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Single Family ResidenceResidential
$6,072,031$1,261 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 92How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026
Last sold for $2,147,000 on Dec 28, 2015

116 GARDENVIEW

IRVINE, CA 92618
6
Beds
5.5
Baths
4,816 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.15 ac
Lot SizeThe size of the land the home sits on, from county records.
2015
Year BuiltThe year the home was originally built, according to county records.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$6.1M
$5.6M low$6.5M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$2,147,000 · Dec 28, 2015

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$30,062 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$2,597,178 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$1,252,497
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$1,344,681
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$2,546,253

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.48
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
89
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
36
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
17
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
100
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyORANGE
Lot (acres)The size of the land the home sits on, from county records.0.15
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(2)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Alderwood Elementary SchoolA
Elementary · Grades KG–6 · 1.6 mi
M
Rancho San Joaquin Middle SchoolA+
Middle · Grades 7–8 · 3.7 mi
H
University High SchoolA
High · Grades 9–12 · 4.1 mi

District: Irvine Unified School District

Neighborhood · ZIP 92618These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.124
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.70
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.172

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.88%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.40%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.7.7%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.4%
PopulationHow many people live in this area.58,008
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.2,396 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$125,224
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$164,923
Average tempThe average temperature here across a full year.63°F
Annual precipHow much rain and melted snow falls here in a typical year.15 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.75%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

116 Gardenview measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Among the most valuable homes in Irvine 92618
  • Among the highest price per square foot in Irvine 92618
  • Bigger than 98% of homes in Orange County
  • Has a smaller lot than 85% of homes in Hidden Canyon
  • Newer than 95% of homes in Orange County

What homes are worth in Irvine 92618

Each bar is how many homes fall in that price range. The marker is this home.

This home
$582K$5.1M

This home is worth more than almost all homes in Irvine 92618.

How it measures up in Irvine 92618

The dot is this home. The mark in the middle is the typical home in Irvine 92618.

Estimated value$6,072,031
CheaperTypical $1,489,518Pricier

Pricier than almost all homes nearby

Price per ft²$1261
CheaperTypical $748Pricier

Pricier than almost all homes nearby

Living area4,816 ft²
SmallerTypical 2,095 ft²Bigger

Bigger than 97% of homes nearby

Lot size0.15 ac
SmallerTypical 0.12 acBigger

Bigger than 72% of homes nearby

Year built2015
OlderTypical 2017Newer

Newer than 43% of homes nearby

How 116 Gardenview ranks against every home in each area.
MeasureThis homeHidden CanyonIrvine 92618Orange County
Estimated valuepricier than$6,072,03120% of homesalmost all homes98% of homes
Price per ft²pricier than$126123% of homesalmost all homes95% of homes
Living areabigger than4,816 ft²22% of homes97% of homes98% of homes
Lot sizebigger than0.15 ac15% of homes72% of homes52% of homes
Year builtnewer than201524% of homes43% of homes95% of homes

About 116 Gardenview

How much is 116 Gardenview, Irvine, CA worth?

The TopHap Estimate for 116 Gardenview, Irvine, CA is $6,072,031 as of Sep 24, 2026. The likely range is $5,610,898 to $6,533,164. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 116 Gardenview, Irvine, CA last sell?

116 Gardenview, Irvine, CA last sold on Dec 28, 2015 for $2,147,000, according to the county's recorded deed.

How big is 116 Gardenview, Irvine, CA?

116 Gardenview, Irvine, CA has 6 bedrooms, 5.5 bathrooms, 4,816 square feet of living space and a 0.15-acre lot.

When was 116 Gardenview, Irvine, CA built?

116 Gardenview, Irvine, CA was built in 2015, making it 11 years old.

What schools serve 116 Gardenview, Irvine, CA?

116 Gardenview, Irvine, CA is assigned to Alderwood Elementary School (elementary), rated A; Rancho San Joaquin Middle School (middle), rated A+; University High School (high), rated A. All sit in Irvine Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 116 Gardenview, Irvine, CA compare to other homes in Irvine 92618?

Among the 17,117 homes in Irvine 92618, it is worth more than almost all of them ($6,072,031 against a typical $1,489,518), its price per square foot is higher than almost all of them ($1261 against a typical $748), it is bigger than 97% of them (4,816 ft² against a typical 2,095 ft²), its lot is bigger than 72% of them (0.15 ac against a typical 0.12 ac) and it is newer than 43% of them (2015 against a typical 2017). Measured against all of Orange County, it is worth more than 98% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 116 Gardenview, Irvine, CA?

The 2025 property tax bill for 116 Gardenview, Irvine, CA was $30,062. The county assessed it at $2,597,178.

More homes on Gardenview

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