Orange County property record for 117 Primrose Dr, Lake Forest, CA 92610
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 3 ba · 2,249 sqft · built 2016 |
| Lot Size | 0.06 acres (2,633 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $728,500 (Oct 2016) |
| Tax Bill | $8,752 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 612-163-42 |
| Primary APN | 612-163-42 |
|---|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 3 Baths |
| Building Area | 2,249 sqft Living Area |
| Year Built | Built 2016 |
|---|---|
| Lot Area | 2,633 sqft (0.06 acres) |
| Garage Area | 487 sqft |
| Parking Spaces | 2 Parking Spaces |
| Street Address | 117 PRIMROSE DR |
|---|---|
| City | LAKE FOREST |
| State | CA |
| Zip | 92610-2511 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | N TR 17439 BLK LOT 12 |
| Legal Tract | 17439 |
| Legal Lot Number | 12 |
| Jurisdiction | ORANGE CA |
| Township / Civil Division | IRVINE-LAKE FOREST |
| Census Block Group | 4 |
| Census Block | 4020 |
| Census Tract | 52422 |
117 Primrose Dr is owned and occupied by two individuals who bought it in October 2016.
Source: Orange County records, as of November 17, 2025
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 117 PRIMROSE DR, LAKE FOREST, CA 92610-2511 |
| 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 | Oct 12, 2016 · Amount on File |
| Deed Sale | Oct 12, 2016 · Amount on File |
| Deed Document Number | 2016000498740 |
| Record Updated | Jun 8, 2026 |
The 2025 property tax bill for 117 Primrose Dr was $8,752 with a homeowner's exemption.
Source: Orange County assessment roll, as of July 1, 2025
| Type | Name |
|---|---|
| State | California |
| County | Orange County |
| Municipality | Lake Forest City |
| Unified School District | Saddleback Valley Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2025 | $8,752.00 Homeowner's exemption | $845,220 Land $456,290 Building $388,930 |
| 2023 | $8,389.00 (+1.83%) Homeowner's exemption | $812,400 Land $438,572 Building $373,828 |
| 2022 | $8,238.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 117 Primrose Dr 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 |
| 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 117 Primrose Dr is low, with a 0.02% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 80% of the US · lower than 88% of California |
|---|---|
| Wildfire Likelihood | 0.02% annual chance |
| Exposure | None beyond ember reach |
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 192 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| AT&T Fiber · Fixed Wireless in parts of the area | 5,000 / 5,000 |
| Cox Communications Fiber · Cable in parts of the area | 2,000 / 2,000 |
| Verizon Fixed Wireless | 300 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: GeoLinks.
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