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Single Family ResidenceResidential
$771,565$510 / 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 Sep 24, 2026
Last sold for $280,000 on May 30, 2002

25449 AVENIDA FRASCA

VALENCIA, CA 91355
3
Beds
2
Baths
1,514 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.
0.13 ac
Lot SizeThe size of the land the home sits on, from county records.
1972
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
8
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.

Valuation

$772K
$722K low$821K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$280,000 · May 30, 2002

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$8,893 (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.$644,118 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$405,157
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$238,961
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$631,489

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.0.13
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
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(5)

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
Meadows Elementary SchoolA+
Elementary · Grades KG–6 · 0.3 mi
M
Placerita Junior High SchoolB-
Middle · Grades 7–8 · 0.5 mi
H
William S. Hart High SchoolA+
High · Grades 9–12 · 0.8 mi

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

Neighborhood · ZIP 91355These 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.72
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.88
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.498

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.97%
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.7.5%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.8%
PopulationHow many people live in this area.38,221
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.1,851 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$109,404
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$141,382
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.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

25449 Avenida Frasca 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.

  • Costs less per square foot than 67% of homes in Los Angeles County
  • Has a smaller lot than 77% of homes in Los Angeles County
  • Older than 77% of homes in Valencia 91355

What homes are worth in Valencia 91355

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

This home
$364K$1.5M

This home is worth more than 49% of homes in Valencia 91355.

How it measures up in Valencia 91355

The dot is this home. The mark in the middle is the typical home in Valencia 91355.

Estimated value$771,565
CheaperTypical $779,970Pricier

Pricier than 49% of homes nearby

Price per ft²$510
CheaperTypical $492Pricier

Pricier than 58% of homes nearby

Living area1,514 ft²
SmallerTypical 1,540 ft²Bigger

Bigger than 48% of homes nearby

Lot size0.13 ac
SmallerTypical 0.15 acBigger

Bigger than 38% of homes nearby

Year built1972
OlderTypical 1984Newer

Newer than 23% of homes nearby

How 25449 Avenida Frasca ranks against every home in each area.
MeasureThis homeValencia 91355Los Angeles County
Estimated valuepricier than$771,56549% of homes42% of homes
Price per ft²pricier than$51058% of homes33% of homes
Living areabigger than1,514 ft²48% of homes46% of homes
Lot sizebigger than0.13 ac38% of homes23% of homes
Year builtnewer than197223% of homes68% of homes

About 25449 Avenida Frasca

How much is 25449 Avenida Frasca, Valencia, CA worth?

The TopHap Estimate for 25449 Avenida Frasca, Valencia, CA is $771,565 as of Sep 24, 2026. The likely range is $721,980 to $821,150. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 25449 Avenida Frasca, Valencia, CA last sell?

25449 Avenida Frasca, Valencia, CA last sold on May 30, 2002 for $280,000, according to the county's recorded deed.

How big is 25449 Avenida Frasca, Valencia, CA?

25449 Avenida Frasca, Valencia, CA has 3 bedrooms, 2 bathrooms, 1,514 square feet of living space and a 0.13-acre lot.

When was 25449 Avenida Frasca, Valencia, CA built?

25449 Avenida Frasca, Valencia, CA was built in 1972, making it 54 years old. It is a conventional home. The building has 1 story.

What schools serve 25449 Avenida Frasca, Valencia, CA?

25449 Avenida Frasca, Valencia, CA is assigned to Meadows Elementary School (elementary), rated A+; Placerita Junior High School (middle), rated B-; William S. Hart High School (high), 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 25449 Avenida Frasca, Valencia, CA compare to other homes in Valencia 91355?

Among the 10,505 homes in Valencia 91355, it is worth more than 49% of them ($771,565 against a typical $779,970), its price per square foot is higher than 58% of them ($510 against a typical $492), it is bigger than 48% of them (1,514 ft² against a typical 1,540 ft²), its lot is bigger than 38% of them (0.13 ac against a typical 0.15 ac) and it is newer than 23% of them (1972 against a typical 1984). Measured against all of Los Angeles County, it is worth more than 42% 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 25449 Avenida Frasca, Valencia, CA?

The 2025 property tax bill for 25449 Avenida Frasca, Valencia, CA was $8,893. The county assessed it at $644,118.

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