01Hillside views
Prestigious Hillside Setting
An established neighborhood offering an elevated residential atmosphere with attractive homes and landscaped streets.
2204 E Vista Mesa Way
Orange, CA
4
Bedrooms
3
Bathrooms
2,866 sqft
Interior
3-Car
Garage
10,200 sqft
Lot
Global Luxury Affiliations
Presented by Vy Tran · First Team Real Estate
Schedule a ConversationThe Home
2204 E Vista Mesa Way
41 Photos
Vista Royale
The Best of Vista Royale, Orange
An established hillside neighborhood with spacious homes, generous lots, and mature landscaping — complemented by nearby schools, parks, shopping, and convenient access to Orange County destinations.
01
029,000–12,000+ sqft lots
Spacious Lots & Privacy
Many properties feature generous lots around 9,000–12,000+ square feet, providing room for outdoor entertaining, pools, and landscaped gardens.
03
Orange UnifiedDesirable School District
Located within Orange Unified School District, with nearby schools including Villa Park High School and Cerro Villa Middle School. Orange Lutheran High School is a top private school option nearby. Elementary assignments vary by address; buyers should verify current school assignments.
04
$80/mo HOALow HOA Fees
With HOA dues of $80 per month, this property offers relatively modest fees compared with many newer luxury communities.
05
55 Fwy nearbyConvenient Freeway Access
Close to the 55 Freeway, providing connections to Anaheim, Irvine, Newport Beach, and other Orange County destinations.
06Olive Hills Park
Nearby Parks & Recreation
Convenient access to Olive Hills Park and recreational opportunities throughout Orange and Anaheim Hills.
073-car garages
Spacious Single-Family Homes
Many residences feature soaring ceilings, multiple living areas, expansive primary suites, and three-car garages.
08
Dining close byShopping & Dining Convenience
Close to everyday shopping, restaurants, and amenities throughout Villa Park, Anaheim Hills, and Orange.
09Mature landscaping
Established Neighborhood Character
Mature landscaping, sidewalks, and a suburban hillside setting create an inviting residential environment.
The Local Story
Vista Royale brings together the space of generous lots, the character of mature landscaping, and the inviting atmosphere of an established hillside neighborhood — with everyday conveniences close by.
Your Agent
Vy Tran
First Team Real Estate
DRE #02227752
Your Agent
Linh Pham
First Team Real Estate
DRE #02434376
About
About Vy Tran
Luxury marketing, built around your home's story — serving Orange County communities.
Selling a luxury home requires more than placing it on the MLS — it requires strategic positioning, sophisticated marketing, and skilled negotiation.
Vy Tran specializes in representing sellers throughout Orange County by combining modern luxury marketing with data-driven pricing strategies and personalized client service. Every listing receives a tailored marketing campaign designed to showcase the property's unique story, maximize exposure, and attract highly qualified buyers both domestically and internationally.
Recognized as Rookie of the Year 2025 and a Top 10 Producing Agent at First Team Seacliff (March to August 2026), Vy has quickly built a reputation for delivering exceptional service and strong results.
Luxury real estate deserves a thoughtful, customized approach — not a one-size-fits-all marketing plan. Vy believes every home has a unique story, and every seller deserves honest communication, meticulous attention to detail, and a strategy built around achieving the strongest possible outcome.
Awards & Recognition
- Top 10 Producing Agent — First Team Seacliff (March, April, May & July 2026)
- Negotiated a sale over $200,000 above appraised value
- Achieved record-setting neighborhood sales in Orange Hills and Huntington Beach
- Achieved the neighborhood's highest sale price per square foot in Garden Grove and Westminster
- International buyer network with global marketing reach
- Closed multiple quiet, off-market sales for private sellers
- Connects buyers and investors with off-market opportunities
- Expertise in luxury marketing, digital advertising, AI-powered search visibility, and strategic negotiation
Proof We Outperform the Market
Our marketing system helped multiple sellers sell for a much higher price than they expected.
Numbers tell the story. Real, recent closings where strategy, marketing, and negotiation produced outcomes the algorithms never predicted. We did it before, we can do it again for your property.
Explore some of our marketing system→Just Sold
↑ $174,000 above Zestimate
9810 Calendula Ave, Westminster
Closed at $1,740,000
Just Sold
↑ $111,000 above list price
17762 Prescott Ln, Huntington Beach
Listed $1,599,000 · Sold $1,710,000
Just Sold
↑ $196,900 above Zestimate
2246 E Vista Canyon Rd, Orange
Closed at $1,670,000
Just Sold
$1.6M off-market sale
Off-Market Sale, Huntington Beach
Helped seller secure a cash buyer off-market
Just Sold
↑ $61,000 above list price
9051 Glenridge, Westminster
Listed $1,389,000 · Sold $1,450,000
Just Sold
↑ $66,300 above Zestimate
2015 E Hillman Cir, Orange
Closed at $1,244,000
Just Sold
↑ $25,700 above Zestimate
13852 Merello St, Garden Grove
Off-market sale · Closed at $1,080,000
Just Sold
↑ $97,700 above estimate
9502 Westminster Ave, Garden Grove
Closed at $925,000
Just Sold
↑ $71,000 above list price
11021 Woodbury Rd, Garden Grove
Listed $799,000 · Sold $870,000
Just Sold
$200K above appraisal
International Sale
Cash buyer brought from China direct to seller's door.
✓ Our international buyer network delivers
Client Testimonials
What Clients Say
Dao is an outstanding realtor who made the entire process smooth, stress-free, and enjoyable. She was incredibly knowledgeable, responsive, professional, and genuinely cared about finding the right fit for us. Dao went above and beyond every step of the way, and we couldn't have asked for a better experience. Highly recommend her to anyone looking for a trustworthy and exceptional realtor! My family has worked with Dao through 5 transactions both buying and selling and she has never disappointed.
Our big, extended family has bought and sold multiple homes in Orange County over the last 30+ years. We've worked with many different agents. We have to admit that Vy is the youngest but also the best realtor we have had so far. We already know for sure that we will go to Vy again and again for future real estate needs. We would not hesitate to recommend this wonderful agent to anyone. Thank you Vy! Keep up the good work! You will make many more clients happy!
I had a wonderful experience working with Dao Vy Tran. She helped me both sell my home and purchase a new one, and I truly couldn't have asked for better support throughout the entire process. She was incredibly kind, patient, and professional every step of the way — always responsive, knowledgeable, and willing to go the extra mile to make sure everything went smoothly. What I appreciated most was how genuinely helpful and caring she was. She took the time to answer all my questions and made what could have been a stressful process feel much easier. I highly recommend Dao Vy Tran to anyone looking to buy or sell a home.
This was my first move after 53 years in my home. Vy helped me navigate through all aspects of selling a home, which was daunting. Vy made the process easy to understand and guided me through it. She is very knowledgeable, competent, and compassionate. I would recommend Vy to anyone looking for a capable realtor.
She put in so much effort to market my home, and her hard work truly paid off. We ended up selling for nearly $200,000 over Zillow & Redfin Estimates, and comparable properties. Throughout the process, Vy was always there — picking up every phone call, answering all my questions, and making sure I felt supported the entire time. Thanks to her marketing effort, we had a cash buyer from China, a smooth escrow and successful closing. It's rare to find someone who puts this much heart into their work, and I'm truly grateful I had Vy on my side.
Global Network
Your Home, on the World Stage.
An invitation-only network reaching qualified luxury buyers worldwide.
#1 in luxury search
Who's Who in Luxury Real Estate
Invitation-only global network drawing 6.3M monthly luxury searches.
Global luxury marketing
Luxury Portfolio International
Worldwide print and digital distribution to affluent buyers.
CRMLS
California's largest MLS
CRMLS
Syndicated automatically to 2,000+ real estate websites, including:
- Zillow
- Realtor.com
- Homes.com
- Redfin
- Trulia
- Movoto
- +2,000 more
6.3M
Monthly luxury searches
70+
Countries reached
130K+
Luxury listings
#1
In luxury search
The right buyer may be in London, Singapore, or Shanghai — this network is how your listing finds them.
Marketing & Platform
The plan — and the platform behind it.
Every home gets its own strategy, built around the property and the market.
The Marketing Plan
Prep · Launch · Close- 01
Pricing Strategy
Data-led pricing built on recent Vista Royale and Orange sales and current competition.
- 02
Property Preparation
Deep cleaning, touch-ups, and final presentation prep to make the home show-ready.
- 03
Staging
Professional staging of each room so the home shows at its absolute best.
- 04
Professional Media
Photography, video, drone, and 3D Matterport tour.
- 05
Dedicated Property Website
An address-based site built to drive showings.
- 06
List on CRMLS (Zillow, Redfin, Realtor.com, etc.)
Syndication to 2,000+ real estate websites for maximum visibility.
- 07
Luxury & International Networks
Exposure through Who's Who in Luxury Real Estate and Luxury Portfolio International.
- 08
Paid Social & Digital Ads
Targeted Facebook, Instagram, and Google campaigns reaching active buyers.
- 09
Personal Outreach & Calls to Network
Pre-launch calls to past clients, active buyers, and top local agents.
- 10
Email Marketing Campaigns
Targeted email to 5,000+ local brokers, agents, and residents.
- 11
Mailing 500–1,000 Postcards Every Two Weeks
Hyper-local direct mail to a 1-mile radius. Door-knocking the neighborhood. Direct messages to 500+ nearby homeowners.
- 12
Broker Previews
Early access for top-producing agents in the area.
- 13
Open House Plan
Open houses scheduled every weekend, based on the client’s availability, until the property enters escrow.
- 14
Multiple-Offer Negotiation
Proven techniques that keep buyers competing and drive the final price higher.
- 15
Review & Negotiate Offers
Analyze price, terms, contingencies, and your net proceeds.
- 16
Escrow Management
Inspections, appraisal, contingencies, paperwork, and closing.
- 17
Personal Service Through Closing
One point of contact coordinating vendors, paperwork, and timelines from list to close.
The First Team Advantage
Since 197601
Proven SoCal Presence
Serving Southern California sellers since 1976.
02
Buyer Delivery System
Exposes listings to buyer demand pre-launch.
03
Sneak Preview
Generates early interest before going live.
04
Digital Syndication
Your property is published to 2,000+ websites — full list provided — for visibility far beyond the MLS.
05
Social & Digital Ads
Targeted campaigns with reporting and analytics.
06
Weekly Activity Reports
You'll always know what the market is doing.
07
Global Relocation Network
Reach through Leading Real Estate of the World.
08
Seller Convenience Programs
Concierge, Flex, and Cash Offer+ options.
Disclaimer: Some programs, luxury placements, financing tools, or syndication benefits may be subject to qualification, availability, and program terms.
First Team Flex & Cash Offer
Update now. Pay at closing.
First Team Flex lets sellers pay for pre-listing home updates with no upfront financial stress — the work is done first, and the cost is settled at closing.
01
Covered Services
Fund painting, repairs, bathroom and kitchen remodeling, and landscaping — the updates buyers notice first.
02
No Upfront Costs
The work is completed before your home hits the market, with nothing out of pocket beforehand.
03
Competitive Edge
Well-prepared homes sell faster and for a higher price — without tying up your cash.
04
Instant Cash Offer
Prefer certainty over listing? Receive an instant cash offer on your home with a close date you choose.
Not every home qualifies — a quick conversation is all it takes to find out.
Contact Vy to see if your home qualifiesMarket Snapshot
Current Market & CMA Snapshot
Four closed sales in Vista Royale, Orange provide the basis for this comparison. Sold prices and the CMA's adjusted prices are shown separately, reflecting the report's comparisons for size, lot, view, condition, and sale timing.
Sold Low
$1,615,000
Sold High
$1,790,000
Average Sold
$1,681,250
Adjusted Average
$1,716,923
Closed Comps
4
Avg DOM
18 Days
Comparable Sales Summary
| Address | Status | Sold Price | Adjusted Price | Sold Date | $/SqFt | DOM | Bd | Ba | SqFt | Lot |
|---|---|---|---|---|---|---|---|---|---|---|
| 2204 E Vista Mesa Way (Subject) | Subject | — | — | — | — | — | 4 | 3 | 2,866 | 10,200 sf |
| 2246 E Vista Canyon | Closed | $1,670,000 | $1,720,000 | Feb 5, 2025 | $667 | 54 | 4 | 3 | 2,503 | 9,900 sf |
| 2663 N Vista Valley Road | Closed | $1,650,000 | $1,729,050 | Aug 3, 2026 | $757 | 6 | 4 | 2.5 | 2,179 | 16,800 sf |
| 2121 E Vista Mesa Way | Closed | $1,615,000 | $1,680,590 | Oct 7, 2026 | $565 | 6 | 4 | 3 | 2,856 | 9,494 sf |
| 2704 North Vista Heights Avenue | Closed | $1,790,000 | $1,738,050 | Jun 17, 2026 | $821 | 5 | 4 | 2.5 | 2,179 | 8,000 sf |
Source: CMA prepared by Vy Tran for 2204 E Vista Mesa Way. Price per square foot uses actual sold prices. Adjusted prices are comparative estimates, not recorded sale prices. Subject details follow the owner's supplied information.
View CMA ReportMarket Interpretation
The closest-sized comparable, 2121 E Vista Mesa Way, sold for $1,615,000 on October 7, 2026 and was adjusted to $1,680,590 in the CMA. Across all four sales, the adjusted indications cluster around $1.72 million. These comparisons inform pricing discussions rather than guarantee a sale price.
Pricing Strategy
Recommended Pricing Strategy
Confident, strategic, and market-aware.
The four closed sales in the supplied CMA provide the following adjusted comparable range for discussing the pricing of 2204 E Vista Mesa Way. A final launch price will be agreed with you.
Adjusted Comparable Range
$1,680,590–$1,738,050
Adjusted comparable average: $1,716,923
Pricing depends on condition and will be reviewed and finalized with you.
Too Low
May create activity, but risks leaving money on the table if the home is under-positioned relative to its spacious interior, generous lot, pool, and hillside outlook.
Strategic Launch
Balance the adjusted comparable evidence with the home's condition and current competition to attract serious Orange buyers and preserve negotiating leverage.
Too High
May cause buyers to compare the home unfavorably against larger or more upgraded options, creating longer market time and potential price reductions.
With 2,866 square feet of interior space, a 10,200-square-foot lot, a three-car garage, a backyard pool, and a hillside outlook, the property will be compared with homes that differ in size, lot, views, and finishes. The adjusted range reflects the supplied report's estimates, not a formal appraisal or a chosen list price.
Important Disclaimer: This is a pricing strategy, not a guaranteed sales price. Final market value will be determined by buyer response, competing inventory, interest rates, showing feedback, and offer activity at the time of launch.
Service Areas
Serving All of Orange County
Local expertise across every major Orange County community — from the coast to the north county hills.
- Anaheim
- Aliso Viejo
- Brea
- Buena Park
- Costa Mesa
- Cypress
- Dana Point
- Fountain Valley
- Fullerton
- Garden Grove
- Huntington Beach
- Irvine
- Laguna Beach
- Laguna Hills
- Laguna Niguel
- Laguna Woods
- La Habra
- Lake Forest
- La Palma
- Los Alamitos
- Mission Viejo
- Newport Beach
- Orange
- Placentia
- Rancho Santa Margarita
- San Clemente
- San Juan Capistrano
- Santa Ana
- Seal Beach
- Stanton
- Tustin
- Villa Park
- Westminster
- Yorba Linda