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CondominiumResidential
$508,191$555 / 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 Sep 24, 2026
Last sold for $387,000 on Oct 19, 2018

12092 SYLVAN RIV

FOUNTAIN VALLEY, CA 92708
Building report
2
Beds
1
Baths
916 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.
1983
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
5
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
1
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$508K
$490K low$527K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$387,000 · Oct 19, 2018

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$5,129 (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.$440,337 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$365,669
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$74,668
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$431,703

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.18
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
1
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
38
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
15
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
39
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.Condominium
StyleThe architectural style of the home, such as ranch or colonial.Condo/Apartment
CountyORANGE
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
CoolingThe type of cooling or air conditioning in the home.Central
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Carport (Unspecified)
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(7)

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.

H
Los Amigos High SchoolB
High · Grades 9–12 · 0.5 mi
E
Mamie L. Northcutt Elementary SchoolA
Elementary · Grades KG–6 · 0.9 mi
M
Stephen R. Fitz Intermediate SchoolC-
Middle · Grades 7–8 · 1.1 mi

District: Garden Grove Unified School District

Neighborhood · ZIP 92708These 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.69
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.101
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.322

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.98%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.32%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.6.3%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.1%
PopulationHow many people live in this area.58,405
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.6,316 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$105,626
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$131,650
Average tempThe average temperature here across a full year.62°F
Annual precipHow much rain and melted snow falls here in a typical year.13 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

12092 Sylvan Riv 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 less than 98% of homes in Fountain Valley 92708
  • Costs less per square foot than 82% of homes in Fountain Valley 92708
  • Smaller than 98% of homes in Fountain Valley 92708
  • Newer than 89% of homes in Fountain Valley 92708

What homes are worth in Fountain Valley 92708

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

This home
$532K$2M

This home is worth more than 2% of homes in Fountain Valley 92708.

How it measures up in Fountain Valley 92708

The dot is this home. The mark in the middle is the typical home in Fountain Valley 92708.

Estimated value$508,191
CheaperTypical $1,272,980Pricier

Pricier than 2% of homes nearby

Price per ft²$555
CheaperTypical $644Pricier

Pricier than 18% of homes nearby

Living area916 ft²
SmallerTypical 1,853 ft²Bigger

Bigger than 2% of homes nearby

Year built1983
OlderTypical 1970Newer

Newer than 89% of homes nearby

How 12092 Sylvan Riv ranks against every home in each area.
MeasureThis homeFountain Valley 92708Orange County
Estimated valuepricier than$508,1912% of homes6% of homes
Price per ft²pricier than$55518% of homes20% of homes
Living areabigger than916 ft²2% of homes6% of homes
Year builtnewer than198389% of homes64% of homes

About 12092 Sylvan Riv

How much is 12092 Sylvan Riv, Fountain Valley, CA worth?

The TopHap Estimate for 12092 Sylvan Riv, Fountain Valley, CA is $508,191 as of Sep 24, 2026. The likely range is $489,596 to $526,786. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 12092 Sylvan Riv, Fountain Valley, CA last sell?

12092 Sylvan Riv, Fountain Valley, CA last sold on Oct 19, 2018 for $387,000, according to the county's recorded deed. TopHap holds 6 recorded sales for this parcel.

How big is 12092 Sylvan Riv, Fountain Valley, CA?

12092 Sylvan Riv, Fountain Valley, CA has 2 bedrooms, 1 bathrooms and 916 square feet of living space.

When was 12092 Sylvan Riv, Fountain Valley, CA built?

12092 Sylvan Riv, Fountain Valley, CA was built in 1983, making it 43 years old. It is a condo/apartment home. The building has 1 story.

What schools serve 12092 Sylvan Riv, Fountain Valley, CA?

12092 Sylvan Riv, Fountain Valley, CA is assigned to Los Amigos High School (high), rated B; Mamie L. Northcutt Elementary School (elementary), rated A; Stephen R. Fitz Intermediate School (middle), rated C-. All sit in Garden Grove Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 12092 Sylvan Riv, Fountain Valley, CA compare to other homes in Fountain Valley 92708?

Among the 16,387 homes in Fountain Valley 92708, it is worth more than 2% of them ($508,191 against a typical $1,272,980), its price per square foot is higher than 18% of them ($555 against a typical $644), it is bigger than 2% of them (916 ft² against a typical 1,853 ft²) and it is newer than 89% of them (1983 against a typical 1970). Measured against all of Orange County, it is worth more than 6% 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 12092 Sylvan Riv, Fountain Valley, CA?

The 2025 property tax bill for 12092 Sylvan Riv, Fountain Valley, CA was $5,129. The county assessed it at $440,337.

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