Opportunities like this don’t come along often—especially in North Tustin’s prestigious Cowan Heights. Set on a gated 0.55-acre lot with sweeping panoramic views, this contemporary estate offers unmatched flexibility with a full guest house, expansive indoor-outdoor living, and room to grow. For buyers seeking luxury, privacy, and value in one of Orange County’s most coveted hillside communities, 10255 Overhill Dr. is the one to see.

Property Highlights

• Price: $2,749,000

• Bedrooms: 6

• Bathrooms: 5

• Living Space: 4,500 Sq Ft

• Lot Size: 0.55 Acres (23,800 Sq Ft)

• Year Built: 1965

• **MLS #: PNP25137208

A Lifestyle Estate Designed for Flexibility, Views & Entertaining

Arrive through the gated courtyard with lush, mature landscaping and you’re immediately greeted by privacy and peace. Inside, the floorplan is designed for function and flexibility—perfect for large households, multi-generational living, or those who crave defined spaces for work, guests, and recreation.

Interior Highlights:

• 6 bedrooms total (including 1 on the main level)

• 5 full bathrooms + additional powder baths

• Attached guest house with private entrance, kitchen, and 1.5 baths

• Cathedral and two-story ceilings with recessed lighting

• Gourmet kitchen with 6-burner gas range, granite counters, island, and open layout

• Multiple gathering spaces: great room, family room, bonus room, and office

• Stone, tile, and wood flooring throughout

• Zoned central AC and dual fireplaces

• Sliding doors connecting indoor living to view terraces

Outdoor Living & Amenities:

• Expansive pool and spa area with full sun and shaded lounge zones

• Wraparound covered deck with sunset and city light views

• Rooftop and terrace entertaining spaces

• Built-in BBQ pavilion

• Private driveway parking and detached 3-car garage

• Fenced, landscaped grounds with mature trees and canyon backdrop

Whether your vision is relaxation, entertaining, or adding an ADU or home studio, the lot size and layout provide endless options.

Why Cowan Heights & Overhill Stand Apart — Local Secrets You Won't Find on the MLS

North Tustin has long been one of Orange County’s most desirable unincorporated communities, but Cowan Heights in particular carries a legacy of privacy, lots with land, custom architecture, and sweeping views.

Here are the niche, hyper-local advantages that make this listing stand out:

• Trailside Proximity: Residents access Peters Canyon Regional Park from side streets without ever hitting major roads. There are hidden trail entrances locals call “unmarked trailheads” that lead directly into the canyon.

• Architectural Variety: Unlike planned communities, Cowan Heights has a deep roster of mid-century, custom contemporary, and modern ranch estates—many built by prominent OC architects in the '60s and '70s. Several homes on Overhill were once featured in regional design journals for their hillside engineering.

• Historic Legacy: Much of Cowan Heights was once citrus and avocado land tied to early ranching families. Some neighboring homes still sit on old grove layouts, and original irrigation paths remain beneath the hillsides.

• Community Culture: Bent Tree Park hosts neighborhood meetups and low-key movie nights, and long-time residents still organize the informal annual “Great Overhill Hike” starting just a few homes away.

• Weather & Microclimate: Cowan Heights sits above the marine layer, offering clearer skies, ocean breezes, and more sunlight than lower Santa Ana—ideal for year-round outdoor living.

• Minutes to Hidden Favorites: Locals frequent Cook’s Corner, Irvine Park, and the historic Orange Circle without battling freeway traffic. The drive to specialty markets and farm stands in East Orange is less than 10 minutes.

This is luxury living with room to breathe—without forfeiting convenience.

A Rare Value Play in an Ultra-Competitive Luxury Market

Homes with this much square footage, land, views, privacy, and an attached guest house rarely hit the open market in North Tustin—especially under $3M. Inventory in this pocket is extremely limited, and view estates over a half-acre are typically held for decades or passed on privately.

At one of the strongest price-per-square-foot values in the area, 10255 Overhill Dr. offers:

• Multi-living flexibility (guest house, income, or in-laws)

• Land with future potential (pool, terraces, ADU addition, expansion)

• Premium lot positioning at the view-facing edge of the hillside

• Move-in functionality with room to personalize or elevate

In a market where turnkey homes with land are scarce, this property stands out as both a lifestyle upgrade and strategic investment.

See It Before It’s Gone—Private Tours Now Available

Listings of this caliber in Cowan Heights do not sit. Whether you're seeking a retreat-like residence, multigenerational flexibility, or long-term foothold in an exclusive hillside enclave, this is a home you need to experience in person.

To schedule a private showing or request additional details, reach out today.
Your next chapter in North Tustin luxury starts here.