25 Grandview, Irvine, CA 92603 Property Records

Orange County property record for 25 Grandview, Irvine, CA 92603

Property Summary

Property Type	Single Family Home
Details	5 bd · 5.5 ba · 5,910 sqft · built 2005
Lot Size	0.324 acres (14,105 sqft)
Owner	Individual Name on Record
Last Sale	$7,938,000 (Sep 2024)
Tax Bill	$83,351 (2025)
Deeds & Mortgages	Jan 2022 Transfer Feb 2021 Transfer + 1 more
Flood Zone	Zone X (minimal risk)
APN	`478-434-09`

Property Details

APN / Parcel Number

Primary APN	`478-434-09`

Interior

Bedrooms	5 Beds
Full Baths	5.5 Baths
Half Baths	1 Half Bath
Building Area	5,910 sqft Living Area

Exterior

Year Built	Built 2005
Effective Year Built	Effective 2005
Lot Area	14,105 sqft (0.324 acres)
Garage Area	843 sqft
Parking Spaces	4 Parking Spaces
Pool Type	Pool with Hot Tub/Spa

Location & Zoning

Street Address	25 GRANDVIEW
City	IRVINE
State	CA
Zip	92603-0222
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Description	N TR 15949 BLK LOT 43
Legal Subdivision	LA CIMA PHASE 2
Legal Tract	15949
Legal Lot Number	43
Jurisdiction	ORANGE CA
Township / Civil Division	SOUTH COAST
Census Block Group	4
Census Block	4004
Census Tract	62655

Owner

Source: Orange County records, as of August 4, 2026

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record	Individual Name on Record
Mailing Address	2015 POLO CT, RIVERSIDE, CA 92506-5512
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Sole Owner

Deeds, Mortgages & Sale History

Date	Document
Jan 26, 2022	Intrafamily Transfer, Transfer
Feb 23, 2021	Intrafamily Transfer, Transfer
Jun 12, 2019	Grant Deed, Transfer FIRST AMERICAN TITLE

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Sep 26, 2024 · Amount on Record
Deed Sale	Sep 26, 2024 · Amount on Record
Prior Sale	Jun 12, 2019 · Amount on Record
Deed Document Number	2024250899
Prior Transfer Date	Jan 26, 2022
Prior Transfer Doc	0000035303
Record Updated	Sep 20, 2026

January 2022: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	ORANGE CA
Recording Date	Jan 26, 2022
Property Address	25 GRANDVIEW, IRVINE, CA 92603-0222
Document Number	0000035303
Map Reference	MB 853 PG 21-33
Instrument Date	Jan 26, 2022
Instrument	2022000035303
Transaction Type	Transfer
Record Updated	Jun 7, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Living Trust
Address	25 GRANDVIEW, IRVINE, CA 92603-0222

February 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	ORANGE CA
Recording Date	Feb 23, 2021
Property Address	25 GRANDVIEW, IRVINE, CA 92603-0222
Document Number	0000127288
Map Reference	MB 853 PG 21-33
Instrument Date	Sep 10, 2020
Instrument	2021000127288
Transaction Type	Transfer
Record Updated	Sep 14, 2021

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	25 GRANDVIEW, IRVINE, CA 92603-0222

June 2019: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	ORANGE CA
Recording Date	Jun 12, 2019
Property Address	25 GRANDVIEW, IRVINE, CA 92603-0222
Document Number	0000204621
Instrument Date	Jun 10, 2019
Instrument	204621
Transaction Type	Transfer
Record Updated	Jun 20, 2019
Title Company	FIRST AMERICAN TITLE

Transaction

Amount	Amount Recorded
Tax	$5,225.00
Amount Accuracy	Full Value
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	25 GRANDVIEW IRVINE CA 926030222, IRVINE, CA 92603-0222

Tax Assessment & Valuation

Source: Orange County assessment roll, as of August 4, 2026

Property Jurisdictions

Type	Name
State	California
County	Orange County
Municipality	Irvine City
Unified School District	Irvine Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$8,096,760 (+2%) Land $6,066,676 Building $2,030,084
2025	$83,351.00 (+42.22%)	$7,938,000 (+55.86%) Land $5,947,721 Building $1,990,279
2023	$58,609.00 (+1.8%)	$5,092,958 Land $3,308,900 Building $1,784,058
2022	$57,575.00

Assessed value is set for property tax purposes and is not a market price estimate.

Flood

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	3 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

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	Moderate above 51% of the US · lower than 70% of California
Wildfire Likelihood	0.1% 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.

Drinking Water

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

Violations Reported to EPA

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.

Internet Providers

Source: FCC Broadband Data Collection, based on 311 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 / 500
T-Mobile Fixed Wireless	100 / 20

May also be available: AT&T, Verizon.

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