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Single Family ResidenceResidential
$1,308,677$582 / 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 96How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Aug 30, 2026
Last sold for $1,061,000 on Sep 10, 2021

116 PRIMROSE DR

LAKE FOREST, CA 92610
4
Beds
3
Baths
2,249 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.
2,835 ft²
Lot SizeThe size of the land the home sits on, from county records.
2016
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

$1.3M
$1.3M low$1.4M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$1,061,000 · Sep 10, 2021

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$11,779 (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.$1,148,459 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$731,179
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$417,280
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$1,125,941

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.0.07
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
Foothill Ranch Elementary SchoolA+
Elementary · Grades KG–6 · 0.5 mi
H
Trabuco Hills High SchoolA+
High · Grades 9–12 · 1.5 mi
M
Rancho Santa Margarita Intermediate SchoolB+
Middle · Grades 7–8 · 4.7 mi

District: Saddleback Valley Unified School District

Neighborhood · ZIP 92610These 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.34
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.103
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.252

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.97%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.42%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.2.6%
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.10,641
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.2,118 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$169,430
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$186,713
Average tempThe average temperature here across a full year.63°F
Annual precipHow much rain and melted snow falls here in a typical year.17 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 Primrose Dr 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.

  • Worth more than 65% of homes in Orange County
  • Costs less per square foot than 73% of homes in Foothill Ranch 92610
  • Bigger than 71% of homes in Foothill Ranch 92610
  • Has a smaller lot than 95% of homes in Foothill Ranch 92610
  • Newer than 96% of homes in Orange County

What homes are worth in Foothill Ranch 92610

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

This home
$439K$2M

This home is worth more than 63% of homes in Foothill Ranch 92610.

How it measures up in Foothill Ranch 92610

The dot is this home. The mark in the middle is the typical home in Foothill Ranch 92610.

Estimated value$1,308,677
CheaperTypical $1,204,869Pricier

Pricier than 63% of homes nearby

Price per ft²$582
CheaperTypical $618Pricier

Pricier than 27% of homes nearby

Living area2,249 ft²
SmallerTypical 1,844 ft²Bigger

Bigger than 71% of homes nearby

Lot size2,835 ft²
SmallerTypical 0.1 acBigger

Bigger than 5% of homes nearby

Year built2016
OlderTypical 1994Newer

Newer than 86% of homes nearby

How 116 Primrose Dr ranks against every home in each area.
MeasureThis homeFoothill Ranch 92610Orange County
Estimated valuepricier than$1,308,67763% of homes65% of homes
Price per ft²pricier than$58227% of homes36% of homes
Living areabigger than2,249 ft²71% of homes71% of homes
Lot sizebigger than2,835 ft²5% of homes8% of homes
Year builtnewer than201686% of homes96% of homes

About 116 Primrose Dr

How much is 116 Primrose Dr, Lake Forest, CA worth?

The TopHap Estimate for 116 Primrose Dr, Lake Forest, CA is $1,308,677 as of Aug 30, 2026. The likely range is $1,256,302 to $1,361,052. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 116 Primrose Dr, Lake Forest, CA last sell?

116 Primrose Dr, Lake Forest, CA last sold on Sep 10, 2021 for $1,061,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 116 Primrose Dr, Lake Forest, CA?

116 Primrose Dr, Lake Forest, CA has 4 bedrooms, 3 bathrooms, 2,249 square feet of living space and a 0.07-acre lot.

When was 116 Primrose Dr, Lake Forest, CA built?

116 Primrose Dr, Lake Forest, CA was built in 2016, making it 10 years old.

What schools serve 116 Primrose Dr, Lake Forest, CA?

116 Primrose Dr, Lake Forest, CA is assigned to Foothill Ranch Elementary School (elementary), rated A+; Trabuco Hills High School (high), rated A+; Rancho Santa Margarita Intermediate School (middle), rated B+. All sit in Saddleback Valley Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 116 Primrose Dr, Lake Forest, CA compare to other homes in Foothill Ranch 92610?

Among the 4,169 homes in Foothill Ranch 92610, it is worth more than 63% of them ($1,308,677 against a typical $1,204,869), its price per square foot is higher than 27% of them ($582 against a typical $618), it is bigger than 71% of them (2,249 ft² against a typical 1,844 ft²), its lot is bigger than 5% of them (2,835 ft² against a typical 0.1 ac) and it is newer than 86% of them (2016 against a typical 1994). Measured against all of Orange County, it is worth more than 65% 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 Primrose Dr, Lake Forest, CA?

The 2025 property tax bill for 116 Primrose Dr, Lake Forest, CA was $11,779. The county assessed it at $1,148,459.

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