Living in Frances, Irvine: A Prosperous and Walkable Neighborhood
An educated, family-oriented enclave in central Irvine with excellent schools and strong walkability.
About Frances in Irvine
Frances in Irvine is a well-established neighborhood defined by educated residents, strong home values, and exceptional schools. Additionally, with a median household income of $145,237 and 66.6% of residents holding bachelor's degrees, the community attracts families and professionals seeking stability and quality of life. The neighborhood balances genuine walkability (score of 65) with car-dependent practicality, offering both suburban comfort and urban accessibility at a higher price point than greater Irvine.
Real Estate Market in Frances
| Median home price | $1.05m |
|---|---|
| Year over year change | +2.1% |
| Price per sq ft | $875 |
| Median rent | $3,225 |
| Typical days on market | 18 |
| Buyer competition | Moderate |
| Walk Score | 65 |
| Transit Score | 22 |
| Bike Score | 78 |
Additionally, frances homes command a premium relative to Irvine's city median, reflecting strong demand from educated buyers and families. The neighborhood's median home value of approximately $1,046,745 exceeds the citywide median by around $21,000, signaling confidence in long-term appreciation.
Homes in Frances typically attract multiple offers from serious buyers, but the neighborhood is less frenetic than premium coastal Orange County areas. Come prepared with proof of funds and realistic timelines; appraisals tend to support the asking price.
Who Thrives in Frances
Additionally, frances offers established infrastructure and proven school quality, though the median price of $1.05m requires substantial down payment and income qualification.
Additionally, this is the neighborhood's natural constituency: top-tier public schools, parks like Silkwood Park and Northwood Community Park, and 36.4% of the local population with school-age children.
Additionally, stable appreciation, high owner-occupancy (70.8%), and strong rental demand from corporate transfers make Frances an attractive long-term hold.
Additionally, with 28.2% of residents working from home and walkable access to cafes like Boba Square and The Mugs, remote professionals can maintain productivity and community engagement.
Additionally, the median age of 47.5 reflects an older population; excellent healthcare access and parks support retirement lifestyle, though the median price point remains steep.
Property Types in Frances
Dominant property type; most built between 1990 and 2010 with 3 to 5 bedrooms.
Additionally, smaller footprint options popular with downsizers and investors; lower HOA costs than some master-planned communities.
Limited new supply; occasional teardowns and lot-splits command premium pricing.
Living in Frances, Irvine
Daily life in Frances revolves around family routines, neighborhood parks, and proximity to excellent schools. Additionally, residents enjoy walkable access to grocery anchors like H Mart and Zion Market, casual dining at Beijing Restaurant and Dada Shabu Shabu, and weekend recreation at Silkwood Park. The neighborhood's bike score of 78 makes it one of Irvine's most cycling-friendly areas, though most residents rely on cars for longer commutes. This is a place where neighbors know each other at school events, fitness centers, and community parks rather than trendy mixed-use districts.
- Beijing Restaurant · 4 min walk
- Old World Liquor · 6 min walk
- Carl's Jr. · 6 min walk
- Del Taco · 6 min walk
- Dada Shabu Shabu · 6 min walk
- Boba Square · 3 min walk
- The Mugs · 5 min walk
- Starbucks · 21 min walk
- Champagne Bakery · 25 min walk
- Donut Star · 25 min walk
- Silkwood Park · 5 min walk
- Northwood Community Park · 6 min walk
- Alderwood Park · 6 min walk
- Zion Market · 4 min walk
- H Mart · 26 min walk
- Prime Meat Market · 28 min walk
- Diho Bakery · 28 min walk
- Albertsons · 29 min walk
- Northwood Community Center · 7 min walk
- Trabuco Center · 30 min walk
- Practice Gym · 30 min walk
- Main Gym · 32 min walk
- Irvine Fine Art Center · 29 min walk
- Theater Building · 32 min walk
Annual events: Irvine hosts year-round family festivals, farmer's markets at Central Park, and school fundraisers; Frances residents also benefit from Irvine Fine Art Center cultural programming and seasonal community events at Northwood Community Center.
Schools Near Frances, Irvine
Education is the cornerstone of Frances' appeal. Santiago Hills Elementary (score 85.5) ranks among Irvine's top elementary options, while Jeffrey Trail Middle (83.5) and Irvine High (71.5) ensure strong academic progression through high school.
Elementary Schools
School Score 85.5 with 84% math and 87% reading proficiency
Proximitii 2026School Score 81.5 with 80% math and 83% reading proficiency
Proximitii 2026School Score 79 with 78% math and 80% reading proficiency
Proximitii 2026School Score 75.5 with 75% math and 76% reading proficiency
Proximitii 2026Middle Schools
School Score 83.5 with 81% math and 86% reading proficiency
Proximitii 2026School Score 75.5 with 73% math and 78% reading proficiency
Proximitii 2026High Schools
School Score 71.5 with 68% math and 75% reading proficiency
Proximitii 2026School Score 68 with 62% math and 74% reading proficiency
Proximitii 2026Private Schools Nearby
- Great Foundations Montessori (PK-KG) — 8-minute walk
- New Horizon Elementary School – Irvine (PK-6) — 27-minute walk
- Northwood Montessori Of Irvine (PK-KG) — 30-minute walk
- Dreamland Preschool (PK-KG) — 33-minute walk
Feeder pattern: Most Frances residents feed into Jeffrey Trail Middle and then split between Irvine High and Arnold O. Beckman High depending on precise boundaries; verify your specific property address with Irvine Unified School District.
Source: Proximitii 2026
Commute from Frances
Additionally, frances enjoys a central location within Irvine, with manageable drives to employment centers and regional destinations. The transit score of 22 reflects Irvine's car-centric design, though limited OCTA bus options exist for local trips.
Additionally, local bus service via OCTA stops at Yale Avenue near Northwood and Irvine Boulevard; most commuters rely on personal vehicles. Biking to nearby schools and shops is practical given the high bike score.
Neighborhoods Near Frances
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Frequently Asked Questions about Frances
What is the average home price in Frances, Irvine?
The median home value in Frances is approximately $1,045,745, making it slightly more expensive than Irvine's citywide median of $1,025,700. Single-family homes typically range from $850,000 to $1.4 million, while condos and townhomes range from $650,000 to $1.1 million. Price per square foot averages around $875, reflecting the neighborhood's established quality and top-tier school access.
Is Frances, Irvine a good place to live?
Yes, Frances is widely regarded as one of Irvine's premium residential neighborhoods. Additionally, residents enjoy excellent schools, high walkability, strong community ties, and affluent neighbors. The median household income of $145,237 and college attainment rate of 66.6% signal a stable, educated population. The main trade-off is the higher median price and car dependence despite walkable amenities.
Which schools serve Frances, Irvine?
Primary schools include Santiago Hills Elementary (score 85.5) and Brywood Elementary (score 79), both highly rated. Jeffrey Trail Middle (83.5) is the primary feeder for most Frances residents. For high school, students typically attend Irvine High (71.5) or Arnold O. Beckman High (68). Several private and Montessori options like Great Foundations Montessori also serve the area.
Is Frances, Irvine a safe neighborhood?
Frances maintains low crime rates consistent with Irvine's overall reputation as a safe community. The poverty rate of 4.3% and high homeownership rate (70.8%) contribute to neighborhood stability. Active community policing, neighborhood watch programs, and OCFA Station 26 nearby support public safety.
Who should consider moving to Frances, Irvine?
Frances best suits families seeking top-tier schools, affluent professionals, and buyers prioritizing community stability. First-time buyers comfortable with the $1m+ price point, remote workers valuing walkability, and investors seeking rental income or long-term appreciation all find value here. Retirees seeking active communities with excellent healthcare also thrive.
How walkable is Frances, Irvine?
Frances has a walk score of 65, considered 'somewhat walkable,' making it one of Irvine's more pedestrian-friendly neighborhoods. Additionally, residents can walk to Zion Market, H Mart, Boba Square, and Northwood Community Center. The bike score of 78 is excellent, making cycling a viable transportation mode. However, most residents still rely on cars for longer trips.
Where this Frances data comes from
Numbers throughout this guide come from public, authoritative sources. Additionally, walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
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