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CondominiumResidential
$508,458$580 / 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 Aug 30, 2026
Last sold for $320,000 on Oct 27, 2016

16 CARMESI

RANCHO SANTA MARGARITA, CA 92688
2
Beds
2
Baths
876 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.
1989
Year BuiltThe year the home was originally built, according to county records.
1
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$508K
$471K low$546K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$320,000 · Oct 27, 2016

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,879 (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.$378,813 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$262,277
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$116,536
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$371,386

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.
76
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
39
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
26
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
98
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
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.Condominium
StyleThe architectural style of the home, such as ranch or colonial.Condo/Apartment
CountyORANGE
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(11)

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.

M
Rancho Santa Margarita Intermediate SchoolB+
Middle · Grades 7–8 · 0.2 mi
E
Cielo Vista Elementary SchoolB+
Elementary · Grades KG–6 · 0.3 mi
H
Trabuco Hills High SchoolA+
High · Grades 9–12 · 3.5 mi

District: Saddleback Valley Unified School District

Neighborhood · ZIP 92688These 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.54
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 100.250

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.36%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.4.7%
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.42,614
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.3,998 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$142,746
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$162,432
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

16 Carmesi 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 93% of homes in Orange County
  • Costs less per square foot than 70% of homes in Rancho Santa Margarita SAMLARC
  • Smaller than 96% of homes in Orange County
  • Newer than 74% of homes in Orange County

What homes are worth in Rancho Santa Margarita 92688

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

This home
$394K$1.7M

This home is worth more than 9% of homes in Rancho Santa Margarita 92688.

How it measures up in Rancho Santa Margarita 92688

The dot is this home. The mark in the middle is the typical home in Rancho Santa Margarita 92688.

Estimated value$508,458
CheaperTypical $1,002,386Pricier

Pricier than 9% of homes nearby

Price per ft²$580
CheaperTypical $608Pricier

Pricier than 36% of homes nearby

Living area876 ft²
SmallerTypical 1,551 ft²Bigger

Bigger than 10% of homes nearby

Year built1989
OlderTypical 1991Newer

Newer than 36% of homes nearby

How 16 Carmesi ranks against every home in each area.
MeasureThis homeRancho Santa Margarita SAMLARCRancho Santa Margarita 92688Orange County
Estimated valuepricier than$508,45812% of homes9% of homes7% of homes
Price per ft²pricier than$58030% of homes36% of homes35% of homes
Living areabigger than876 ft²16% of homes10% of homes4% of homes
Year builtnewer than198954% of homes36% of homes74% of homes

About 16 Carmesi

How much is 16 Carmesi, Rancho Santa Margarita, CA worth?

The TopHap Estimate for 16 Carmesi, Rancho Santa Margarita, CA is $508,458 as of Aug 30, 2026. The likely range is $471,266 to $545,650. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 16 Carmesi, Rancho Santa Margarita, CA last sell?

16 Carmesi, Rancho Santa Margarita, CA last sold on Oct 27, 2016 for $320,000, according to the county's recorded deed. TopHap holds 9 recorded sales for this parcel.

How big is 16 Carmesi, Rancho Santa Margarita, CA?

16 Carmesi, Rancho Santa Margarita, CA has 2 bedrooms, 2 bathrooms and 876 square feet of living space.

When was 16 Carmesi, Rancho Santa Margarita, CA built?

16 Carmesi, Rancho Santa Margarita, CA was built in 1989, making it 37 years old. It is a condo/apartment home.

What schools serve 16 Carmesi, Rancho Santa Margarita, CA?

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

How does 16 Carmesi, Rancho Santa Margarita, CA compare to other homes in Rancho Santa Margarita 92688?

Among the 13,068 homes in Rancho Santa Margarita 92688, it is worth more than 9% of them ($508,458 against a typical $1,002,386), its price per square foot is higher than 36% of them ($580 against a typical $608), it is bigger than 10% of them (876 ft² against a typical 1,551 ft²) and it is newer than 36% of them (1989 against a typical 1991). Measured against all of Orange County, it is worth more than 7% 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 16 Carmesi, Rancho Santa Margarita, CA?

The 2025 property tax bill for 16 Carmesi, Rancho Santa Margarita, CA was $3,879. The county assessed it at $378,813.

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