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Single Family ResidenceResidential
$928,475$425 / 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

25682 BELLERIVE DR

VALENCIA, CA 91355
3
Beds
3
Baths
2,186 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.
0.14 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

$928K
$867K low$990K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$5,209 (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.$329,722 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$125,814
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$203,908
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$323,258

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.0.14
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(1)

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 · 0.9 mi
H
Academy of the CanyonsA+
High · Grades 9–12 · 1.1 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

25682 Bellerive 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 80% of homes in Valencia 91355
  • Costs less per square foot than 81% of homes in Los Angeles County
  • Bigger than 78% of homes in Valencia 91355
  • Has a smaller lot than 68% of homes in Los Angeles County
  • Older than 85% 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
$362K$1.4M

This home is worth more than 80% 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$928,475
CheaperTypical $764,914Pricier

Pricier than 80% of homes nearby

Price per ft²$425
CheaperTypical $477Pricier

Pricier than 30% of homes nearby

Living area2,186 ft²
SmallerTypical 1,540 ft²Bigger

Bigger than 78% of homes nearby

Lot size0.14 ac
SmallerTypical 0.15 acBigger

Bigger than 45% of homes nearby

Year built1969
OlderTypical 1984Newer

Newer than 15% of homes nearby

How 25682 Bellerive Dr ranks against every home in each area.
MeasureThis homeValencia 91355Los Angeles County
Estimated valuepricier than$928,47580% of homes60% of homes
Price per ft²pricier than$42530% of homes19% of homes
Living areabigger than2,186 ft²78% of homes74% of homes
Lot sizebigger than0.14 ac45% of homes32% of homes
Year builtnewer than196915% of homes65% of homes

About 25682 Bellerive Dr

How much is 25682 Bellerive Dr, Valencia, CA worth?

The TopHap Estimate for 25682 Bellerive Dr, Valencia, CA is $928,475 as of Aug 30, 2026. The likely range is $867,377 to $989,573. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 25682 Bellerive Dr, Valencia, CA last sell?

25682 Bellerive Dr, Valencia, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 25682 Bellerive Dr, Valencia, CA?

25682 Bellerive Dr, Valencia, CA has 3 bedrooms, 3 bathrooms, 2,186 square feet of living space and a 0.14-acre lot.

When was 25682 Bellerive Dr, Valencia, CA built?

25682 Bellerive 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 25682 Bellerive Dr, Valencia, CA?

25682 Bellerive Dr, Valencia, CA is assigned to Meadows Elementary School (elementary), rated A+; Placerita Junior High School (middle), rated B-; Academy of the Canyons (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 25682 Bellerive Dr, Valencia, CA compare to other homes in Valencia 91355?

Among the 10,505 homes in Valencia 91355, it is worth more than 80% of them ($928,475 against a typical $764,914), its price per square foot is higher than 30% of them ($425 against a typical $477), it is bigger than 78% of them (2,186 ft² against a typical 1,540 ft²), its lot is bigger than 45% of them (0.14 ac against a typical 0.15 ac) and it is newer than 15% of them (1969 against a typical 1984). Measured against all of Los Angeles County, it is worth more than 60% 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 25682 Bellerive Dr, Valencia, CA?

The 2025 property tax bill for 25682 Bellerive Dr, Valencia, CA was $5,209. The county assessed it at $329,722.

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