
12336 Circula Panorama, North Tustin, CA 92705
12336 Circula Panorama, North Tustin, CA 92705
Property Description
Time is of the essence - Get it this weekend and get the best pre-foreclosure price possible. Perched atop the prestigious hills of Panorama Heights, this completely reimagined Coastal Modern estate delivers one of the most extraordinary settings in all of North Tustin — a sweeping 270-degree panorama stretching from Catalina Island and the Orange County coastline to downtown Los Angeles, the Hollywood Hills, Angel Stadium, Disneyland fireworks, twinkling city lights, and, on clear days, snow-capped mountains in the distance. Reimagined from top to bottom, this approximately 4,332-square-foot residence pairs contemporary sophistication with timeless architectural elegance. Wide-plank flooring, custom detailing, and an open-concept layout flood the home with natural light while keeping the views in constant focus from nearly every room. The designer chef's kitchen anchors the home with custom cabinetry, premium appliances, and refined finishes that flow effortlessly into the living and dining spaces — a layout built equally for quiet nights in and elevated entertaining. Four bedrooms and four beautifully remodeled bathrooms include a primary suite that feels like a private resort: spa-inspired finishes, a personal view terrace, and panoramic vistas that make every morning feel like a retreat. Downstairs, large home theater and entertainment level adds rare versatility — movie nights, a home gym, a creative studio, or a game room, the choice is yours. (Buyer to verify permit status and added square footage.) Outside, multiple elevated decks and gathering areas — including newly expanded view decks — set the stage for sunset dinners and unforgettable entertaining against a backdrop that shifts with every hour of the day. A three-car garage and oversized driveway offer generous parking, a rare luxury in this coveted hillside enclave, while the elevated lot provides a true sense of privacy above it all. This is turnkey hillside living at its finest — a rare fusion of modern luxury, show-stopping views, and one of North Tustin's most coveted addresses.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
North Tustin · Single Family Residence
Listed 16.0% below the median closed sale of $3,320,000. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Priced below the market — value advantage over the field.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 18958 Fowler Avenue | North Tustin | 1973 | 4 | 4 | 3,650 | 18,731 | $493 | $1.80M | 12 | 68 |
| 13671 Belle Rive | North Tustin | 1992 | 5 | 5 | 4,199 | 12,000 | $667 | $2.80M | 73 | 66 |
| 1782 Bridal Path Way | North Tustin | 1977 | 5 | 3 | 3,490 | 23,904 | $858 | $3.00M | 59 | 63 |
| 11321 Reservoir Road | North Tustin | 2006 | 6 | 7 | 4,923 | 40,410 | $863 | $4.25M | 43 | 60 |
| 10711 Rockhurst Avenue | North Tustin | 1993 | 5 | 4 | 5,196 | 21,780 | $615 | $3.20M | 88 | 50 |
| Total: 5 · Average | 5.0 | 4.6 | 4,291.6 | 23,365 | $699.2 | $3.01M | 55 | |||
| Median | 4,199 | $3.00M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 12281 Baja Panorama | North Tustin | 2019 | 05/28/2026 | 4 | 5 | 4,075 | 7,380 | $2.30M | $1.85M | $454 | 0.81 | 113 | 90 |
| 12255 Vista Panorama | North Tustin | 1975 | 06/26/2026 | 5 | 0 | 4,013 | 11,220 | $1.40M | $1.40M | $349 | 1.00 | 15 | 78 |
| 9731 Rangeview | North Tustin | 2001 | 10/05/2026 | 4 | 4 | 4,822 | 40,200 | $3.50M | $3.35M | $695 | 0.96 | 47 | 72 |
| 10082 Sunrise Ln | North Tustin | 1994 | 09/14/2026 | 5 | 5 | 4,500 | 18,000 | $3.32M | $3.32M | $738 | 1.00 | 43 | 69 |
| 9821 Brentwood Drive | North Tustin | 1958 | 05/18/2026 | 3 | 4 | 4,187 | 40,800 | $4.45M | $4.45M | $1,063 | 1.00 | 91 | 68 |
| Total: 5 · Average | 4.2 | 3.6 | 4,319.4 | 23,520 | $2.87M | $2.87M | $659.8 | — | 61.8 | ||||
| Median | 4,187 | $3.32M | $3.32M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.