the early 2010s. Most homes that sell are condos, including townhomes.

Thinking about buying or selling in Woodbury?

I am glad to walk the tracts with you, compare full monthly costs, or price your Woodbury home. Call or text me at 949-537-2079, schedule a free consultation, or start with a home value estimate.

Equal Housing Opportunity. Debbie Sagorin, Sagorin & Associates, Coldwell Banker Realty, CA DRE #01411020. School, association, amenity and Mello-Roos information is based on CRMLS listing data for Woodbury sales in the 24 months to October 26, 2026, and on City of Irvine sources. It is agent-reported and general in nature. Confirm details for any specific home with the school district, the associations and the title report.

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