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12781 Barrett, Santa Ana, CA 92705

$1.82M4bd · 4ba · 2,373 sqft
Lot 0 sqft•Single Family Residence•
Active
•68d on market•MLS# SW-26173420

Property Description

Welcome to the highly sought-after North Tustin community— This beautifully maintained 4-bedroom, 3.5-bath home offers space, privacy, and timeless charm. A desirable downstairs bedroom with its own private ensuite bathroom provides the perfect setup for guests, extended family, a mother-in-law suite, or multigenerational living. Recent upgrades include remodeled bathrooms, brand-new carpet, fresh interior/exterior paint, newer windows, and new laminate flooring. An elegant iron front door and double-door entry create a grand first impression, while crown molding, recessed lighting, and ceiling fans throughout add style and comfort. Designed for everyday living and entertaining, the spacious floor plan features an inviting family room with a beautiful fireplace, separate living room, formal dining room, and expansive kitchen with an adjacent laundry room and half bath. Situated behind dual gates, the property boasts a picturesque horseshoe driveway, offering convenience and impressive curb appeal. The nearly half-acre lot provides exceptional potential for an ADU, pool, guest house, workshop, or equestrian amenities. Rear easement access offers additional flexibility for future possibilities. Outdoor living is enhanced by mountain views, mature fruit trees, RV parking, a pull-through garage, and privacy rarely found in such a central location. The Spanish-style tile roof adds timeless character, while the expansive grounds create a true estate-like setting. Something increasingly difficult to find in Orange County: the space and freedom to embrace a more rural lifestyle while remaining close to everything. Imagine keeping horses, chickens, roosters, goats, or even pigs on your own property—an extraordinary opportunity for those dreaming of equestrian living, a hobby farm, or simply more room to live life on their own terms. Located within the award-winning Tustin Unified School District, including Arroyo Elementary, Hewes Middle School, and Foothill High School, this exceptional North Tustin property is minutes from shopping, dining, entertainment, and major freeways. Properties offering this combination of privacy, usable land, lifestyle flexibility, and future potential are increasingly rare in Orange County. Don’t miss this unique opportunity to own an exceptional North Tustin estate where comfort, convenience, and possibilities come together.

Features & Amenities

FeeBuilt 1972

Property Details

Land Type
Fee
Year Built
1972
Property Type
Residential
Property Subtype
Single Family Residence
Parking Spaces
2
Garage Spaces
2
Heating
Central
Cooling
Central Air
View
Mountain(s)
City
Santa Ana
Zip Code
92705
County
Orange
Listed byUnknown Office, Natalie Wemmer

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$9,228.19
Principal & Interest
Loan Amount
$1,460,000
Total Interest
$1,862,150
Total Payment Over 30 Years
$3,322,150
This calculator provides estimates only. Actual mortgage payments may include taxes, insurance, HOA fees, and PMI. Contact a lender for accurate quotes.

Comparative Market Analysis

Luxury Tier · 5 active · 5 closed

12781 Barrett, Santa Ana, CA 92705

Santa Ana · Single Family Residence

$1.82M
Luxury Tier
Beds
4
Baths
4
Sqft
2,373
Lot
19,602 sqft
Year
1972
$/Sqft
$769
Pool: No✓
View: mountain✓
Garage: 2-car✓

Listed 40.9% above the median closed sale of $1,295,000. Price per sqft ($769) is a 34% premium to closed comps ($572). Closed comps sold at 100% of list — strong seller's market. Luxury tier — fewer comparable sales widen the confidence range.

Price Position

Positioned above the market — commands a premium.

Premium
Subject listed at $1.82M· $769/sqft
Total list price
Closed comps
vs closed median $1.29M
+$530K (+40.9%)
Active comps
vs active median $1.23M
+$600K (+49.0%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $570
+$199 (+34.8%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
924 3rd StreetSanta Ana2022442,1061,935$503$1.06M6765
4413 5thSanta Ana1961532,1947,303$410$899,0007155
2409 Hesperian StreetSanta Ana1952441,9116,565$706$1.35M4554
309 Summer LaneSanta Ana2002432,2246,011$652$1.45M1754
1246 Baker StreetSanta Ana1947542,1078,198$581$1.23M15253
Total: 5 · Average4.43.62,108.46,002.4$570.4$1.20M70.4
Median2,107$1.23M

Closed Properties (5)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
1106 Mar LesSanta Ana196009/23/2026332,25414,520$1.18M$1.24M$5501.0519464
13791 PasadenaSanta Ana195808/27/2026442,5338,100$1.27M$1.26M$4970.999660
13021 Newhaven DriveSanta Ana195509/10/2026432,4028,845$1.70M$1.61M$6700.958360
1902 AvalonSanta Ana196509/17/2026432,4847,519$1.28M$1.30M$5231.023158
17351 Grovemont StreetSanta Ana196109/30/2026422,09410,700$1.29M$1.29M$6181.002758
Total: 5 · Average3.83.02,353.49,936.8$1.34M$1.34M$571.6—86.2
Median2,402$1.29M$1.29M

Market Analysis

List vs Sale $/SqFt

Sale Price Trend

Days on Market

Sale vs List Price

AI-generated CMA

This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.