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Single Family ResidenceResidential
$2,245,051$722 / 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 95How 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 $1,495,000 on Jun 21, 2019

11970 N RIVIERA

TUSTIN, CA 92782
3
Beds
3
Baths
3,111 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.
0.16 ac
Lot SizeThe size of the land the home sits on, from county records.
1993
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

$2.2M
$2.1M low$2.3M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$1,495,000 · Jun 21, 2019

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$17,985 (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.$1,701,050 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$1,188,166
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$512,884
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$1,667,697

Climate Risk

Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.139 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.51%
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.minimal

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.0.16
HeatingThe type of heating system in the home.Gas
CoolingThe type of cooling or air conditioning in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.Spa/Hot Tub (Only)

Transaction History(4)

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 · 0.2 mi
M
Pioneer Middle SchoolA
Middle · Grades 6–8 · 0.5 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

11970 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 89% of homes in Tustin 92782
  • Costs more per square foot than 65% of homes in Orange County
  • Bigger than 90% of homes in Orange County
  • Has a bigger lot than 74% of homes in Tustin 92782
  • Newer than 78% 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 89% 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$2,245,051
CheaperTypical $1,269,661Pricier

Pricier than 89% of homes nearby

Price per ft²$722
CheaperTypical $701Pricier

Pricier than 57% of homes nearby

Living area3,111 ft²
SmallerTypical 1,874 ft²Bigger

Bigger than 84% of homes nearby

Lot size0.16 ac
SmallerTypical 0.12 acBigger

Bigger than 74% of homes nearby

Year built1993
OlderTypical 1996Newer

Newer than 37% of homes nearby

How 11970 N Riviera ranks against every home in each area.
MeasureThis homeTustin RanchTustin 92782Orange County
Estimated valuepricier than$2,245,05187% of homes89% of homes88% of homes
Price per ft²pricier than$72240% of homes57% of homes65% of homes
Living areabigger than3,111 ft²85% of homes84% of homes90% of homes
Lot sizebigger than0.16 ac70% of homes74% of homes57% of homes
Year builtnewer than199355% of homes37% of homes78% of homes

About 11970 N Riviera

How much is 11970 N Riviera, Tustin, CA worth?

The TopHap Estimate for 11970 N Riviera, Tustin, CA is $2,245,051 as of Sep 24, 2026. The likely range is $2,141,170 to $2,348,932. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 11970 N Riviera, Tustin, CA last sell?

11970 N Riviera, Tustin, CA last sold on Jun 21, 2019 for $1,495,000, according to the county's recorded deed. TopHap holds 3 recorded sales for this parcel.

How big is 11970 N Riviera, Tustin, CA?

11970 N Riviera, Tustin, CA has 3 bedrooms, 3 bathrooms, 3,111 square feet of living space and a 0.16-acre lot.

When was 11970 N Riviera, Tustin, CA built?

11970 N Riviera, Tustin, CA was built in 1993, making it 33 years old.

What schools serve 11970 N Riviera, Tustin, CA?

11970 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 11970 N Riviera, Tustin, CA compare to other homes in Tustin 92782?

Among the 8,516 homes in Tustin 92782, it is worth more than 89% of them ($2,245,051 against a typical $1,269,661), its price per square foot is higher than 57% of them ($722 against a typical $701), it is bigger than 84% of them (3,111 ft² against a typical 1,874 ft²), its lot is bigger than 74% of them (0.16 ac against a typical 0.12 ac) and it is newer than 37% of them (1993 against a typical 1996). Measured against all of Orange County, it is worth more than 88% 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 11970 N Riviera, Tustin, CA?

The 2025 property tax bill for 11970 N Riviera, Tustin, CA was $17,985. The county assessed it at $1,701,050.

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