Orange County property record for 25386 Via Verde, #3, Lake Forest, CA 92630
| Property Type | Condominium |
|---|---|
| Details | 2 bd · 1.5 ba · 1,020 sqft · built 1972 |
| Owner | Trust Name on File |
| Tax Bill | $1,566 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 932-470-15 |
| Primary APN | 932-470-15 |
|---|---|
| Alternative APN |
|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 1.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 6 Rooms |
| Stories | 2 Stories |
| Building Area | 1,020 sqft Living Area |
| Year Built | Built 1972 |
|---|---|
| Effective Year Built | Effective 1972 |
| Architectural Style | Condo/Apartment |
| Garage Area | 203 sqft |
| Parking Spaces | 1 Parking Space |
| Heating System | HVAC |
|---|
| Street Address | 25386 VIA VERDE, 3 |
|---|---|
| City | LAKE FOREST |
| State | CA |
| Zip | 92630-4604 |
| Property Category | Residential |
| Property Type | Residential > Condominium / Townhouse > Condominium |
| Legal Description | C TR 5966 BLD 4 LOT 206 UN 3 TR 5966 LOT 206 UNIT 3 BLDG 4 G-3, P-3 OF |
| Legal Tract | 5966 |
| Legal Block | DG |
| Legal Lot Number | 206 |
| Jurisdiction | ORANGE CA |
| Township / Civil Division | IRVINE-LAKE FOREST |
| Census Block Group | 2 |
| Census Block | 2010 |
| Census Tract | 52416 |
25386 Via Verde, #3 is held in a trust since November 2006.
Source: Orange County records, as of August 4, 2026
| Owner of Record | Trust Name on File |
|---|---|
| Mailing Address | 2085 SWAN DR, COSTA MESA, CA 92626-4765 |
| Owner Type | Company |
| Vesting | 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 | Name on Deed |
|---|---|
| Last Transfer Date | Nov 28, 2006 |
| Transfer Doc | 0000840959 |
| Record Updated | Sep 20, 2026 |
The 2025 property tax bill for 25386 Via Verde, #3 was $1,566.
Source: Orange County assessment roll, as of August 4, 2026
| 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 |
|---|---|---|
| 2026 | $151,728 (+2%) Land $83,805 Building $67,923 | |
| 2025 | $1,566.00 | $148,753 Land $82,161 Building $66,592 |
| 2023 | $1,501.00 (+1.76%) | $142,978 Land $78,971 Building $64,007 |
| 2022 | $1,475.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 25386 Via Verde, #3 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.
The area around 25386 Via Verde, #3 has no burnable land within ember reach, so its wildfire risk is not rated.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Not rated no burnable land within 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 628 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Cityside Fiber Fiber | 5,000 / 5,000 |
| Cox Communications Cable · Fiber in parts of the area | 2,000 / 100 |
| Verizon Fixed Wireless | 300 / 20 |
| AT&T DSL · Fixed Wireless in parts of the area | 100 / 20 |
May also be available: GeoLinks, T-Mobile.
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