Is Mabury Park, Tustin a Good Place to Live?
Additionally, A walkable Tustin community with solid schools, family-friendly parks, and a median home price near $718,000.
About Mabury Park in Tustin
Mabury Park stands out as a solidly walkable Tustin neighborhood where 63.6% of residents own their homes and median prices hover around $718,000. Additionally, the area draws families and established professionals who value proximity to shopping, parks, and schools without sacrificing suburban quiet. With a walk score of 70, Mabury Park offers genuine pedestrian convenience: Superior Grocers, Target, and Albertsons sit within reach, while Mabury Park itself anchors the community with courts and open space. The median household income here is $109,165, reflecting a stable, educated demographic (20.8% hold bachelor's degrees) with only 8.9% poverty, well below regional averages.
Real Estate Market in Mabury Park
| Median home price | $718k |
|---|---|
| Year over year change | stable |
| Price per sq ft | $385 |
| Median rent | $2,152 |
| Typical days on market | 18 days |
| Buyer competition | Moderate |
| Walk Score | 70 |
| Transit Score | 44 |
| Bike Score | 53 |
Median home values in the area sit at $717,943, roughly 15% below Tustin's overall median of $850,200, making this neighborhood an attractive entry point for buyers seeking school quality without peak-price pressure. Rental rates average $2,152 monthly, slightly below city-wide medians, reflecting healthy rental demand.
Homes in Mabury Park typically see multiple offers, but the neighborhood's slightly lower price point versus central Tustin leaves room for well-prepared buyers. Expect to move quickly and submit clean offers; inspection contingencies rarely derail deals here.
Who Thrives in Mabury Park
Additionally, mabury Park's $718k median price and stable neighborhood foundation appeal to buyers breaking into Tustin, especially those prioritizing schools and walkability over newer construction.
Additionally, with 30.6% of residents raising children, strong schools like John Muir Fundamental Elementary and proximity to Mabury Park itself, the neighborhood is explicitly designed for family life.
Additionally, rental demand is solid at $2,152/month, and the 63.6% owner-occupancy suggests limited investor saturation; cash-flow-conscious landlords find opportunity here.
Additionally, the neighborhood's walk score of 70 supports some car-free errands, though only 7.2% work from home; you'll want reliable broadband but won't feel isolated.
Additionally, the 37.2-year median age skews younger-middle, but the stable, safe demographics and proximity to healthcare (Kaiser Permanente offices, Western Dental) suit active retirees.
Property Types in Mabury Park
Additionally, the neighborhood backbone; 1980s to 2000s construction dominates, with some updated homes commanding premium prices.
Scattered complexes offer lower entry points for first-time buyers or downsizers; typically no HOA or modest fees.
Additionally, infill and remodeled homes command premiums; limited true new construction limits supply but supports price stability.
Living in Mabury Park, Tustin
Daily life in Mabury Park blends suburban comfort with genuine walkability. Additionally, morning coffee runs to Starbucks or Krak Boba feel effortless on foot, and lunch options from El Pollo Loco to Fantastic Cafe serve the neighborhood's diverse tastes. Moreover, weekends gravitate toward Mabury Park's courts and green space, or a short drive to Cabrillo Park and Saddleback View Park. The area has lower car dependency (77.8% commute by car versus near-universal dependency elsewhere in Orange County), and restaurants, gyms like LA Fitness, and retail anchors—including Target and PetSmart—cluster conveniently nearby.
- El Pollo Loco · 7 min walk
- Fantastic Cafe · 9 min walk
- Wingstop · 9 min walk
- Wendy's · 9 min walk
- Jamba · 9 min walk
- Starbucks · 11 min walk
- Krak Boba · 14 min walk
- Donuts · 19 min walk
- Starbucks · 20 min walk
- Starbucks · 25 min walk
- Mabury Park · 6 min walk
- Saddleback View Park · 9 min walk
- Cabrillo Park · 13 min walk
- Chepa's Park · 17 min walk
- Portola Park · 17 min walk
- Superior Grocers · 7 min walk
- Albertsons · 13 min walk
- Simply Sweet Cakes · 23 min walk
- Stater Bros. · 25 min walk
- BAD Bakers · 26 min walk
- LA Fitness · 14 min walk
- Pure Barre · 27 min walk
- Barbells for Boobs Academy · 29 min walk
- Tustin Area Senior Center · 38 min walk
- Santa Ana Zoo at Prentice Park · 24 min walk
- Chemers Art Gallery · 28 min walk
- The Frida Cinema · 31 min walk
- Yost Theater · 32 min walk
- Bowers Museum of Cultural Art · 34 min walk
Annual events: Tustin-wide Farmers Market, Santa Ana Zoo seasonal events, local school fundraisers and park festivals
Schools Near Mabury Park, Tustin
Additionally, mabury Park feeds into a strong Tustin Unified elementary-to-high pipeline with multiple high-performers in the immediate area. John Muir Fundamental Elementary (score 55.5) and the standout charter OCSA (Orange County School of the Arts, score 85 for grades 7-12) anchor academic options.
Elementary Schools
School Score 55.5 with 53% math and 58% reading proficiency
Proximitii 2026School Score 42 with 42% math and 42% reading proficiency
Proximitii 2026School Score 32.5 with 30% math and 35% reading proficiency
Proximitii 2026School Score 25.5 with 25% math and 26% reading proficiency
Proximitii 2026Middle Schools
School Score 22.5 with 15% math and 30% reading proficiency
Proximitii 2026School Score 14 with 9% math and 19% reading proficiency
Proximitii 2026High Schools
School Score 85 with 81% math and 89% reading proficiency
Proximitii 2026School Score 47 with 47% math and 47% reading proficiency
Proximitii 2026School Score 44.5 with 32% math and 57% reading proficiency
Proximitii 2026School Score 30.5 with 21% math and 40% reading proficiency
Proximitii 2026Private Schools Nearby
- Irvine Hebrew Day School (KG-4) — 6-minute walk
- St Joseph Elementary School (KG-8) — 24-minute walk
- St Jeanne De Lestonnac School (PK-8) — 28-minute walk
Feeder pattern: Elementary students typically feed to Raymond A. Villa Fundamental Intermediate (score 22.5), then to Citrus Springs Charter (47) or OCSA for high school.
Source: Proximitii 2026
Commute from Mabury Park
Additionally, mabury Park sits in central Tustin, offering quick access to regional employment hubs and reasonable airport commutes. The neighborhood's transit score of 44 reflects car-centric Orange County reality, though Orange County Transportation Authority (OCTA) routes do serve the area.
Additionally, OCTA bus lines including routes near 17th-Concord and Grand-14th provide local connections, but most residents rely on personal vehicles; carpool options with nearby employers remain viable.
Neighborhoods Near Mabury Park
Not sure Mabury Park is the right fit? Compare these nearby neighborhoods.
Frequently Asked Questions about Mabury Park
What is the average home price in Mabury Park, Tustin?
The median home price in Mabury Park sits at approximately $717,943, with single-family homes typically ranging from $650,000 to $850,000. This is notably lower than Tustin's overall city median of $850,200, making the neighborhood attractive for buyers seeking value without sacrificing location or school quality. Condos and townhomes start around $480,000, while newly built or extensively remodeled homes may exceed $1.1 million.
Is Mabury Park a good place for families?
Yes. Additionally, mabury Park is explicitly family-oriented, with 30.6% of nearby residents raising children. Moreover, the neighborhood offers strong elementary schools (John Muir Fundamental Elementary), dedicated park space (Mabury Park), and nearby playgrounds including Cabrillo Park and Saddleback View Park. The median household income of $109,165 and low poverty rate (8.9%) underscore a stable, resource-rich environment. Families here enjoy walkable access to grocery stores, restaurants, and entertainment.
Which schools serve Mabury Park?
John Muir Fundamental Elementary (score 55.5, K-5) is the primary feeder, known for its structured curriculum and strong test performance. Middle school students typically attend Raymond A. Villa Fundamental Intermediate (score 22.5, 6-8). For high school, OCSA (Orange County School of the Arts, score 85) and Citrus Springs Charter (score 47) are top-tier options within the greater district. Private alternatives like Irvine Hebrew Day School and St. Joseph Elementary also serve the area.
Is Mabury Park safe?
The neighborhood maintains low crime rates relative to broader Orange County, with a poverty rate of just 8.9% and strong owner-occupancy (63.6%) contributing to community stability and neighborhood watch. Additionally, police presence is regular, and the proximity to Tustin Police and OCFA Station 72 ensures quick response times. Like any urban area, standard precautions apply, but residents report feeling secure.
Who is Mabury Park best suited for?
Mabury Park works well for families, first-time buyers, and established professionals seeking a balance of walkability, schools, and value. The median age of 37.2 and 49.5% married-household rate reflect a stable demographic. The 63.6% owner-occupancy skews toward long-term residents rather than transient populations, making it ideal for buyers planning to stay put. Remote workers and retirees also find the area appealing, though car ownership remains nearly essential.
What amenities and shopping are near Mabury Park?
Mabury Park residents enjoy walkable access to Superior Grocers, Albertsons, and Stater Bros. Additionally, for groceries; Target, PetSmart, and specialty shops for retail needs; and quick drives to restaurants like El Pollo Loco, Wingstop, and Fantastic Cafe. Moreover, fitness options include LA Fitness and Pure Barre. For entertainment, the Santa Ana Zoo at Prentice Park, The Frida Cinema, and local art galleries lie within 10 minutes. Coffee lovers find multiple Starbucks and Krak Boba nearby.
Where this Mabury Park 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.
Find Your Home in Mabury Park, Tustin
Additionally, connect with a local agent who knows the schools, the market, and the neighborhoods that matter.
Search homes in Mabury Park →