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Single Family ResidenceResidential
$886,989$431 / 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 94How 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 $177,000 on Nov 7, 1997

22731 FESTIVIDAD DR

VALENCIA, CA 91354
4
Beds
3
Baths
2,060 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.
1969
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
11
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$887K
$829K low$944K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$177,000 · Nov 7, 1997

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$4,488 (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.$288,253 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$109,272
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$178,981
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$282,602

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.29 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
StyleThe architectural style of the home, such as ranch or colonial.Conventional
CountyLOS ANGELES
Lot (acres)The size of the land the home sits on, from county records.0.16
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Wood Shingle
HeatingThe type of heating system in the home.Central
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.Garage, Attached
PoolWhether the property has a pool, and what kind, such as in-ground.Yes

Transaction History(6)

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
Arroyo Seco Junior High SchoolA-
Middle · Grades 7–8 · 0.6 mi
H
Saugus High SchoolA+
High · Grades 9–12 · 1.1 mi
E
James Foster Elementary SchoolA
Elementary · Grades KG–6 · 1.3 mi

District: William S. Hart Union High School District (9-12)

Neighborhood · ZIP 91354These 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.63
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.80
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.402

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.34%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.4.9%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.9%
PopulationHow many people live in this area.30,230
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.3,348 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$135,471
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$161,066
Average tempThe average temperature here across a full year.63°F
Annual precipHow much rain and melted snow falls here in a typical year.16 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.73%

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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

22731 Festividad 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 88% of homes in Valencia North
  • Costs less per square foot than 80% of homes in Los Angeles County
  • Bigger than 86% of homes in Valencia North
  • Among the oldest homes in Valencia 91354

What homes are worth in Valencia 91354

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

This home
$527K$1.3M

This home is worth more than 67% of homes in Valencia 91354.

How it measures up in Valencia 91354

The dot is this home. The mark in the middle is the typical home in Valencia 91354.

Estimated value$886,989
CheaperTypical $806,858Pricier

Pricier than 67% of homes nearby

Price per ft²$431
CheaperTypical $419Pricier

Pricier than 56% of homes nearby

Living area2,060 ft²
SmallerTypical 1,913 ft²Bigger

Bigger than 58% of homes nearby

Lot size0.16 ac
SmallerTypical 0.16 acBigger

Bigger than 47% of homes nearby

Year built1969
OlderTypical 1998Newer

Older than almost all homes nearby

How 22731 Festividad Dr ranks against every home in each area.
MeasureThis homeValencia NorthValencia 91354Los Angeles County
Estimated valuepricier than$886,98988% of homes67% of homes57% of homes
Price per ft²pricier than$43123% of homes56% of homes20% of homes
Living areabigger than2,060 ft²86% of homes58% of homes71% of homes
Lot sizebigger than0.16 ac48% of homes47% of homes46% of homes
Year builtnewer than19694% of homesalmost no homes65% of homes

About 22731 Festividad Dr

How much is 22731 Festividad Dr, Valencia, CA worth?

The TopHap Estimate for 22731 Festividad Dr, Valencia, CA is $886,989 as of Aug 30, 2026. The likely range is $829,486 to $944,492. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 22731 Festividad Dr, Valencia, CA last sell?

22731 Festividad Dr, Valencia, CA last sold on Nov 7, 1997 for $177,000, according to the county's recorded deed. TopHap holds 3 recorded sales for this parcel.

How big is 22731 Festividad Dr, Valencia, CA?

22731 Festividad Dr, Valencia, CA has 4 bedrooms, 3 bathrooms, 2,060 square feet of living space and a 0.16-acre lot.

When was 22731 Festividad Dr, Valencia, CA built?

22731 Festividad Dr, Valencia, CA was built in 1969, making it 57 years old. It is a conventional home. The building has 2 stories.

What schools serve 22731 Festividad Dr, Valencia, CA?

22731 Festividad Dr, Valencia, CA is assigned to Arroyo Seco Junior High School (middle), rated A-; Saugus High School (high), rated A+; James Foster Elementary School (elementary), rated A. All sit in William S. Hart Union High School District (9-12). Attendance boundaries change — confirm with the district before relying on an assignment.

How does 22731 Festividad Dr, Valencia, CA compare to other homes in Valencia 91354?

Among the 10,278 homes in Valencia 91354, it is worth more than 67% of them ($886,989 against a typical $806,858), its price per square foot is higher than 56% of them ($431 against a typical $419), it is bigger than 58% of them (2,060 ft² against a typical 1,913 ft²), its lot is bigger than 47% of them (0.16 ac against a typical 0.16 ac) and it is newer than almost none of them (1969 against a typical 1998). Measured against all of Los Angeles County, it is worth more than 57% 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 22731 Festividad Dr, Valencia, CA?

The 2025 property tax bill for 22731 Festividad Dr, Valencia, CA was $4,488. The county assessed it at $288,253.

More homes on Festividad Dr

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