Fairhaven-Newhaven, c. 1960
North Tustin’s story
North Tustin in pictures
Census counts: 26,598 in 1970, 25,718 in 2020. The archive holds 3 old photos and papers going back to 1960 and 8 maps from 1896 on.
Explore the history →North TustinCA
Population 25,807: a town in California.
Population
25,807
Census survey, 2020–24
Typical home
$1.75M
+4% in a year
Household income
$177K
median
Median age
47.7
years
Jobs based here
2,750
A commuter town
TownGrade
B+
#72 of 841 in CA
Is North Tustin a good place to live?
A good place to live, if you can afford it. Its strongest subject is health (A): it is healthier than 92% of U.S. towns. The drawback is cost of living: the typical home is worth about $1.8 million, 18.3 years of the Los Angeles metro’s $96K median household income. All told, that adds up to a B+ overall and a rank of 72nd of 841 in California. Set against the rest, it does better than 72% of U.S. towns. It lags on hazard risk as well — FEMA rates its natural-hazard risk higher than just over four fifths of U.S. communities, with inland flooding at the top. North Tustin’s value of a typical home is $1,752,000, against $709,000 in California’s towns and $332,000 across U.S. towns. The median household earns $177K.
Figures: health, CDC PLACES · home values, Zillow · incomes, Census ACS, 2020–24 · FEMA National Risk Index · Zillow, September 2026.
What makes North Tustin stand out
Where North Tustin beats most towns.
Tustin Unified schools
| School | Grades | Students |
|---|---|---|
| Tustin Memorial Elementary | K–5 | 613 |
| Arroyo Elementary | K–5 | 585 |
| Red Hill Elementary | K–5 | 436 |
SchoolsA−
On state tests and graduation
NCES · EDFacts.
WalkabilityA−
More walkable than 76% of U.S. towns
1.9% of workers walk, bike or ride transit
EPA National Walkability Index; Census ACS.
A commuter town
98% of working residents leave North Tustin for work
Where North Tustin’s working residents go each day. Line width shows the share.
2,750jobs based in North Tustin
2%of working residents work in town
9 mimedian commute distance
Census LEHD 2023
How North Tustin grades
Each subject compared with towns across the country (schools within California), ordered by how far North Tustin is from typical.
Cost of livingHomes are among the least affordable for local incomesD−Open →HealthOrange County Global Medical Center 2.3 miles awayAOpen →Jobs & incomeIn the top fifth of the towns comparedAOpen →Hazard riskInland flooding tops the listDOpen →SchoolsGraded on exam and test resultsA−Open →WalkabilityEPA walkability 11 of 20; 4.2% of households have no carA−Open →
Character Graded, but not part of the overall grade.
Outdoors6 miles of trails; 0% conserved landCOpen →HistoryLittle recorded history by comparisonDOpen →
Described, not graded Taste, not quality: snow or an older crowd is neither good nor bad.
ClimateMild winters, 87° summer afternoons–Open →Housing market42 days on market–Open →Who lives hereMedian age 47.7; 62% of adults have a four-year degree–Open →
How TownRatings grades towns →
Nearby attractions
All 270 attractions →Disneyland and 208 more within 40 miles
Museums, parks, gardens and other places to visit around North Tustin. Close and well known come first.
Big draw8 mi Theme parkDisneyland17.3M visitors a year
Big draw34 mi Stadium & arenaSoFi Stadium
Big draw13 mi Theme parkKnott's Berry Farm4.5M visitors a year
Big draw39 mi LandmarkHollywood Walk of Fame10.0M visitors a year
Big draw6 mi Stadium & arenaAngel Stadium of Anaheim
Big draw33 mi MuseumLucas Museum of Narrative ArtSources: National Park Service · ski areas © OpenSkiMap / OpenStreetMap contributors · Wikidata · Wikipedia readership · photos via Wikimedia Commons
Photo credits
Disneyland: HarshLight from San Jose, CA, USA, CC BY 2.0 · SoFi Stadium: Thank You (21 Millions+) views, CC BY 2.0 · Knott's Berry Farm: Phydend at English Wikipedia, Public domain · Hollywood Walk of Fame: BenSherman, Public domain · Angel Stadium of Anaheim: Staff Sgt. Chad McMeen, Public domain · Lucas Museum of Narrative Art: Kriddl, CC0
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Getting set up
Moving to North Tustin: who provides what
North Tustin is unincorporated, so Orange County and regional agencies provide most services.
PowerSouthern California Edison31.5¢/kWh · EIA 2025HIFLD · EIA
WaterCity of Tustin water systemNo health-based violations in 5 years · EPAEPA
Internet7 providers100% of addresses get 100/20 MbpsFCC
Trash & county servicesOrange CountyOrange County provides services here
Register to voteOnlineIn California you can register online until 15 days before Election Day, in person up to and including Election Day, or by mail (postmarked 15 days before).vote.govWho runs elections hereOrange County Registrar of VotersOrange County; contacts on the Handbook page.FVAP, Sep 2025
ZIP codes92705, 9278092705 79% · 92780 21%Census 2020
EPA SDWIS (Oct 9, 2026) · HIFLD + EIA-861 2025 · Census 2020 ZCTAs · NCES 2024–25 · registration: vote.gov, updated Nov 18, 2024.
The data
Ordered by what stands out in North Tustin.
North Tustin has milder winter nights than nearly all U.S. towns and has less no health insurance than most of California, but it has homes that cost more against local pay than most of California.
HousingCost of living grade D−
North Tustin earns a D− for cost of living
At 18.3 years of the Los Angeles metro’s $96K median household income, the typical home (about $1.75M) costs more against local pay than in 95% of California towns; that ratio is one input to that grade. Home values rose 41% in five years, to about $1.75M, against 13% across California.
Home values are up 4% over the year to September 2026. North Tustin’s median rent is $2,462 a month. 87% of households live in a home they own locally.
$1.75MZillow home value
| North Tustin | California towns | U.S. towns | |
|---|---|---|---|
| Median rent | $2,462 a month | $1,895 a month | $1,185 a month |
| Households that own their home | 87% | 64% | 73% |
Typical home value
North Tustin$1.75M
California$762K
Market temperature
42
days on market
99.5%
sale-to-list price
+4%
value change, 1 year
24
homes sold in September
Census ACS, 2020–24 · Zillow Home Value Index · Redfin Data Center
SchoolsA−
On state tests, North Tustin’s schools beat 81% of California districts
Its A− for schools comes with a D− for cost of living: the typical home is worth about $1.75M.
Below: Two of its 12 schools, each with why it was picked. Public schools: the Tustin Unified school district. The 6 public schools in North Tustin teach 2,870 students between them.
81%of CA districts it outscoresA−School Grade
| School | Level | Students | Letter |
|---|---|---|---|
| Hewes MiddleLargest public middle schoolGrades 6–8 | Grades 6–8 | 929 | – |
| Foothill HighLargest public high schoolGrades 9–12 | Grades 9–12 | 2,126 | A |
NCES · EDFacts · graded within CA on state tests and graduation
HealthA
North Tustin earns an A for health
Its widest gap with California is no health insurance: 4.9% of those 18–64 have no health insurance, against 10.6% statewide. Against the 1,450 U.S. towns with household incomes like North Tustin’s, it is less healthy than 60%: its national edge comes with its incomes.
For adults in North Tustin, the share who had a checkup this year is 77%. Against the California average, North Tustin comes out ahead on 21 CDC measures out of 32, and behind on 2. In North Tustin, 7.3% of adults smoke cigarettes, and 31% sleep under 7 hours.
92%healthier than U.S. townsAHealth Grade
| North Tustin | California towns | U.S. towns | |
|---|---|---|---|
| Obesity (CDC PLACES) | 22% | 29% | 35% |
| Smoke cigarettes (CDC PLACES) | 7.3% | 11% | 14% |
| Sleep under 7 hours (CDC PLACES) | 31% | 35% | 36% |
| Frequent mental distress (CDC PLACES) | 14% | 17% | 17% |
32 measures vs. California
21 better9 too close to call2 worse
| What stands out | North Tustin | CA |
|---|---|---|
| Fewer uninsured adults | 4.9% | 10.6% |
| Fewer adults facing food insecurity | 8.3% | 17.9% |
| More adults who have had cancer | 9.8% | 6.4% |
Orange County Global Medical Center
2.3 mi away · emergency room
None
primary care, dental or mental-health shortage
86th
percentile among CA towns
CDC PLACES 2025 · modeled estimates for adults · CMS · HRSA
Natural hazardsHazard risk grade D
Top of a very high hazard risk in North Tustin: inland flooding
Compared with 81% of U.S. communities, expected storm and flood damage in North Tustin is higher. Paid flood insurance claims locally since 1978: 27. FEMA puts 53% of the town’s expected hazard losses down to inland flooding, and 45% to earthquakes. Federal disaster aid has reached households in North Tustin once, in 2017.
81risk score of 100
FEMA risk score
Inland floodingEarthquakes
27
paid flood claims since 1978
1
federal disasters paid out here
FEMA flood insurance claims · FEMA disaster declarations and aid · FEMA National Risk Index · OpenFEMA
Work & commuteJobs & income grade A
For most of its workers, the job is outside North Tustin
North Tustin has 2,750 jobs for its 11,718 working residents: even if every job went to a resident, most would still commute out.
Since 2013, North Tustin has added 520 jobs, to 2,750 in 2023. Most people who work leave North Tustin to do it: just 2% work in town. In North Tustin, 5.2% of residents live below the poverty line. The top destinations are Irvine (14%), Santa Ana (9%) and Tustin (7%).
2%work in town
| North Tustin | California towns | U.S. towns | |
|---|---|---|---|
| Median household income | $177,000 | $95,000 | $80,000 |
| Work from home | 23% | 14% | 11% |
| Below the poverty line | 5.2% | 10% | 9.6% |
| Average trip to work | 23 minutes | 28 minutes | 25 minutes |
Where working residents work
In North Tustin2%
Irvine14%
Santa Ana9%
Tustin7%
Orange7%
9 mi
median commute distance
2,750
jobs based in North Tustin
A commuter town
jobs vs. working residents
A−
Walkability grade: more walkable than 76% of U.S. towns
Census LEHD 2023 · ACS
OutdoorsC
North Tustin has set aside 0.4% of its land for conservation
There are 6.4 miles of trail across 2 parks and preserves. North Tustin’s concentration of trails comes in at 0.9 miles per square mile.
#413for trails in CA
| North Tustin | California towns | U.S. towns | |
|---|---|---|---|
| Conserved land | 0.4% | 4.3% | 4.3% |
| Miles of trail per square mile | 0.9 miles per square mile | 1.0 | 0.4 |
0.4%
conserved · 17 of 4,590 acres
6.4 mi
of trails · 0.9 per sq mi
| Biggest places to walk | Trails | Acres |
|---|---|---|
| 1. Esplanade Park | 0.6 mi | 5 |
| 2. Peters Canyon Regional Park | 0.1 mi | 8 |
Trails & parks © OpenStreetMap contributors · Conserved land: USGS PAD-US
Climate
North Tustin has mild winters and pleasant summers
January nights average 46.6°, milder than in 97% of U.S. towns; July afternoons average 85.3°.
In North Tustin, the January low is 47°F. Snow is almost unheard of.
87°summer high
| North Tustin | California towns | U.S. towns | |
|---|---|---|---|
| January low | 47°F | 40°F | 22°F |
| July high | 85°F | 89°F | 85°F |
Typical low → high °F
Winter47–69°
Spring52–74°
Summer62–84°
Fall56–81°
+2.2°
vs. the 20th-century average
87°
typical summer high
NOAA U.S. Climate Normals, 1991–2020
Keep exploring
Everything we know about North Tustin
17pages on North Tustin
The big questions
Out and about
The story
Day to day
After high school
Colleges nearby
33 within 15 miles of the center of North Tustin
Santiago Canyon CollegeCommunity college · Public · Orange2.7 mi$1,164 in-state tuitionTrinity Law SchoolUniversity or college · Private nonprofit · Santa Ana3.3 miUniversity of California-IrvineUniversity or college · Public · Irvine8.5 mi$15,722 in-state tuition
About 6 of every 100 North Tustin residents are enrolled in college, against 8 across California.
About North Tustin
Place in California, United States
North Tustin is an unincorporated community in Orange County, California. The population was 25,718 at the 2020 census, up from 24,917 in 2010. For statistical purposes, the United States Census Bureau has defined North Tustin as a census-designated place (CDP). It is both the largest CDP and largest unincorporated community in Orange County. The CDP's name was changed from Tustin Foothills in 2005. Located outside the city limits of Tustin, North Tustin has 92705 and 92780 ZIP Codes.
From Wikipedia, licensed CC BY-SA 4.0 · facts via Wikidata (CC0)
- Area
- 6.7 sq mi
- Elevation
- 256 ft
North Tustin’s neighbors
2 towns share a border with North Tustin.
TustinOrangeNorth Tustin
How the neighbors grade
| Town | CA rank | Overall | Cost | Safety | Schools | Health |
|---|---|---|---|---|---|---|
| North Tustin | #72 | B+ | D− | — | A− | A |
| Tustin | #255 | C+ | D− | C | A− | A− |
| Orange | #235 | B− | D− | C+ | B+ | A− |
North Tustin reports no FBI crime data of its own. Compare North Tustin with a neighbor →
Questions about North Tustin
Short answers, built from the data on this page.
Is North Tustin, CA a good place to live?
For most people who can afford it, yes. North Tustin grades B+ overall, better than 72% of U.S. towns and #72 of 841 in California. It grades A for health and A− for schools. Cost of living is its weak spot, with a D−.
Is North Tustin, CA expensive?
Yes. Cost of living, which also weighs rents, property taxes and how many households pay 30% or more of their income for housing, grades D−.