Orange County property record for 14651 Pepper Tree Cir, Tustin, CA 92780
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,329 sqft · built 1976 |
| Lot Size | 0.12 acres (5,242 sqft) |
| Owner | 2 Trust Names on File |
| Tax Bill | $3,815 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 432-461-50 |
| Primary APN | 432-461-50 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 6 Rooms |
| Stories | 1 Story |
| Building Area | 1,329 sqft Living Area |
| 1st Floor Area | 1,329 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1976 |
|---|---|
| Effective Year Built | Effective 1976 |
| Architectural Style | Traditional |
| Exterior Material | Stucco |
| Construction Type | Frame |
| Roof Material | Wood Shingle |
| Lot Area | 5,242 sqft (0.12 acres) |
| Garage Area | 631 sqft |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 14651 PEPPER TREE CIR |
|---|---|
| City | TUSTIN |
| State | CA |
| Zip | 92780-6748 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | R1 |
| Legal Description | N TR 8912 BLK LOT 18 |
| Legal Tract | 8912 |
| Legal Lot Number | 18 |
| Jurisdiction | ORANGE CA |
| Township / Civil Division | ANAHEIM-SANTA ANA-GARDEN GROVE |
| Census Block Group | 4 |
| Census Block | 4001 |
| Census Tract | 52502 |
14651 Pepper Tree Cir is owner-occupied and held in a trust since April 2016.
Source: Orange County records, as of August 4, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 14651 PEPPER TREE CIR, TUSTIN, CA 92780-6748 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust, Living Trust |
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 Transfer Date | Apr 19, 2016 |
| Transfer Doc | 0000178777 |
| Record Updated | Sep 20, 2026 |
The 2025 property tax bill for 14651 Pepper Tree Cir was $3,815 with a homeowner's exemption.
Source: Orange County assessment roll, as of August 4, 2026
| Type | Name |
|---|---|
| State | California |
| County | Orange County |
| Municipality | Tustin City |
| Unified School District | Tustin Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $357,762 (+2%) Land $222,173 Building $135,589 | |
| 2025 | $3,815.00 Homeowner's exemption | $350,748 Land $217,817 Building $132,931 |
| 2023 | $3,567.00 (+1.57%) Homeowner's exemption | $337,129 Land $209,359 Building $127,770 |
| 2022 | $3,512.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 14651 Pepper Tree Cir in Zone X, an area of minimal flood risk, though there have been 3 flood claims nearby since 1983.
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 | 8 in force |
| Nearby Flood Claims | 3 (1983–2005) |
| Most Recent Claim | Jan 2005 · Severe Storms, Flooding, Debris Flows, And Mudslides |
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 14651 Pepper Tree Cir is low, with less than a 0.01% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 99.1% of the US · lower than 99.2% of California |
|---|---|
| Wildfire Likelihood | Under 0.01% 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 860 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Cityside Fiber Fiber | 5,000 / 5,000 |
| Spectrum Cable | 1,000 / 1,000 |
May also be available: AT&T, Cox Communications, GeoLinks, T-Mobile, Verizon.
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