How do I find off-market luxury homes in Los Angeles?

Belmont Brokerage provides exclusive access to off-market luxury properties across Los Angeles, Beverly Hills, Glendale, Burbank, and Pasadena. Our agents leverage private networks and AI-powered market analysis to surface properties before they hit the MLS. Schedule a private showing through our website to explore available inventory.

What neighborhoods does Belmont Brokerage serve in Los Angeles?

Belmont Brokerage serves all of Greater Los Angeles including Beverly Hills, Glendale, Burbank, Pasadena, DTLA, North Hollywood, Studio City, Sherman Oaks, Encino, Woodland Hills, Eagle Rock, Silverlake, Los Feliz, Atwater Village, Highland Park, La Crescenta, Tujunga, and Sun Valley. We specialize in both luxury residential and commercial real estate across these markets.

How do I list my property with Belmont Brokerage?

To list your property with Belmont Brokerage, contact us at (818) 967-6311 or email brokerage@bbandm.com. Our team will provide a complimentary AI-powered Comparative Market Analysis (CMA), professional staging recommendations, and a customized marketing strategy. We list on the MLS and through our exclusive off-market network for maximum exposure.

Does Belmont Brokerage handle commercial real estate?

Yes. Belmont Brokerage handles commercial real estate transactions including office spaces, retail locations, multi-family investments, and mixed-use developments throughout Los Angeles County. Our commercial division provides investment analysis, lease negotiations, and 1031 exchange guidance.

What technology does Belmont Brokerage use for market analysis?

Belmont Brokerage combines California MLS data with internal valuation and offer-strategy workflows, plus compliance-aware document tooling. Agents get data-driven pricing context grounded in active listings and recent market activity.

Is Belmont Brokerage a licensed California real estate brokerage?

Yes. Belmont Brokerage Inc. operates under California Department of Real Estate (DRE) license #02431308. Listings shown from the MLS follow participating board rules, including attribution and IDX display requirements.

How do I search for homes for sale on Belmont?

Use the search bar on bbandm.com to search by city, ZIP code, neighborhood, or address. You can filter by price, beds and baths, property type, and status. Map view updates results as you move the map, and you can save homes you like for later.

12 Arborside — Irvine — 3 Beds • 3 Baths • 1,548 Sq Ft | Belmont Brokerage | Belmont Brokerage

12 Arborside, Irvine, CA 92603

List Price: $2.08M

Listing Status: Active

Days on Market: 17

3 Bedrooms · 3 Bathrooms · 1,548 sq ft

Property Type: Residential

Year Built: 2004

Garage Spaces: 2

Private Pool: Yes

HOA Fee: $296/Monthly

MLS Number: OC26064344

About This Property

Fully Renovated 3-bedroom, 2.5-bathroom Detached Home in the prestigious gated community of Turtle Ridge! Offers the perfect harmony of modern style and convenience in the heart of Irvine. Upon entering, you are greeted by stunning hardwood floors that flow seamlessly throughout the entire space. To the left of the entryway is a cozy yet bright living room, perfect for relaxation or entertaining guests. On the right, the spacious dining room provides an ideal setting for family meals and gatherings. The fully upgraded kitchen is a chef's dream, featuring a charming breakfast nook with expansive windows and glass door that open up to the private backyard. Elegant marble countertops, a striking marble backsplash, and high-end stainless steel appliances create a luxurious cooking environment. The custom wood cabinetry offers abundant storage, with an entire wall of cabinets designed to maximize space. Step outside to the serene backyard, where you'll find a private outdoor retreat, perfect for leisurely afternoons or evening relaxation. Upstairs, you'll discover three generously sized bedrooms and two well-appointed bathrooms. The master suite is a true sanctuary, complete with a walk-in closet and an ensuite bathroom featuring double vanities, upgraded granite countertop, and an enclosed shower in tub. The two additional bedrooms are equally spacious and filled with natural light, providing a warm and inviting atmosphere. This home boasts a range of thoughtful upgrades, including beautiful hardwood floors, custom plantation shutters, elegant blinds, new piping, ceiling fans, HVAC system and a complete renovation of the powder room and all bathrooms. Every element of this home has been designed with care to ensure a modern, comfortable, and functional living experience. Living in Turtle Ridge means enjoying exclusive access to resort-inspired amenities, including a cabana-lined pool with hot tub and kiddie pool. A beautifully designed clubhouse, BBQ grills, and outdoor fireplaces.Perfectly situated, the home is just minutes from miles of scenic hiking trails and outdoor recreation. Award-winning Irvine schools, including Vista Verde and University High. Upscale shopping and dining at Fashion Island and Crystal Cove. World-class golf courses and Orange County’s stunning beaches. Don’t miss this rare opportunity!

Active

+27 more

$2,080,000

17 DOM

$1,344/sqft3 bd3 ba1,548 sqftHOA ~296/mo

Call

12 Arborside Irvine, CA 92603

MLS OC26064344

619-248-6434 (Office) 626-531-4092 (Cell) hemafumei@gmail.com

Est. payment

$13,588/mo

Principal & interestTaxesInsuranceHOA

$10,518$2,167$607$296

Down %

Rate %

Years

Down payment: $416,000 · Total cost: $4,202,340

Mortgage vs rent

Compare estimated owner carrying cost (same loan math as above) to a gross rent estimate from a price-based multiplier (not a comp lease).

Est. carrying cost$13,588/mo

Principal & interest: $10,518
Est. property tax: $2,167
Est. insurance: $607
HOA (normalized / mo): $296
Down payment: $416,000

Est. gross rent$8,667/mo

Gross rent ≈ list price ÷ (20 × 12). Adjust the multiplier to match how you underwrite (typical investor GRM bands are often ~16–24 for SFR, market-dependent).

Rent − carrying cost (illustrative)$-4,921/mo

Down payment20%

6.5% APR, 30-year amortization — same P&I formula as the payment calculator above.

Gross rent multiple (annual)20×

Not financial advice. Mortgage uses standard amortizing P&I; taxes and insurance are rough California-style estimates (1.25% / yr tax, 0.35% / yr insurance). Rent is gross (no vacancy or management); actual market rent requires comps or a lease listing.