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Single Family ResidenceResidential
$1,694,108$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 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

8 BLUE RIV

IRVINE, CA 92604
4
Beds
2.5
Baths
2,575 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.
0.12 ac
Lot SizeThe size of the land the home sits on, from county records.
1974
Year BuiltThe year the home was originally built, according to county records.
2
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.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$1.7M
$1.6M low$1.8M high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,921 (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.$171,944 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$58,766
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$113,178
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$168,573

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.12 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.30%
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.Traditional/Old
CountyORANGE
Lot (acres)The size of the land the home sits on, from county records.0.12
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(2)

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
Deerfield Elementary SchoolA+
Elementary · Grades KG–6 · 0.3 mi
M
Venado Middle SchoolA+
Middle · Grades 7–8 · 0.3 mi
H
Irvine High SchoolA+
High · Grades 9–12 · 1.0 mi

District: Irvine Unified School District

Neighborhood · ZIP 92604These 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.90
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.96
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.242

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.37%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.8.6%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.1%
PopulationHow many people live in this area.28,863
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.8,196 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$113,972
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$155,524
Average tempThe average temperature here across a full year.63°F
Annual precipHow much rain and melted snow falls here in a typical year.13 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

8 Blue Riv 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 90% of homes in El Camino Real
  • Costs less per square foot than 70% of homes in El Camino Real
  • Bigger than 91% of homes in El Camino Real
  • Has a smaller lot than 75% of homes in Orange County
  • Newer than 72% of homes in El Camino Real

What homes are worth in Irvine 92604

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

This home
$560K$2.2M

This home is worth more than 86% of homes in Irvine 92604.

How it measures up in Irvine 92604

The dot is this home. The mark in the middle is the typical home in Irvine 92604.

Estimated value$1,694,108
CheaperTypical $1,207,897Pricier

Pricier than 86% of homes nearby

Price per ft²$658
CheaperTypical $721Pricier

Pricier than 32% of homes nearby

Living area2,575 ft²
SmallerTypical 1,633 ft²Bigger

Bigger than 91% of homes nearby

Lot size0.12 ac
SmallerTypical 0.12 acBigger

Bigger than 50% of homes nearby

Year built1974
OlderTypical 1976Newer

Newer than 39% of homes nearby

How 8 Blue Riv ranks against every home in each area.
MeasureThis homeEl Camino RealIrvine 92604Orange County
Estimated valuepricier than$1,694,10890% of homes86% of homes81% of homes
Price per ft²pricier than$65830% of homes32% of homes57% of homes
Living areabigger than2,575 ft²91% of homes91% of homes81% of homes
Lot sizebigger than0.12 ac40% of homes50% of homes25% of homes
Year builtnewer than197472% of homes39% of homes49% of homes

About 8 Blue Riv

How much is 8 Blue Riv, Irvine, CA worth?

The TopHap Estimate for 8 Blue Riv, Irvine, CA is $1,694,108 as of Aug 30, 2026. The likely range is $1,571,069 to $1,817,147. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8 Blue Riv, Irvine, CA last sell?

8 Blue Riv, Irvine, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 8 Blue Riv, Irvine, CA?

8 Blue Riv, Irvine, CA has 4 bedrooms, 2.5 bathrooms, 2,575 square feet of living space and a 0.12-acre lot.

When was 8 Blue Riv, Irvine, CA built?

8 Blue Riv, Irvine, CA was built in 1974, making it 52 years old. It is a traditional/old home. The building has 2 stories.

What schools serve 8 Blue Riv, Irvine, CA?

8 Blue Riv, Irvine, CA is assigned to Deerfield Elementary School (elementary), rated A+; Venado Middle School (middle), rated A+; Irvine High School (high), rated A+. All sit in Irvine Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 8 Blue Riv, Irvine, CA compare to other homes in Irvine 92604?

Among the 8,071 homes in Irvine 92604, it is worth more than 86% of them ($1,694,108 against a typical $1,207,897), its price per square foot is higher than 32% of them ($658 against a typical $721), it is bigger than 91% of them (2,575 ft² against a typical 1,633 ft²), its lot is bigger than 50% of them (0.12 ac against a typical 0.12 ac) and it is newer than 39% of them (1974 against a typical 1976). Measured against all of Orange County, it is worth more than 81% 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 8 Blue Riv, Irvine, CA?

The 2025 property tax bill for 8 Blue Riv, Irvine, CA was $1,921. The county assessed it at $171,944.

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