Los Angeles neighborhood guide
North Tustin Foothills
Vertical tick marks the LA neighborhood median.
Rent in North Tustin Foothills
Rent control: North Tustinhas no local rent-stabilization ordinance we track, so California's statewide cap (AB 1482) is the main protection. It limits annual increases on most buildings at least 15 years old, with exemptions. Verify a building's status before signing.
General information, not legal advice.
How North Tustin Foothills scores for you
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North Tustin Foothills is a car-dependent residential area in the northern reaches of Orange County, where suburban living meets open space and moderate density. The landscape tilts toward single-family homes and some multi-family complexes spread across a quieter corner of the region, with views toward the foothills that give the area its name. It's the kind of place where you'll need wheels for most errands, but you get room to breathe and lower density than much of Orange County.
Living here
Day-to-day life here means relying on a car. There's no rail transit nearby, and local bus service is minimal, so you'll be driving to groceries, restaurants, and most other needs. That said, you can handle some errands on foot, and you'll find coffee shops, gyms, and dining options within a reasonable distance. Parks like Greenway Park and Camino Real Park offer outdoor space for weekends, though tree cover is limited across the streetscape.
Rents here sit near the regional average, with residents paying around $2,780 per month. Air quality is better than the state median, and traffic exposure is moderate and below the state median, making this a relatively stable, quiet area. The tradeoff for affordability and calm is isolation from transit and a car-centric layout.
Who it's for
North Tustin Foothills suits renters who need a car anyway and value quieter, spacious surroundings over walkability and transit access. It's a good fit for families, remote workers, or anyone who doesn't rely on public transportation and doesn't mind a suburban feel. If you work locally in Orange County or have flexible commute options, the lower density and moderate rents can make it an appealing alternative to busier, pricier parts of the region.
Environment & livability
Air quality: below the California median for diesel PM exposure.
Air quality here is better than average for the state. Worth noting if you have respiratory sensitivities.
Traffic exposure: moderate traffic exposure, below the state median.
Traffic proximity here is better than average for California.
Tree cover: limited tree cover, mostly open streetscape.
Less canopy means more heat exposure and less visual greenery on daily walks. LA County median is around 14% canopy coverage.
Walkability: walkable for some errands, car useful for others.
A mixed walkability area. Good for quick trips on foot, but some destinations will require driving or transit.
Transit: minimal transit access, car strongly recommended.
Very infrequent or no meaningful transit nearby. Car dependency is high in this area.
Environmental data from CalEnviroScreen 4.0 and the EPA Smart Location Database. Informational only, not professional advice for a housing decision.
Who lives in North Tustin Foothills
Population
57,902
Renters
24%
of households rent
Median age
43
Median income
$163k
per household
Census ACS 5-year estimates.
Schools in North Tustin Foothills
18 public schools sit inside this area · 18 with published results. Figures are the share of students who met or exceeded state standards.
| School | Grades | English | Math |
|---|---|---|---|
| Arroyo Elementary Elementary | K-5 | 80% | 79% |
| Barbara Benson Elementary Elementary | K-5 | 38% | 44% |
| Guin Foss Elementary Elementary | K-5 | 58% | 57% |
| Helen Estock Elementary Elementary | K-6 | 21% | 15% |
| Jordan Academy of Language and Computer Science Elementary | K-6 | 50% | 40% |
| Ladera Elementary Elementary | K-5 | 68% | 74% |
| Loma Vista Elementary Elementary | K-6 | 48% | 44% |
| Myford Elementary Elementary | K-5 | 71% | 70% |
| Panorama Elementary Elementary | K-6 | 81% | 74% |
| Peters Canyon Elementary Elementary | K-5 | 75% | 75% |
| Red Hill Elementary Elementary | K-5 | 78% | 78% |
| Tustin Memorial Elementary Elementary | K-5 | 88% | 89% |
| Tustin Ranch Elementary Elementary | K-5 | 55% | 51% |
| C. E. Utt Middle Intermediate/Middle/Junior High | 6-8 | 43% | 27% |
| Columbus Tustin Middle Intermediate/Middle/Junior High | 6-8 | 41% | 29% |
| Hewes Middle Intermediate/Middle/Junior High | 6-8 | 60% | 53% |
| Pioneer Middle Intermediate/Middle/Junior High | 6-8 | 71% | 62% |
| OCCS:CHEP/PCHS Elementary-High Combination | K-12 | 59% | 29% |
Source: California Dept. of Education (directory) and CAASPP Smarter Balanced, 2025. We publish these figures as the state reports them and show the same table for every neighborhood. Saktoo does not rate schools, and school data is never part of a neighborhood match score. Attendance boundaries change — confirm the assigned school with the district before relying on it.
Around North Tustin Foothills
Aldi · Grocery Outlet · Smart & Final · Sprouts Farmers Market
85°C · Bad Ass Coffee of Hawaii · Chang'An · CJ Coffee House
17th Street Bar and Grill · Belacan Grill · Berry Brand · Black Angus
Camino Real Park · Cedar Grove Park · Citrus Ranch Park · Columbus Tustin Park
CorePower Yoga · Orangetheory Fitness · Pure Barre
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What the census says about North Tustin Foothills
Facts about the neighborhood from the American Community Survey. These describe North Tustin Foothills; none of them feed the scores above.
- Typical commute
- 27 min
- one way, residents who work
- Settled households
- 78%
- moved in before 2018
- Housing built
- ~1977
- average year of construction
- Above 1 per room
- 3%
- a measure of housing pressure
- Vacant units
- 3%
- of all housing units
- Broadband
- 97%
- of households subscribe
- Detached houses
- 70%
- the rest are attached or apartments
- Typical size
- 3 bed
- median across all homes here
- Homes here
- 17,849
- total housing units
Averaged across 33 areas of about a kilometre each. ACS 5-year estimates.
Finding a place in North Tustin Foothills
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Frequently asked questions
Do I need a car to live here?+
Yes. There's no rail service, minimal bus access, and most errands require driving. A car is strongly recommended for daily life in this area.
What are the rents like?+
Current residents pay around $2,780 per month, near the regional average. Rents are mid-range for Orange County and typically below what you'd pay in more amenity-rich or denser neighborhoods.
Are there parks and outdoor spaces nearby?+
Yes. Parks like Greenway Park, Camino Real Park, and Heritage Park are within the area, though tree cover is limited. They're good for recreation on weekends but the overall streetscape is fairly open.
How's the air quality and traffic?+
Air quality ranks below the California median for diesel PM, but traffic exposure is moderate and below the state median. It's a quieter area than many Orange County neighborhoods.
Is North Tustin Foothills walkable?+
North Tustin Foothills ranks #270 of 346 LA neighborhoods for walkability. In practice, walkable for some errands, car useful for others.
What is the average rent in North Tustin Foothills?+
Current residents of North Tustin Foothills pay a median rent of about $2,780 per month (Census ACS). Asking rents for new leases typically run higher.
How is the air quality in North Tustin Foothills?+
North Tustin Foothills has below the California median for diesel PM exposure, based on CalEnviroScreen 4.0 diesel particulate data (percentile 29 of 100, lower is cleaner).
Which LA neighborhoods are similar to North Tustin Foothills?+
Based on walkability, rent levels, amenities, and environment, the most similar neighborhoods to North Tustin Foothills are Rolling Hills Estates, Las Flores Foothills, Shady Canyon and Woodbury.