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Single Family ResidenceResidential
$1,906,917$767 / 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 93How 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 $438,500 on Dec 23, 1994

11860 N RIVIERA

TUSTIN, CA 92782
4
Beds
2.5
Baths
2,487 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.
1994
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

$1.9M
$1.8M low$2M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$438,500 · Dec 23, 1994

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$8,231 (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.$774,852 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$427,005
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$347,847
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$759,659

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.53
53
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
58
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
37
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.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.17 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.1 percent flood zone

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.Spa/Hot Tub (Only)

Transaction History(3)

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
Ladera Elementary SchoolA
Elementary · Grades KG–5 · 0.3 mi
M
Pioneer Middle SchoolA
Middle · Grades 6–8 · 0.3 mi
H
Beckman High SchoolA+
High · Grades 9–12 · 1.9 mi

District: Tustin Unified School District

Neighborhood · ZIP 92782These 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.75
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.100
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.256

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.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.39%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.6.1%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.3%
PopulationHow many people live in this area.26,261
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.4,995 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$133,151
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$172,083
Average tempThe average temperature here across a full year.63°F
Annual precipHow much rain and melted snow falls here in a typical year.14 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

11860 N Riviera 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 84% of homes in Orange County
  • Costs more per square foot than 73% of homes in Orange County
  • Bigger than 78% of homes in Orange County
  • Has a bigger lot than 70% of homes in Tustin 92782
  • Newer than 79% of homes in Orange County

What homes are worth in Tustin 92782

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

This home
$560K$3.3M

This home is worth more than 78% of homes in Tustin 92782.

How it measures up in Tustin 92782

The dot is this home. The mark in the middle is the typical home in Tustin 92782.

Estimated value$1,906,917
CheaperTypical $1,269,661Pricier

Pricier than 78% of homes nearby

Price per ft²$767
CheaperTypical $701Pricier

Pricier than 72% of homes nearby

Living area2,487 ft²
SmallerTypical 1,874 ft²Bigger

Bigger than 70% of homes nearby

Lot size0.15 ac
SmallerTypical 0.12 acBigger

Bigger than 70% of homes nearby

Year built1994
OlderTypical 1996Newer

Newer than 44% of homes nearby

How 11860 N Riviera ranks against every home in each area.
MeasureThis homeTustin RanchTustin 92782Orange County
Estimated valuepricier than$1,906,91775% of homes78% of homes84% of homes
Price per ft²pricier than$76760% of homes72% of homes73% of homes
Living areabigger than2,487 ft²72% of homes70% of homes78% of homes
Lot sizebigger than0.15 ac66% of homes70% of homes51% of homes
Year builtnewer than199465% of homes44% of homes79% of homes

About 11860 N Riviera

How much is 11860 N Riviera, Tustin, CA worth?

The TopHap Estimate for 11860 N Riviera, Tustin, CA is $1,906,917 as of Sep 24, 2026. The likely range is $1,775,100 to $2,038,734. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 11860 N Riviera, Tustin, CA last sell?

11860 N Riviera, Tustin, CA last sold on Dec 23, 1994 for $438,500, according to the county's recorded deed.

How big is 11860 N Riviera, Tustin, CA?

11860 N Riviera, Tustin, CA has 4 bedrooms, 2.5 bathrooms, 2,487 square feet of living space and a 0.15-acre lot.

When was 11860 N Riviera, Tustin, CA built?

11860 N Riviera, Tustin, CA was built in 1994, making it 32 years old.

What schools serve 11860 N Riviera, Tustin, CA?

11860 N Riviera, Tustin, CA is assigned to Ladera Elementary School (elementary), rated A; Pioneer Middle School (middle), rated A; Beckman High School (high), rated A+. All sit in Tustin Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 11860 N Riviera, Tustin, CA compare to other homes in Tustin 92782?

Among the 8,516 homes in Tustin 92782, it is worth more than 78% of them ($1,906,917 against a typical $1,269,661), its price per square foot is higher than 72% of them ($767 against a typical $701), it is bigger than 70% of them (2,487 ft² against a typical 1,874 ft²), its lot is bigger than 70% of them (0.15 ac against a typical 0.12 ac) and it is newer than 44% of them (1994 against a typical 1996). Measured against all of Orange County, it is worth more than 84% 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 11860 N Riviera, Tustin, CA?

The 2025 property tax bill for 11860 N Riviera, Tustin, CA was $8,231. The county assessed it at $774,852.

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