How We Closed a $3.3M Anaheim Hills Estate — And Why Having Your Own Agent Matters
By Tom Stewart, REALTOR® | Stewart Real Estate Group
This is a real Anaheim Hills luxury real estate success story — how strategic negotiation saved one buyer $151,000 on a $3.3M purchase. I recently closed one of the most rewarding transactions of my career — a stunning 6,390 sq ft Mediterranean estate at 481 S. Mohler Drive in Anaheim Hills, originally listed at $3,395,000.
My buyer saved $151,000.
Here’s how it happened: we closed at $3,288,000 — $107,000 below asking price — and secured an additional $44,000 in seller credits to address issues uncovered during due diligence. Here’s the full story, because I think every buyer in Orange County should read it before their next purchase.
The Property
Perched at the top of Mohler Loop with sweeping canyon and hillside views, this home is exactly what Anaheim Hills is known for — space, privacy, and a lifestyle that’s hard to replicate anywhere else in Orange County.
- 6,390 sq ft of living space (plus 768 sq ft finished basement)
- 5 bedrooms, 7 bathrooms
- Chef’s kitchen with Viking and Sub-Zero appliances
- Saltwater pool, fire pit lounge, built-in BBQ
- Full basement with sauna and spa bathroom
- 4-car garage, gated driveway
- Panoramic canyon, hillside, and city light views
For a buyer upsizing into Anaheim Hills for the first time, it checked every box.
Why This Transaction Was More Complicated Than It Looked
The property had been on the market for 103 days by closing — well above the Anaheim Hills average of 14 to 44 days. That’s a signal worth paying attention to.
Here’s what we uncovered during the process:
Water remediation and construction issues
During due diligence we identified water remediation work and construction-related concerns that needed to be addressed. These aren’t uncommon in larger custom homes, but they require careful navigation — the right inspectors, the right documentation, and a clear-eyed assessment of what it means for the buyer’s long-term ownership.
This is exactly where having your own representation matters.
The seller was her own agent
Here’s the detail that matters most: the seller was a licensed real estate agent representing herself. Early in the process, she offered to represent my buyer as well — essentially acting as a dual agent on a $3.4 million transaction.
My buyer wisely declined and hired me instead.
What followed was a complex, back-and-forth negotiation spanning 35 days in escrow. The water remediation and construction issues became central to the discussion. We ultimately secured $44,000 in seller credits — money that goes directly toward addressing those issues and protecting my buyer’s investment.
Would an unrepresented buyer — or a buyer represented by the seller’s own agent — have navigated that as effectively? I’ll let you draw your own conclusions.
What This Transaction Teaches Us About the Anaheim Hills Market
Days on market is a data point, not a death sentence. This home sat for 103 days. That doesn’t mean it was a bad buy — it means there was a story behind the listing that required a skilled buyer’s agent to untangle. My buyer got a $3.4M home for $3.288M plus $44,000 in credits. That’s real money.
The upper end of the market is active. Anaheim Hills has a wide price range — from condos in the low $700,000s to estates well above $3M. Luxury buyers are out there, and well-located properties with unique features continue to transact.
Representation matters more at higher price points. The stakes on a $3.3M purchase are enormous. A $151,000 savings is not something that happens by accident — it’s the result of preparation, persistence, and knowing when to push.
The Anaheim Hills Market Right Now — Spring 2026
For context on the broader market:
- Median home price: $1.0M – $1.15M
- Days on market: 14–44 days for correctly priced homes
- Sale-to-list ratio: ~99–99.5% of asking price
- Inventory: Tight — roughly 60–68 active listings vs. 120+ pending sales
Demand continues to outpace supply. The community’s fundamentals — Canyon High School (10/10 GreatSchools rating), hillside views, large lots, privacy, and easy access to the 91 and 241 — haven’t changed. Prices are flat to slightly down year-over-year, which represents a real opportunity for buyers who’ve been on the sidelines.
One More Thing Worth Mentioning
This buyer came to me through my previous brokerage.
The transaction illustrates my approach to buyer representation and negotiation. It is not an example of a client generated by Google or this website.
The purchase closed at $3,288,000, with a $107,000 reduction from the asking price and $44,000 in seller credits.
If you’re buying or selling in Anaheim Hills — or anywhere in Orange County — I’d love to be that call for you.
Thinking About Buying or Selling in Anaheim Hills?
I specialize in Anaheim Hills and the surrounding Orange County communities including Orange, Yorba Linda, Villa Park, and North Tustin. Whether you’re upsizing, downsizing, or exploring the area for the first time, I bring the same level of preparation and advocacy to every transaction.
Call or text: (949) 990-2489
Email: tom@stewartregroup.com
Website: stewartregroup.com
Tom Stewart is a REALTOR® serving Orange County, CA. DRE #02086556. Broker: eXp Realty of Southern California.
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