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City · 25,807 residents · Orange County, California

North Tustin , California

In North Tustin, a typical home is worth $1,347,800 and typical rent is $2,462 a month. Compared with all of Orange County, typical household income is 53% higher, the typical home value is 40% higher, and the share of households that own their home is 31 points higher.

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  • Typical home value

    $1,347,800

    40% above the county

    83% above California

    • North Tustin
    • Orange
    • California

  • Typical rent

    $2,462a month

    About the same as the county

    21% above California

    • North Tustin
    • Orange
    • California

  • Typical household income

    $177,351a year

    53% above the county

    79% above California

    • North Tustin
    • Orange
    • California

  • Households that own their home

    87%

    31 points above the county

    31 points above California

    • North Tustin
    • Orange
    • California

Source: U.S. Census Bureau, Average 2020–2024

Market now, with Zillow data

Zillow data
Typical home value
$1,751,878
4% more than 12 months ago
Typical rent
$5,100 a month

From Zillow (ZHVI/ZORI), September 2026. The Census figures above are 5-year averages (2020–2024).

North Tustin is in Orange County. The FHA loan limit ($1,249,125 for a one-unit home), the fair market rents and the help on this page are those of all of Orange County. See the county

Data updated: October 1, 2026 11 official sources

Only here

What sets North Tustin apart

What this place has that others do not, from public data, most unusual first.

  1. 87% of households in North Tustin own their home, against 56% in Orange County.

  2. The typical household income in North Tustin is $177,351, 53% more than in Orange County as a whole ($116,289).

  3. Nearby, in Santa Ana, the typical home value is $713,000: 47% less than in North Tustin ($1,347,800).

  4. The typical home in North Tustin is worth $1,347,800, 40% more than in Orange County as a whole ($962,600).

  5. According to Zillow, in the 12 months to September 2026 the typical home value in North Tustin rose 4%; in California, it rose 0.6%.

  6. Nearby, in Santa Ana, the typical rent is $2,082: 15% less than in North Tustin ($2,462).

Sources: U.S. Census Bureau (Average 2020–2024); Zillow (September 2026 data). Zillow data

The homes here

Housing in North Tustin

What homes there are in North Tustin, what they cost, how that changed and how people live, from Census figures (2020–2024).

What homes there are

U.S. Census Bureau, ACS 5-year, 2020–2024

Kind of home

The detached house rules in North Tustin: 91% of homes, more than in Orange County (49%).

Year built

In North Tustin, half of the homes were built before 1965; in Orange County, before 1977.

There is more room for a big family here: 92% of homes have 3 bedrooms or more, against 56% in Orange County.

All homes, occupied or empty. A figure the Census cannot measure precisely enough here is not shown.

Census tables: B25024, B25034, B25035, B25041

What it costs here

U.S. Census Bureau, ACS 5-year, 2020–2024

Value of owner-occupied homes
Monthly rent with utilities

Without a mortgage

$1,154 a month

Orange County: $902 a month

Owners with a mortgage

71%

Orange County: 67%

Value: what owners think their home is worth. Rent: rent plus utilities, for homes of every size. The FHA limit is the most an FHA loan (Federal Housing Administration) lends for a one-unit home; the fair market rent (FMR) is the one HUD uses for housing vouchers.

Census tables: B25075, B25063, B25088, B25081

How it changed

U.S. Census Bureau, ACS 5-year, 2015–2019 and 2020–2024

Change since 2015–2019

Since 2015–2019, homes in North Tustin gained value faster than in Orange County: 46% against 42%.

Since 2015–2019, the typical rent in North Tustin rose 21%, less than in Orange County (31%).

Here income did not keep up with housing: it rose 14%, while home values changed +46% and rent +21%.

Change between two 5-year periods that do not overlap, in each period's dollars, not adjusted for inflation.

Census tables: B25077, B25064, B19013

How people live

U.S. Census Bureau, ACS 5-year, 2020–2024

MeasureNorth TustinOrange CountyCaliforniaUnited States
Rental vacancy Unreliable estimate4.4%4.2%5.5%
Homeowner vacancy Unreliable estimate0.7%0.8%0.9%
More than one person per room 1.7%8.9%8.2%3.4%
People per household 2.832.872.842.53
Drive alone 70%68%66%69%
Carpool 5%9%10%9%
Public transit Unreliable estimate1%3%3%
Walk or bike Unreliable estimate2%3%3%
Work from home 23%19%17%15%
Other means Unreliable estimate2%2%2%
Typical commute 20 to 29 minutes20 to 29 minutes20 to 29 minutes20 to 29 minutes

Fewer households are short on space in North Tustin: 1.7% have more than one person per room; in Orange County, 8.9%.

A household in North Tustin has 2.83 people on average, about the same as in Orange County (2.87).

Working from home is more common in North Tustin: 23%, against 19% in Orange County.

Vacancy: empty homes offered for rent or for sale. Rooms: every room in the home, not only bedrooms. Commute: the minute range of the typical worker.

Census tables: B25004, B25003, B25014, B25010, B08301, B08303

Do the math

What would you pay each month for a home in North Tustin?

A typical home costs more than the typical income allows

We start with a typical home in North Tustin, worth $1,347,800, an FHA loan with 3.5% down and the latest average rate (7.18%). That payment would take 75% of the typical household income in North Tustin, which is $177,351 a year. For that payment to be 28% of income, a household would need to earn about $472,968 a year. Note: at that price the loan is above the FHA limit for Orange County ($1,249,125), so FHA would not insure it; the payment is only a reference.

The calculator's FHA and conventional loan limits are those of all of Orange County.

Your numbers

Local data
$

Starts at the typical home value in North Tustin. Change it to the price you have in mind.

Loan type
Your credit score

Your score changes which loans apply and FHA's minimum down payment. Your real rate also depends on your credit.

Down payment
%

That is $47,173 (3.5% of the price). The usual minimum for this loan is 3.5%.

This week's average ± a quarter or half point.

Term

National average as of November 5, 2026 (Freddie Mac); your rate may be different.

Adjust advanced details

Estimated monthly payment

Local data

$11,036

at 7.18% · 30 years

Loan amount
$1,323,388
Total interest
$1,904,045
Paid off in
November 2056

Includes $22,761 FHA upfront mortgage insurance premium.

Does it fit the income?

  • Comfortable

    up to $4,138 a month

  • Tight

    $4,138 to $5,321 a month

  • Hard

    more than $5,321 a month

    Your payment · 75%

Compared with the typical household income in North Tustin ($177,351 a year). Reference: HUD calls paying more than 30% of income for housing a cost burden.

Show the result as
per month$11,036
Principal & interest$8,965
Property tax$696
Home insurance$562
FHA mortgage insurance (MIP)$813

This loan is over the FHA limit

You'd borrow $1,300,627, but the FHA limit for a one-unit home in North Tustin is $1,249,125. You'd need a bigger down payment or a different loan.

You need at least $47,173 for the down payment, plus closing costs.

Next step

This is an estimate to give you an idea, not a loan offer. Your real payment depends on your rate, your credit, and the insurance and taxes on the home you buy.

The city and its county

North Tustin and Orange County

North Tustin is in Orange County, California. The U.S. Census Bureau publishes its own numbers for the city: home values, rent, household income, how many households own their home and the property tax. They are American Community Survey estimates (average 2020–2024).

North Tustin's own numbers

Typical home value
$1,347,800
Typical monthly rent
$2,462
Typical yearly household income
$177,351
Households that own their home
87%
Effective property tax rate
0.62%

U.S. Census Bureau, American Community Survey (average 2020–2024).

Numbers for all of Orange County

FHA limit, one-unit home
$1,249,125
Conventional limit, one unit
$1,249,125
HUD fair market rent, 2 bedrooms
$3,057
Price change over 5 years (FHFA)
+54%
Homes in a high flood-risk zone
2.8%

HUD, FHFA and FEMA don't publish these numbers by city.

Other numbers are not published by city, only for the whole county: FHA and conventional loan limits, HUD’s fair market rents, FHFA’s price index and FEMA’s flood data. On this page, those numbers always say they are for all of Orange County.

Everything about Orange County

Buying

Buying a home in North Tustin

A typical home in North Tustin is worth $1,347,800: 40% above the county and 83% above California. With the typical household income in North Tustin ($177,351 a year), a typical home costs 7.6 times what the household earns in a year.

Years of income to pay for a typical home

The typical home value divided by the typical household income for one year. The lower it is, the less buying weighs.

  • North Tustin 7.6 years
  • Orange 8.3 years
  • California 7.4 years
  • United States 4.1 years
Source: U.S. Census Bureau, Average 2020–2024

How prices have changed in Orange County

According to FHFA’s house price index, home prices in Orange County rose 89% in the 10 years through 2025.

FHFA does not publish this index by city: these are the numbers for all of Orange County.

Period County California U.S.
Last year (2025) +3.3% +0.8% +2.9%
5 years (2020–2025) +54% +40% +47%
10 years (2015–2025) +89% +80% +85%

The index follows the price of the same homes over time (sales and appraisals with Fannie Mae and Freddie Mac loans). It is not the average price of a home. FHFA considers its annual county indexes experimental. Source: FHFA, 2025 data

North Tustin next to Orange County, California and the U.S.

Three numbers side by side. “Typical” means the median: half are above it and half below.

Typical home value
  • North Tustin $1,347,800
  • Orange $962,600
  • California $734,700
  • United States $332,700
Typical monthly rent
  • North Tustin $2,462
  • Orange $2,434
  • California $2,036
  • United States $1,413
Typical yearly household income
  • North Tustin $177,351
  • Orange $116,289
  • California $99,122
  • United States $80,734
See the full table
North Tustin next to Orange County and California
Measure North Tustin Orange County California U.S.
Typical home value $1,347,800 $962,600 $734,700 $332,700
Typical monthly rent $2,462 $2,434 $2,036 $1,413
Typical yearly household income $177,351 $116,289 $99,122 $80,734
Households that own their home 87% 56% 56% 65%
Typical yearly property tax $8,335 $6,330 $5,124 $3,119
Effective property tax rate 0.62% 0.66% 0.7% 0.94%
Renters with high rent for their income 44% 57% 55% 51%

“Typical” means the median: half are above and half are below. ▲ and ▼ say whether the city is above or below Orange County. “High rent” is the Census measure: renter households that pay 30% or more of their income in rent.

Four ways to pay for a typical home in North Tustin

For a typical $1,347,800 home in North Tustin, at Freddie Mac's average rate (7.18% as of November 5, 2026) over 30 years. The monthly payment adds principal and interest, North Tustin's typical property tax, an example home insurance and mortgage insurance when it applies.

  • FHA, 3.5% down $11,036a month

    Above the FHA limit for Orange County ($1,249,125)
    Down payment
    $47,173
    Cash to close
    $87,607
    Rate
    7.18%
    Mortgage insurance
    FHA MIP · $813

  • Conventional, 5% down $10,572a month

    Above the conventional limit for Orange County ($1,249,125): it would be a "jumbo" loan
    Down payment
    $67,390
    Cash to close
    $107,824
    Rate
    7.18%
    Mortgage insurance
    PMI · $640

  • Conventional, 20% down, no PMI $8,562a month

    Least cash to close
    Down payment
    $269,560
    Cash to close
    $309,994
    Rate
    7.18%
    Mortgage insurance
    None

  • ITIN, 15% down (example) $9,808a month

    Down payment
    $202,170
    Cash to close
    $242,604
    Rate
    8.18%
    Mortgage insurance
    None

The option that asks for the least cash to close is Conventional, 20% down, no PMI.

  • Cash to close = down payment plus 3% of the price in closing costs (example).
  • Minimum score: FHA requires 580 or higher for the minimum down payment (HUD Handbook 4000.1). * Fannie Mae requires 620 when a loan is underwritten by hand; its automated system has no fixed minimum.
  • The ITIN row is an example with a rate 1 percentage point higher: ITIN loans follow no federal rule and each lender sets its own down payment and rate. Nothing in this table promises an approval.

How much house can I afford? Estimate closing costs

Taxes and floods

Two costs that change from place to place

Property tax and flood insurance raise or lower what you pay each month. Here are the numbers for North Tustin and for Orange County.

Property tax

Effective rate in North Tustin

0.62%of the home’s value each year

$8,335 a year for the typical owner in North Tustin.

  • North Tustin 0.62%
  • Orange 0.66%
  • California 0.7%

What California publishes Homeowners' exemption (California State Board of Equalization (BOE))

Exemptions and deadlines in California

Flood risk in Orange County

FEMA does not publish these numbers by city: they are for all of Orange County.

Homes in the high-risk zone
2.8%
22,389
Of those, with NFIP insurance
19%
County California U.S.
Homes in the high-risk zone 2.8% 2.8% 3.5%
Of those, with NFIP insurance 19% 31% 48%

Most homeowners insurance policies do not cover flood damage.

Look up your address on FEMA’s map

Renting

Renting in North Tustin

Typical rent in North Tustin is $2,462 a month: about the same as the county. In North Tustin, 44% of renter households pay 30% or more of their income in rent.

HUD publishes a fair market rent for all of Orange County, by unit size. To pay the 2-bedroom one ($3,057 a month) without spending more than 30% of your income, you would need to earn $58.79 an hour working full time.

HUD fair market rent for all of Orange County

What you need to earn to pay it without spending more than 30% of income, working full time.

Size Fair rent a month Hourly wage Yearly income
Studio $2,580 $49.62 $103,200
1 bedroom $2,610 $50.19 $104,400
2 bedrooms $3,057 $58.79 $122,280
3 bedrooms $4,153 $79.87 $166,120
4 bedrooms $4,964 $95.46 $198,560

Includes basic utilities. It isn't the lowest or highest rent: it's a reference point. Source: HUD, Fiscal year 2027

By ZIP code

Fair market rent by ZIP code in North Tustin

HUD also publishes a fair market rent for each ZIP code (Small Area FMR, fiscal year 2027). North Tustin is in ZIP code 92705.

For 2 bedrooms it is $2,920: $137 less than the fair market rent for Orange County ($3,057).

  • 92705 $2,920$3,960

1 of these ZIP codes crosses the city line: HUD sets the rent by ZIP code, not by city. A ZIP code counts for North Tustin when at least 50% of its land is inside the city or it covers at least 15% of the city (Census 2020 boundaries). Source: Small Area Fair Market Rents (HUD) Fiscal year 2027 Small Area Fair Market Rents (HUD) Source: Census Bureau ZCTA-to-place relationship file Data from 2020 data Census Bureau ZCTA-to-place relationship file

Is your rent high for your ZIP?

Free help

Help to buy or rent in North Tustin

You do not have to do this alone. A HUD-approved housing counseling agency helps for free or at low cost: getting ready to buy, understanding your credit, or solving a problem with your rent.

There are 10 HUD-approved agencies with an office in Orange County; 6 say they serve in Spanish.

A man leans over the armchair to help a teenage girl with her book.

HUD counseling is free or low-cost

Assistance programs in North Tustin

No down payment, repair or rent-help program on our list is for North Tustin or Orange County. The ones below are statewide in California: they work in North Tustin the same as in the rest of the state.

Which programs do I qualify for? All programs in California

  • MyHome Assistance Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers in California. Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

  • California Dream For All Shared Appreciation Loan

    Statewide in California

    Closed, per the source

    CalHFA down payment loan for first-generation buyers in California; when you sell, you repay the loan plus a share of the home's appreciation. Offered by California Housing Finance Agency (CalHFA).

    Shared appreciation

    See the program Official page

  • MyAccess Program

    Statewide in California

    CalHFA second loan with deferred payments for the down payment or closing costs of first-time buyers who use the CalPLUS Access mortgage (FHA or conventional). Offered by California Housing Finance Agency (CalHFA).

    Deferred

    See the program Official page

Housing counselors near North Tustin

The HUD-approved agencies closest to the center of North Tustin, in a straight line, nearest first. If one says it serves in Spanish, its card says so.

  • Orange County Fair Housing Council, Inc

    2021 E 4th St, Santa Ana · 3 miles away · Spanish

    • Mortgage delinquency and default
    • Mortgage delinquency workshops
    • and 5 more
    (714) 569-0823

  • Orange County Community Housing Corporation

    501 N Golden Circle Dr Ste 200, Santa Ana · 3 miles away · Spanish

    • Mortgage delinquency workshops
    • Budget and credit workshops
    • and 4 more
    (714) 558-8161

  • Epicenter Foundation

    305 W 4th St, Santa Ana · 4 miles away

    • Mortgage delinquency and default
    • Budget and financial counseling
    • and 4 more
    (714) 410-2414

Every agency in Orange County All counseling agencies in California

Help in Spanish near North Tustin

2 of the 3 agencies on this list say they serve in Spanish.

Ask for service in Spanish

When you call, say “Spanish, please” or ask if someone speaks Spanish. If not, ask whether they offer an interpreter.

Housing authorities of North Tustin

HUD’s record names them for North Tustin or Orange County. They run public housing or Section 8 vouchers. Ask whether their waiting list is open.

3 other authorities have an office in Orange County: see the list Source: HUD

Cities

Other cities in Orange County

These cities are also in Orange County. They share its loan limits and fair market rents, but home values and rent change from one to the next.

Everything about Orange County Housing in California
See 28 more cities in Orange County, with prices and rents

Every city has its own page with prices, rents and help.

Nearby cities

The cities closest to North Tustin, with the typical home value.

Neighboring counties

If Orange County is out of reach, look next door. Each number is that county's own.

Keep going

Guides for your next step

Short explanations, in plain language and with official sources, for buying or renting in North Tustin.

All guides
A mother holding her baby watches her daughter blow bubbles outdoors.

Questions

Housing questions about North Tustin

Short answers with the numbers for North Tustin and all of Orange County. If your case is different, a HUD-approved counseling agency can guide you for free or at low cost.

How much does a typical home cost in North Tustin?

The typical home value in North Tustin is $1,347,800, according to the U.S. Census Bureau (average 2020–2024). For comparison, in Orange County it is $962,600.

How much does it cost to rent in North Tustin?

Typical rent in North Tustin is $2,462 a month, according to the U.S. Census Bureau. HUD’s fair market rent for 2 bedrooms in Orange County is $3,057.

What is the FHA loan limit in North Tustin?

North Tustin uses the FHA limit for all of Orange County (2026): $1,249,125 for a one-unit home and $2,402,625 for a four-unit home.

How much property tax do owners pay in North Tustin?

The typical homeowner in North Tustin pays $8,335 a year, according to the U.S. Census Bureau. That is 0.62% of the home’s value; in Orange County, the rate is 0.66%.

Where can I find free help to buy or rent in North Tustin?

There are 10 HUD-approved counseling agencies with an office in Orange County. 6 say they serve in Spanish. They can help you get ready to buy, with your credit, or with rent.

Sources: American Community Survey (ACS) 5-year estimates (Average 2020–2024); FHA mortgage limits (HUD) (2026 data); Conforming loan limits (FHFA) (2026 data); Fair Market Rents (HUD) (Fiscal year 2027); Small Area Fair Market Rents (HUD) (Fiscal year 2027); Census Bureau ZCTA-to-place relationship file (2020 data); HUD-approved housing counseling agencies (Retrieved November 6, 2026); Public Housing Agencies (HUD) (Retrieved November 6, 2026); Freddie Mac Primary Mortgage Market Survey (PMMS) (As of November 5, 2026); FHFA House Price Index (HPI) (2025 data); Homes with flood insurance (NFIP, FEMA) (As of August 3, 2026).