Toll Brothers at Summit — Pinnacle & Skyline in Orchard Hills, Irvine

by Danae Aballi-Mecham

Toll Brothers is the most expensive of the four builders at Summit at Orchard Hills, Irvine's most exclusive new gated community — and the Pinnacle and Skyline collections show exactly why. Here's the real breakdown: every floor plan, current pricing, HOA dues, and how property tax actually works in this specific community, not just a generic Irvine estimate.

Pinnacle Collection: Three Floor Plans

All three Pinnacle plans are 5 bedrooms, 5.5 bathrooms, two stories, with a 2-car garage.

Addis — 4,354 to 4,579 sq ft, from $6,029,000
Farlow — 4,449 to 4,646 sq ft, from $6,581,000 with the conservatory included
Huxlee — 4,608 to 4,804 sq ft, from $6,150,000 (Italianate elevation) to $6,799,000 (Tuscan elevation)

Each plan includes a loft and flex room for versatile living space, and most offer an optional conservatory adding roughly 195 to 225 additional square feet.

Skyline Collection: Four Floor Plans

All four Skyline plans are also 5 bedrooms and 5.5 bathrooms across two stories.

Avril — 4,542 to 4,798 sq ft, 2-car garage — temporarily sold out
Joris — 4,514 to 4,908 sq ft, 2-car garage, available from $6,841,000
Melia — 4,686 to 5,121 sq ft, 2-car garage — temporarily sold out
Suri — 4,911 to 5,344 sq ft, 3-car tandem garage, available from $9,070,000, including a 680 sq ft casita

Skyline models are shown by appointment to pre-approved buyers only.

What the Sold-Out Plans Tell You

Two of the four Skyline floor plans — Avril and Melia — are already temporarily sold out. That's real signal, not just a status update: it tells you which layouts buyers want most, and it matters for anyone still deciding between Joris and Suri while those remain available.

HOA Dues

During the development phase, HOA dues run about $975 a month across the community. Once complete, Pinnacle homeowners can expect roughly $774 a month and Skyline homeowners roughly $775 a month. Dues cover the gated entry monuments, recreational facilities, common area and parkway landscaping, street maintenance, and professional property management.

Property Tax: The Number Most Buyers Get Wrong

Irvine property tax is never a flat percentage — it's the base rate plus whatever Community Facilities District (CFD) fee applies to that specific home, and the number is different from one builder to the next even within the same gated community. At Summit, Pinnacle and Skyline carry a base rate of about 1.06% plus a special tax of roughly $6,500 a year. For comparison, Crestview — the more affordable builder in the same community — carries a CFD of about $4,800 a year. That difference matters when comparing total cost of ownership between builders at Summit, not just the sticker price.

New Construction Representation

If you're considering a home at Summit, there's one thing to know before visiting the sales office: buyer representation has to be established on your first visit. The builder pays the agent's fee, so bringing representation costs a buyer nothing — but it has to happen before you walk in the door, not after.

My Take

Toll Brothers built the most expensive collection at Summit for a reason: Pinnacle and Skyline deliver a level of finish and floor plan flexibility — conservatories, prep kitchens, primary suite decks, a casita option on Suri — that stands apart even within a gated luxury community. With two of four Skyline plans already sold out, the homes still available are worth acting on with real information in hand.

All pricing and availability accurate as of May 3, 2026. Reach out to me directly for current figures — new construction pricing changes frequently.

The Summit Series:
Video 1: Crestview by Shea Homes — from $2,892,410
Video 2 (this video): Toll Brothers — Pinnacle + Skyline — from $6,029,000
Video 3: Vista by Brookfield Residential — from $4,711,000