Mabury Ranch is an Orange, CA community with picturesque rolling hills interlaced with walking, bicycling and equestrian trails and is nearby to many shopping centers, freeways, medical facilities, schools and churches. Mabury Ranch offers quite a few different footprints and floor plans from single story homes to large 2 story homes with room additions, vaulted ceilings, pools, RV parking and more.
This planned community is situated in an exclusive area in the eastern foothills of Orange, adjacent to Villa Park, west of the Santiago Oaks Regional Park and South of the Parkridge and Crest De Ville communities. Mabury Ranch borders the streets of Serrano Avenue to the north, Cannon Street to the north and Orange Park Blvd. is the last entrance to the east.
The Mabury Ranch development features landscaped street medians, street entry signs, wall treatments and pedestrian, bicycle and equestrian trails. There are many cul-de-sacs and closed loop streets. The rural residential neighborhood is next to Santiago Creek with trails leading to Santiago Oaks Regional Park and into Irvine Regional Park. There is also direct access to the Santiago Creek Bike Trail which is an 6 mile trail extending from Mabury Ranch, through Orange, several parks and all the way to the MainPlace mall in Santa Ana.
Taxes: The general property tax is about 1% plus about another 1/3 of a percent in bond taxes.
What Makes Mabury Ranch Different?
Great choice of homes. Instead of one very repetitive floor plan, homes range from about 1,700 to 4,800+ sq. ft.
Foothill setting. Mabury Ranch sits at the eastern edge of Orange near Santiago Creek and Santiago Oaks.
Trails. The neighborhood has pedestrian/equestrian connections and access to the broader Santiago Creek trail system.
Larger lots. Many properties have larger suburban lots than newer Orange County subdivisions, with some approaching or exceeding 20,000 square feet.
Quiet but residential. Many streets terminate in cul-de-sacs or closed loops rather than serving as thru streets. Residents also often describe the neighborhood as quiet, clean, well-kept, dog friendly and trail oriented.
Low-density character. Most development consists of detached single-family homes built from the late 1970s through the 1980s.
HOA. Mabury Ranch has an active homeowners association responsible for certain common-area/trail/landscape functions.
Mabury Ranch Developments
Mabury Ranch had several phases of communities which included:
While not a part of the Mabury Ranch HOA, Hidden Creek is a gated community of 16 custom homes located within Mabury Ranch and resting alongside Santiago Oaks Regional Park. The homes are on large lots (greater than 20,000 sq. ft.) with private rear gates that open to miles of hiking/horse/mountain biking trails that extend clear to Irvine Park.
Mabury Ranch Schools
Mabury Ranch is part of the Orange Unified School District.
Assigned Mabury Ranch Schools:
Linda Vista Elementary
Santiago Junior High School
Villa Park High School
OUSD also has Open Enrollment which is for students who would like to attend a school other than their school assigned based upon their area of residence. It’s not guaranteed but many parents in Mabury Ranch have successfully sent their kids to other OUSD schools.
Other public schools in the area include Anaheim Hills Elementary, El Rancho or Cerro Villa Middle Schools and Canyon or El Modena High Schools.
Private school parents of Mabury Ranch send their children to include Oakridge Private School, Salem Lutheran, St. John’s, St. Norbert’s, Fairmont Private School (K-12), St. Francis of Assisi, Orange Lutheran High School and Mater Dei High School (not a complete list).
Mabury Ranch Events
Movie nights – Family fun movie nights scheduled throughout the year
Hot August Night – Listen to some great music, enjoy the car show, get your face painted, hold a snake, enjoy some great food and try your luck at the raffle table
Fall Festival – The Mabury fall Festival includes a
farmers/crafts market, games, goodies, costume parade, and all-around country family fun
Mabury Christmas – Santa, sleigh rides, music, cookies, candy-canes, popcorn, hot chocolate to start the Christmas season off with a bang
And More – Events change each year but Halloween haunted houses, holiday lights contests and other holiday events are not outside the norm
Orange City Council: The city is governed by sixc ouncil members each elected for four-year terms plus a mayor.
United States House of Representatives: 45th Congressional District
California State Legislature: 37th Senate District and 68th Assembly District
Former Sully-Miller Property
Over the years, the former sand and gravel property south of Mabury Ranch has been the subject of a variety of development proposals.
The older proposal for The Trails at Santiago Creek envisioned approximately 128-129 homes; however, this proposal no longer reflects the current development framework of the City.
The current concept is part of a 2025 memorandum of understanding between the City of Orange and Milan REI X.
22 single-family homes on property immediately north of Santiago Creek and adjacent to Mabury Ranch; restoration of much of the former Sully-Miller pit as open space following clean-fill work; and a separate 30-unit residential project at the former Arena property on Santiago Canyon Road.
The project is still in the City review, permitting and other approvals process. Residents should review the current City of Orange planning documents for the latest status.
This is a big improvement, and avoids having to say a dead proposal is current.
Mabury Ranch Traffic
Up until 1990s Serrano Avenue dead ended at Orange Park Blvd. where Mabury Ranch ended. Traffic also dead ended on Cannon and Loma St. Unfortunately since these roads were opened up to enable cars to get to Anaheim Hills, Yorba Linda and Riverside County traffic in this area has significantly increased and it only continues to get worse. Morning and night time rush hours can be very congested.
Mabury Ranch Natural Threats
The Mabury Ranch area is susceptible earthquakes, fires and flooding. The community backs up to the Santiago Creek which makes the area more susceptible to both fires and floods. While the creek looks non-threatening and there are flood controls measures (e.g. Santiago & Villa Park dams) in place it’s still a possibility. The last major flood in the area was 1969 when water flowed over the Villa Park dam. Fires are a bigger concern with the last evacuation due to a fire threat that took place in 2017 with Canyon Fire 2 that burned homes down across the creek.
Wildlife Threats
Coyotes are a significant problem in this area especially with the creek nearby. Pets are not advised to be left outside unattended. Coyotes can easily scale 6 foot walls, dig under fences and find many other creative ways to get to pets.
Other animal threats in much rarer instances are mountain lions, bobcats, racoons and skunks. These animals live in the creek area and Santiago Oaks Regional Park and have been spotted venturing into the residential areas surrounding the creek.
Mabury Ranch Name
Mabury Ranch is named after the Mabury Ranch that started in the late 1800s in Orange County and was started by Hiram Mabury. There were actually several Mabury Ranches located across California due to Hiram’s vast land holdings. Mabury was also a significant stockholder in First National Bank of Los Angeles, the Garden City Bank and Trust Company of San Jose, Salinas City Bank of Salinas, and the Bank of Santa Ana. He also founded the first bank in Orange County, The Bank of Anaheim, in 1876. Mabury’s ultimate goal was to create a chain of financial institutions from San Francisco to San Diego.
In addition to his bank interests Mabury owned large acreage and ranches in Orange, Kern, San Diego, and Alameda counties. At one time the Mabury Company owned 400 acres between First and Seventeenth Streets and Mabury Street and Tustin Avenue. The ranch was primarily Valencia orange groves. In 1913, a good portion of the ranch was sold by Mabury’s daughters and sub-divided from five to forty acres. However, the area continued to be known as Mabury Ranch. Throughout the 1900s the Mabury Company would continue to re-purchase, sell land and lose property to annexation in the area. In 1970 the Mabury Company would sell their last significant holding of 175 acres in Santa Ana to developers.
In 1903 Hiram Mabury passed away and the estate was put into trust, the H. & J. Mabury Trust Company and was led by one of his two sons, Paul Mabury. In 1920 the Mabury Trust became the H. & J. Mabury Company.
Mabury Ranch or Maybury Ranch?
Both spellings are commonplace but the correct spelling is Mabury Ranch even though print publications have been getting it wrong since the late 1800s.
