Just Listed
12286 Circula Panorama
Panorama Heights · North Tustin, California 92705
$3,598,000
- 6 Beds
- 5.5 Baths
- 5,421 Sq Ft
- 0.53 Acre Lot
Just Listed
Panorama Heights · North Tustin, California 92705
$3,598,000
The View
The ocean, downtown Los Angeles, and the mountains — all in the same sweep, and it runs well past a hundred and eighty degrees. Panorama Heights homes sell on the view, and this is the top of the hill.
The sun sets over the water. An hour later the whole basin is lit — the coastline one way, the downtown Los Angeles skyline the other, the mountains behind it — and the house does the only thing it was ever designed to do.
The curved balcony at sunset, palms framing the county below 
City lights across the basin at dusk, the lighted court glowing below the house 
The balcony as the sun drops to the horizon 3D Tour
The full Matterport walkthrough — every room, every level, no appointment and no agent standing behind you. Most buyers tour it twice before they ask to see it in person.
Pool & Spa
Replastered and retiled in July 2026, with a new heater and a new pump already in. Raised spa, room for a dozen loungers, and the county laid out past the palms.
Pool and raised spa beneath a row of palms 
Pool terrace and spa on the hillside 
The pool with the view opening west 
Loungers on the pool deck 
Tennis & Pickleball
A full-size private court on its own hillside terrace, completely redone in July 2026 — resurfaced, striped for both tennis and pickleball, and fitted with a brand-new net. There's a hoop at one end and lights for playing after dark.
Full-size courts almost never come with a house at this price in North Tustin — and when they do, they are usually thirty years into their last resurface. This one was finished in July 2026, and it plays both without anyone having to reserve a thing.
Across the new net on the resurfaced court 
The court with the hills beyond 
Looking down onto the court from the stairs 
A hoop at one end of the court Gallery
Features
Panoramic glass wrapping a freestanding fireplace, open to the kitchen and dining.
The rare thing on a hillside house. On a home built into a slope it is the difference between a place that works for a decade and one that works indefinitely — groceries, luggage, and mobility all stop being a consideration.
Marble waterfall island, professional range, and a full-height wine column.
Curved view windows, a fireplace, a soaking tub, and a private terrace.
The main level runs uninterrupted from the great room through the dining room to the kitchen — one continuous space, with the view along the whole of it.
A fitness room wrapped in windows at the top of the house.
Speakers across the sport court, the pool terrace, and the deck — music follows you around the property.
Full cedar sauna downstairs, steps from the gym.
Two of the bedrooms already set up as offices, with the view out the window.
Grass-joint pavers and a black-clad garage wing at street level.
The coastline, the downtown Los Angeles skyline, and the mountains behind it — all in one sweep, well past 180 degrees.
Unincorporated Orange County — no association, no dues, no architectural committee.
Upgrades & Improvements
16 major projects since 2022
Sixteen major projects between 2022 and 2026 — roof, every window and the blinds behind them, the water and gas lines into the house, the pool, the sport court, and the paint. A 1991 build with none of the deferred maintenance that usually comes with one.
Full roof replacement, including a brand-new torch-down flat roof.
Every window in the house — all 79 of them.
New blackout blinds and sunshades fitted across the house — worth having on a west-facing hillside.
Brand-new blinds in the primary bedroom.
Fresh white across the front elevation.
Railings around the entire house.
Supply piping replaced and rerouted.
All gas lines serving the house replaced.
Whole-property camera coverage.
New plaster and new tile, finished this month.
Brand-new heater.
Brand-new pump.
Full resurface, striped for tennis and pickleball, with a brand-new net.
New fixtures, so the court plays after dark.
Resurfaced and re-graded so water can't pool anywhere, then freshened again in July 2026.
Painted separately from the concrete work.
Panorama Heights · North Tustin
Panorama Heights is a hillside pocket of unincorporated North Tustin — custom homes on generous lots, no HOA, and the kind of quiet you only get above the grid. It's the semi-rural character, and the fact that lots like these stopped being made decades ago, that has kept the 92705 streets in demand for fifty years.
The location works as hard as the view. Irvine and the South Coast Metro are about fifteen minutes down the hill, John Wayne Airport twenty, and Old Town Tustin's restaurants sit at the bottom of the slope. Trailheads in Peters Canyon are minutes away; the beach is half an hour.
Financing
Estimate only — principal & interest plus Orange County property tax at ~1.05% of purchase price. Excludes insurance and any Mello-Roos or assessments. Not a loan offer; verify with your lender.
Questions
No. Panorama Heights is unincorporated Orange County — custom homes on individual lots, no association and no HOA dues.
Both are correct, which confuses almost everyone. The postal address is Santa Ana 92705, the land is unincorporated Orange County, and the community is known locally as Panorama Heights, in the area everyone calls North Tustin. It is not inside the city of Santa Ana.
At Orange County's roughly 1.05% effective rate, a $3,598,000 assessed value works out to about $37,800 a year — roughly $3,150 a month. That is an estimate only: rates, direct assessments, and any special districts should be verified with the Orange County Assessor before you rely on the number.
Most of what buyers usually worry about. Since 2022: a new roof including a new torch-down flat roof, all 79 windows plus blackout blinds and sunshades throughout, the water and gas lines into the house, a 9-camera security system, the pool replastered and retiled with a new pump and heater, the court completely redone and striped for tennis and pickleball, every concrete deck plus the rooftop view deck resurfaced and re-graded, and fresh paint on the front elevation, the wood deck, and the railings. The full dated list is above.
There is a private elevator serving the home's levels, so moving between floors doesn't have to mean the stairs. On a house built into a slope that matters more than it sounds — it is what keeps groceries, luggage, and anyone with mobility limits from being a daily consideration. Worth riding it yourself at a showing to see exactly which levels it serves.
The ocean, the downtown Los Angeles skyline, and the mountains — all from the same vantage point, in a sweep that runs well past 180 degrees. It faces west and southwest over Orange County toward the coast, which is why the sunsets and the evening city lights are the whole point of the house.
Tennis and pickleball. The full-size private court was completely redone in July 2026 — resurfaced, striped for both, and fitted with a brand-new net. There is also a hoop at one end. It is lighted, so it plays after dark too.
Yes — the Matterport walkthrough on this page is the entire house, every room, at any hour. Buyers routinely tour it twice before booking a showing.
Schedule a Showing
Private showings daily. Tell us a time that works and the listing team will confirm.
Mariana Donahue
341 Bayside Drive, Newport Beach, CA 92660
