Orange County property record for 109 Ambiance, Irvine, CA 92603
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 3.5 ba · 3,875 sqft · built 2003 |
| Lot Size | 0.151 acres (6,563 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $1,750,000 (Sep 2015) |
| Tax Bill | $23,520 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 481-131-35 |
| Primary APN | 481-131-35 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 3.5 Baths |
| Half Baths | 1 Half Bath |
| Building Area | 3,875 sqft Living Area |
| Year Built | Built 2003 |
|---|---|
| Effective Year Built | Effective 2003 |
| Lot Area | 6,563 sqft (0.151 acres) |
| Garage Area | 511 sqft |
| Parking Spaces | 2 Parking Spaces |
| Pool Type | Pool with Hot Tub/Spa |
| Street Address | 109 AMBIANCE |
|---|---|
| City | IRVINE |
| State | CA |
| Zip | 92603-4225 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | N TR 16301 BLK LOT 34 |
| Legal Tract | 16301 |
| Legal Lot Number | 34 |
| Jurisdiction | ORANGE CA |
| Township / Civil Division | SOUTH COAST |
| Census Block Group | 3 |
| Census Block | 3002 |
| Census Tract | 62654 |
109 Ambiance is owned and occupied by two individuals who bought it in September 2015.
Source: Orange County records, as of August 4, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 109 AMBIANCE, IRVINE, CA 92603-4225 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Sep 25, 2015 · Amount on File |
| Deed Sale | Sep 25, 2015 · Amount on File |
| Prior Sale | Jun 1, 2004 · Amount on File |
| Deed Document Number | 2015492912 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 109 Ambiance was $23,520 with a homeowner's exemption.
Source: Orange County assessment roll, as of August 4, 2026
| Type | Name |
|---|---|
| State | California |
| County | Orange County |
| Municipality | Irvine City |
| Unified School District | Irvine Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $2,172,692 (+2%) Land $1,275,843 Building $896,849 | |
| 2025 | $23,520.00 Homeowner's exemption | $2,130,091 Land $1,250,827 Building $879,264 |
| 2023 | $24,395.00 (+1.94%) Homeowner's exemption | $2,047,378 Land $1,202,256 Building $845,122 |
| 2022 | $23,930.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 109 Ambiance in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective September 27, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Community Rating System | Class 9 (5% premium discount) |
| Nearby Flood Policies | 1 in force |
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
Wildfire risk around 109 Ambiance is moderate, ranking above 55% of the US, with a 0.2% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 55% of the US · lower than 67% of California |
|---|---|
| Wildfire Likelihood | 0.2% annual chance |
| Exposure | Indirect within ember reach |
| Adjoins Burnable Land | Yes |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | IRVINE RANCH WATER DISTRICT serves 450,323 people · EPA ID CA3010092 |
|---|---|
| Water Source | Surface water |
| Last State Inspection | Nov 2023 |
| Lead | Under 1 ppb (2023–2025) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | None last 3 years |
Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.
Source: FCC Broadband Data Collection, based on 59 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Google Fiber Fiber | 2,000 / 1,000 |
| Cox Communications Cable | 2,000 / 100 |
| Verizon Fixed Wireless | 300 / 20 |
May also be available: AT&T, T-Mobile.
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