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Single Family ResidenceResidential
$1,989,900$658 / 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 Oct 21, 2026

18 BLUE SPRUCE DR

LADERA RANCH, CA 92694
5
Beds
3
Baths
3,022 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.
0.2 ac
Lot SizeThe size of the land the home sits on, from county records.
2001
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

$2M
$1.9M low$2.1M high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$11,542 (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.$832,451 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$371,225
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$461,226
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$816,129

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.49
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
91
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
35
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
20
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.

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.0.20
PoolWhether the property has a pool, and what kind, such as in-ground.No

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.

M
Ladera Ranch Middle SchoolA+
Middle · Grades 6–8 · 0.4 mi
E
Ladera Ranch Elementary SchoolA+
Elementary · Grades KG–5 · 0.4 mi
H
San Juan Hills High SchoolA
High · Grades 9–12 · 3.7 mi

District: Capistrano Unified School District

Neighborhood · ZIP 92694These 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.31
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.99
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.243

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.43%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.2.4%
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.26,984
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.3,307 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$172,722
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$198,671
Average tempThe average temperature here across a full year.64°F
Annual precipHow much rain and melted snow falls here in a typical year.15 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

18 Blue Spruce 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 86% of homes in Orange County
  • Costs more per square foot than 74% of homes in Avendale Village
  • Bigger than 89% of homes in Orange County
  • Has a bigger lot than 90% of homes in Avendale Village
  • Newer than 86% of homes in Orange County

What homes are worth in Ladera Ranch 92694

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

This home
$693K$3.6M

This home is worth more than 79% of homes in Ladera Ranch 92694.

How it measures up in Ladera Ranch 92694

The dot is this home. The mark in the middle is the typical home in Ladera Ranch 92694.

Estimated value$1,989,900
CheaperTypical $1,342,321Pricier

Pricier than 79% of homes nearby

Price per ft²$658
CheaperTypical $638Pricier

Pricier than 60% of homes nearby

Living area3,022 ft²
SmallerTypical 2,013 ft²Bigger

Bigger than 81% of homes nearby

Lot size0.2 ac
SmallerTypical 0.11 acBigger

Bigger than 82% of homes nearby

Year built2001
OlderTypical 2005Newer

Newer than 18% of homes nearby

How 18 Blue Spruce Dr ranks against every home in each area.
MeasureThis homeAvendale VillageLadera Ranch 92694Orange County
Estimated valuepricier than$1,989,90084% of homes79% of homes86% of homes
Price per ft²pricier than$65874% of homes60% of homes50% of homes
Living areabigger than3,022 ft²88% of homes81% of homes89% of homes
Lot sizebigger than0.2 ac90% of homes82% of homes80% of homes
Year builtnewer than200117% of homes18% of homes86% of homes

About 18 Blue Spruce Dr

How much is 18 Blue Spruce Dr, Ladera Ranch, CA worth?

The TopHap Estimate for 18 Blue Spruce Dr, Ladera Ranch, CA is $1,989,900 as of Oct 21, 2026. The likely range is $1,888,552 to $2,091,248. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 18 Blue Spruce Dr, Ladera Ranch, CA last sell?

18 Blue Spruce Dr, Ladera Ranch, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 18 Blue Spruce Dr, Ladera Ranch, CA?

18 Blue Spruce Dr, Ladera Ranch, CA has 5 bedrooms, 3 bathrooms, 3,022 square feet of living space and a 0.20-acre lot.

When was 18 Blue Spruce Dr, Ladera Ranch, CA built?

18 Blue Spruce Dr, Ladera Ranch, CA was built in 2001, making it 25 years old.

What schools serve 18 Blue Spruce Dr, Ladera Ranch, CA?

18 Blue Spruce Dr, Ladera Ranch, CA is assigned to Ladera Ranch Middle School (middle), rated A+; Ladera Ranch Elementary School (elementary), rated A+; San Juan Hills High School (high), rated A. All sit in Capistrano Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 18 Blue Spruce Dr, Ladera Ranch, CA compare to other homes in Ladera Ranch 92694?

Among the 12,011 homes in Ladera Ranch 92694, it is worth more than 79% of them ($1,989,900 against a typical $1,342,321), its price per square foot is higher than 60% of them ($658 against a typical $638), it is bigger than 81% of them (3,022 ft² against a typical 2,013 ft²), its lot is bigger than 82% of them (0.2 ac against a typical 0.11 ac) and it is newer than 18% of them (2001 against a typical 2005). Measured against all of Orange County, it is worth more than 86% 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 18 Blue Spruce Dr, Ladera Ranch, CA?

The 2025 property tax bill for 18 Blue Spruce Dr, Ladera Ranch, CA was $11,542. The county assessed it at $832,451.

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