Thinking about moving into a bigger home in Irvine or Tustin Legacy? Trading up can be an exciting step, but it also comes with surprises most homeowners do not anticipate until they are already in the process.
In 2023, my family and I traded up from a three-bedroom townhome in the Irvine Unified School District to a four-bedroom detached home with a loft in Tustin Legacy, zoned for Tustin Unified School District. The move gave us more space, a better work-from-home setup, and long-term school flexibility for our kids. It was the right decision, but there were lessons I wish I had learned sooner.
Here are the three biggest takeaways from our experience and what I would do differently if I were doing it again.
Lesson #1: Study the Market Earlier Than You Think You Need To
One of the biggest mistakes I made was not starting my market research early enough. Even as a local real estate agent, wearing both the homeowner and agent hats blurred my perspective.
I should have tracked Irvine home values, rental demand, and financing options at least six months before committing to a trade-up. Doing that earlier would have helped me:
- Set more realistic pricing expectations
- Prepare for seasonal slowdowns in the rental market
- Spot upcoming new construction communities and builder incentives
What to do instead:
Even if you are just thinking about moving, start visiting open houses, reviewing school boundaries, and watching both resale and new construction trends. Talk to a lender early and run numbers for different scenarios, including selling versus renting out your current home.
Lesson #2: Stay Flexible With Location and Home Type
Our original plan was to buy a resale home in Irvine. What we discovered was that new construction homes in Irvine and Tustin Legacy offered better layouts, more usable space, and in some cases, stronger long-term value.
Being open to crossing school district boundaries led us to a home zoned for Legacy Magnet Academy, a TIDE-focused school emphasizing Technology, Innovation, Design, and Entrepreneurship. That flexibility gave our kids more educational options and made the move feel future-proof.
What to do instead:
- Expand your search beyond one school or district
- Explore new construction and standing inventory
- Pay close attention to builder incentives if your timeline allows
- Look slightly above your target budget where price drops or fall-out listings can appear
Sometimes the best home is not the one you originally had in mind.
Lesson #3: Budget for Vacancy, Overlap, and Upgrade Surprises
This lesson hit us financially. We planned to rent out our Irvine townhome after moving, but listing in January turned out to be a slow season. We did not secure a tenant until March, resulting in over two months of vacancy.
On top of that, new construction upgrades added up fast. Flooring, window treatments, lighting packages, and backyard hardscaping all felt reasonable individually, but together they exceeded our original budget.
What to do instead:
- Build in a 10 to 15 percent cushion for new construction upgrades
- Budget for at least two to three months of rental vacancy
- Factor in prep costs like cleaning, paint touch-ups, and small repairs
- Leave buffer time in your move timeline for delays
Being conservative upfront reduces stress later.
Macro Advice vs. Micro Advice When Trading Up
On a high level, do not try to time the market. Time your move based on your family’s needs and make sure your financing is solid before making offers. Always have a backup plan if your current home does not sell or rent as quickly as expected.
On a practical level, tour homes early, drive your potential commute, visit schools in person, and talk to neighbors already living in the community. Those details matter more than most people realize.
Final Thoughts
Trading up is not just about getting more square footage. It is about aligning your next home with your lifestyle, long-term goals, and family needs.
For us, the move to Tustin Legacy meant more room to grow, better educational flexibility, and a home that supports how we live and work today. There were surprises along the way, but there was also clarity.
If I could do it again, I would start earlier, ask more questions, and build in more financial cushion from day one.
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Thinking About Trading Up in Irvine or Tustin?
If you are considering buying first versus selling first, or you are not sure whether keeping your current home as a rental makes sense, I help homeowners evaluate those options every day using real numbers, not guesses.
📩 Reach out for a personalized trade-up strategy based on Irvine and Tustin Legacy market conditions, school zoning, and your financial goals.
You do not have to figure this out alone.
