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Single Family ResidenceResidential
$1,119,490$946 / 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 89How 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 $453,500 on Mar 22, 2002

8 FOREST

IRVINE, CA 92612
2
Beds
2
Baths
1,184 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.
2,958 ft²
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.
1
StoriesHow many floors the home has above ground.
5
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

$1.1M
$996K low$1.2M high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$453,500 · Mar 22, 2002

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,957 (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.$384,234 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$270,484
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$113,750
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$376,700

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.27 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
CountyORANGE
Lot (acres)The size of the land the home sits on, from county records.0.07
HeatingThe type of heating system in the home.Forced Air With Air Conditioning
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.

M
Rancho San Joaquin Middle SchoolA+
Middle · Grades 7–8 · 0.6 mi
E
University Park Elementary SchoolA+
Elementary · Grades KG–6 · 1.3 mi
H
University High SchoolA
High · Grades 9–12 · 1.6 mi

District: Irvine Unified School District

Neighborhood · ZIP 92612These 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.144
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 100.272

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.90%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.42%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.24%
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.30,294
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.4,758 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$90,445
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$120,775
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 Forest 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 less than 80% of homes in University Park
  • Costs more per square foot than 94% of homes in University Park
  • Smaller than 96% of homes in University Park
  • Has a smaller lot than 94% of homes in University Park
  • Newer than 85% of homes in University Park

What homes are worth in Irvine 92612

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

This home
$513K$2.7M

This home is worth more than 54% of homes in Irvine 92612.

How it measures up in Irvine 92612

The dot is this home. The mark in the middle is the typical home in Irvine 92612.

Estimated value$1,119,490
CheaperTypical $1,078,739Pricier

Pricier than 54% of homes nearby

Price per ft²$946
CheaperTypical $700Pricier

Pricier than 94% of homes nearby

Living area1,184 ft²
SmallerTypical 1,494 ft²Bigger

Bigger than 22% of homes nearby

Lot size2,958 ft²
SmallerTypical 3,659 ft²Bigger

Bigger than 6% of homes nearby

Year built1974
OlderTypical 1985Newer

Newer than 30% of homes nearby

How 8 Forest ranks against every home in each area.
MeasureThis homeUniversity ParkIrvine 92612Orange County
Estimated valuepricier than$1,119,49020% of homes54% of homes53% of homes
Price per ft²pricier than$94694% of homes94% of homes91% of homes
Living areabigger than1,184 ft²4% of homes22% of homes17% of homes
Lot sizebigger than2,958 ft²6% of homes6% of homes9% of homes
Year builtnewer than197485% of homes30% of homes50% of homes

About 8 Forest

How much is 8 Forest, Irvine, CA worth?

The TopHap Estimate for 8 Forest, Irvine, CA is $1,119,490 as of Aug 30, 2026. The likely range is $995,787 to $1,243,193. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8 Forest, Irvine, CA last sell?

8 Forest, Irvine, CA last sold on Mar 22, 2002 for $453,500, according to the county's recorded deed. TopHap holds 3 recorded sales for this parcel.

How big is 8 Forest, Irvine, CA?

8 Forest, Irvine, CA has 2 bedrooms, 2 bathrooms, 1,184 square feet of living space and a 0.07-acre lot.

When was 8 Forest, Irvine, CA built?

8 Forest, Irvine, CA was built in 1974, making it 52 years old. The building has 1 story.

What schools serve 8 Forest, Irvine, CA?

8 Forest, Irvine, CA is assigned to Rancho San Joaquin Middle School (middle), rated A+; University Park Elementary School (elementary), rated A+; University 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 Forest, Irvine, CA compare to other homes in Irvine 92612?

Among the 7,384 homes in Irvine 92612, it is worth more than 54% of them ($1,119,490 against a typical $1,078,739), its price per square foot is higher than 94% of them ($946 against a typical $700), it is bigger than 22% of them (1,184 ft² against a typical 1,494 ft²), its lot is bigger than 6% of them (2,958 ft² against a typical 3,659 ft²) and it is newer than 30% of them (1974 against a typical 1985). 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 8 Forest, Irvine, CA?

The 2025 property tax bill for 8 Forest, Irvine, CA was $3,957. The county assessed it at $384,234.

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