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Single Family ResidenceResidential
$1,165,961$602 / 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 84How 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 $569,000 on Dec 2, 2003

449 S WHEELER PL

ORANGE, CA 92869
3
Beds
2
Baths
1,937 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.
0.18 ac
Lot SizeThe size of the land the home sits on, from county records.
1964
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
7
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$1.2M
$983K low$1.3M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$569,000 · Dec 2, 2003

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$8,975 (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.$825,169 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$688,466
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$136,703
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$808,990

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.0.18
HeatingThe type of heating system in the home.Yes
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.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.

E
La Veta Elementary SchoolB
Elementary · Grades KG–6 · 0.1 mi
H
El Modena High SchoolA-
High · Grades 9–12 · 0.9 mi
M
Santiago Charter Middle SchoolB-
Middle · Grades 7–8 · 1.8 mi

District: Orange Unified School District

Neighborhood · ZIP 92869These 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.58
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 100.289

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.30%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.5.3%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.2%
PopulationHow many people live in this area.36,047
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.2,081 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$135,929
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$166,795
Average tempThe average temperature here across a full year.64°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.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

449 S Wheeler Pl 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 Orange County
  • Has a bigger lot than 73% of homes in Orange County
  • Older than 71% of homes in Orange 92869

What homes are worth in Orange 92869

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

This home
$495K$3.4M

This home is worth more than 48% of homes in Orange 92869.

How it measures up in Orange 92869

The dot is this home. The mark in the middle is the typical home in Orange 92869.

Estimated value$1,165,961
CheaperTypical $1,192,062Pricier

Pricier than 48% of homes nearby

Price per ft²$602
CheaperTypical $624Pricier

Pricier than 40% of homes nearby

Living area1,937 ft²
SmallerTypical 1,873 ft²Bigger

Bigger than 54% of homes nearby

Lot size0.18 ac
SmallerTypical 0.17 acBigger

Bigger than 55% of homes nearby

Year built1964
OlderTypical 1977Newer

Newer than 29% of homes nearby

How 449 S Wheeler Pl ranks against every home in each area.
MeasureThis homeOrange 92869Orange County
Estimated valuepricier than$1,165,96148% of homes53% of homes
Price per ft²pricier than$60240% of homes33% of homes
Living areabigger than1,937 ft²54% of homes61% of homes
Lot sizebigger than0.18 ac55% of homes73% of homes
Year builtnewer than196429% of homes29% of homes

About 449 S Wheeler Pl

How much is 449 S Wheeler Pl, Orange, CA worth?

The TopHap Estimate for 449 S Wheeler Pl, Orange, CA is $1,165,961 as of Sep 24, 2026. The likely range is $982,789 to $1,349,133. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 449 S Wheeler Pl, Orange, CA last sell?

449 S Wheeler Pl, Orange, CA last sold on Dec 2, 2003 for $569,000, according to the county's recorded deed.

How big is 449 S Wheeler Pl, Orange, CA?

449 S Wheeler Pl, Orange, CA has 3 bedrooms, 2 bathrooms, 1,937 square feet of living space and a 0.18-acre lot.

When was 449 S Wheeler Pl, Orange, CA built?

449 S Wheeler Pl, Orange, CA was built in 1964, making it 62 years old. The building has 1 story.

What schools serve 449 S Wheeler Pl, Orange, CA?

449 S Wheeler Pl, Orange, CA is assigned to La Veta Elementary School (elementary), rated B; El Modena High School (high), rated A-; Santiago Charter Middle School (middle), rated B-. All sit in Orange Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 449 S Wheeler Pl, Orange, CA compare to other homes in Orange 92869?

Among the 10,937 homes in Orange 92869, it is worth more than 48% of them ($1,165,961 against a typical $1,192,062), its price per square foot is higher than 40% of them ($602 against a typical $624), it is bigger than 54% of them (1,937 ft² against a typical 1,873 ft²), its lot is bigger than 55% of them (0.18 ac against a typical 0.17 ac) and it is newer than 29% of them (1964 against a typical 1977). Measured against all of Orange County, it is worth more than 53% 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 449 S Wheeler Pl, Orange, CA?

The 2025 property tax bill for 449 S Wheeler Pl, Orange, CA was $8,975. The county assessed it at $825,169.

More homes on S Wheeler Pl

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Assigned schools

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