16 Blue Spruce Dr, Mission Viejo, CA 92694

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Off Market May 2014 for $985K

$2,026,769

Est. refi paymentEst. refi $6,507/mo

•

3,100

sq ft

16 Blue Spruce Dr, Mission Viejo, CA 92694

About this home

This gorgeous plan 4 model is located in Willow Bend which is one of the most desirable neighborhoods in Ladera Ranch. It has everything you could want: Cul-de-sac location, panoramic views, pool, spa, outdoor fireplace and built in BBQ. It also features a private rose garden. This popular floorplan includes 5 bedrooms and 4 baths. It has a downstairs bedroom and bath which is currently being used as an office. Formal dining room easily seats 10 and is graced with high ceilings. Gourmet kitchen with granite countertops and spacious island for entertaining. Large family room is light and bright with romantic fireplace for cozy evenings. Extra large master with his and her walk in closets. Spacious master bath with separate shower and tub and dual vanities. Three car garage. Neighborhood has association pools, spas, tennis, skate park and numerous hiking trails.

Single-familyProperty Type

2002Year Built

6,081 sq ftLot Size

$654Est. Price/Sq.Ft.

3 car garageParking

Listed by Nora McLaughlin •DRE #01725269 • Tarbell, Realtors San Clemente

Bought with Robert Blatman •DRE #01343335 • First Team Real Estate

Bought with Susan Blatman •DRE #01407413 • First Team Real Estate

Redfin checked: 2 minutes ago

•Source:CRMLS #OC14025068

Redfin Estimate

$2,026,769

$1.0M since sold in May 2014$12K since August

Recently sold homes
Estimate history
Homes for sale

This home's estimate is 2.7% lower than the average sale price ($2.08M) of 6 comparable homes.

SOLD JUL 31, 2026
$2,287,500
A
4 beds3.5 baths3,382 sq ft
8 Ranunculus St, Mission Viejo, CA 92694
SOLD JUL 6, 2026
$2,150,000
B
4 beds3 baths3,100 sq ft
3 Blue Spruce, Mission Viejo, CA 92694
SOLD AUG 24, 2026
$2,440,000
C
5 beds4 baths3,909 sq ft
11 Craftsbury Pl, Mission Viejo, CA 92694
Compass
SOLD AUG 12, 2026
$1,800,000
D
4 beds3.5 baths3,400 sq ft
81 Zinnia St, Mission Viejo, CA 92694
Monarch Real Estate
BOUGHT WITH REDFIN APR 15, 2026
$1,725,000
E
5 beds3 baths2,585 sq ft
6 Pomegranate, Mission Viejo, CA 92694
SOLD JUL 10, 2026
$2,090,000
F
4 beds3.5 baths3,286 sq ft
25 Hallcrest, Mission Viejo, CA 92694

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Earn from this home

Sell

$1,352,448

Est. take-home

List your home with Redfin and save $10,134

Refinance

Est. cash available

Get cash now or lower your monthly rate

Rent

$7,941/mo

Redfin rental estimate

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Market trends in 92694, CA

Last updated August 2026

Buyer's Market

Seller's Market

Seller's market

Sale-to-List Price

99.4%

0.1% MoM

Median sale price

$1.3M

$38K MoM

Avg. days on market

50d

5 days MoM

Recently sold homes

165

6 MoM

New listings for sale

OPEN SUN, 1PM TO 4PM
$1,595,000
2 beds2.5 baths1,824 sq ft
34 Vagar St, Rancho Mission Viejo, CA 92694
COMING SOON
$1,449,000
4 beds2.5 baths1,932 sq ft
213 Sklar, Mission Viejo, CA 92694
Compass
NEW 30 HRS AGO
$5,499,000
5 beds6.5 baths5,282 sq ft
7 Fox Hole Rd, Mission Viejo, CA 92694
NEW 35 HRS AGO
$1,275,000
3 beds2 baths1,861 sq ft
110 Lindura, Rancho Mission Viejo, CA 92694
NEW 1 DAY AGO
$8,195,000
6 beds7.5 baths9,246 sq ft
12 Thomas, Mission Viejo, CA 92694
OPEN SUN, 1PM TO 4PM
$1,575,000
4 beds3 baths2,236 sq ft
770 Crested Lark, Rancho Mission Viejo, CA 92694
OPEN SUN, 2:15PM TO 4:15PM
$985,000
2 beds2.5 baths1,439 sq ft
232 Heartland Way, Rancho Mission Viejo, CA 92694
Avenor Real Estate
OPEN SUN, 2PM TO 4PM
$748,000
2 beds2 baths1,371 sq ft
5080 Geranium Rd, Rancho Mission Viejo, CA 92694
Avenor Real Estate
OPEN SUN, 1PM TO 4PM
$675,000
2 beds2 baths1,036 sq ft
1200 Lasso Way #301, Rancho Mission Viejo, CA 92675
OPEN SUN, 1PM TO 4PM
$2,330,000
4 beds3 baths3,227 sq ft
15 Julia St, Mission Viejo, CA 92694
See all

Provided by Redfin

Sale history for 16 Blue Spruce Dr

Year

Property tax

Land + Additions

Assessment*

2025

$15,660 (+1.6%)

$632,950 + $574,521

$1,207,471

2024

$15,413 (+1.7%)

$632,950 + $574,521

$1,207,471

2023

$15,150 (+1.9%)

$620,540 + $563,256

$1,183,796

2022

$14,864 (+2.1%)

$608,373 + $552,212

$1,160,585

2021

$14,553 (+1.5%)

$596,444 + $541,385

$1,137,829

2020

$14,336 (−0.7%)

$584,749 + $530,770

$1,115,519

2019

$14,434 (+0.5%)

$578,753 + $525,328

$1,104,081

2018

$14,359 (−0.7%)

$567,405 + $515,028

$1,082,433

2017

$14,467 (+1.1%)

$545,371 + $495,030

$1,040,401

2016

$14,306 (−0.7%)

$545,371 + $495,030

$1,040,401

2015

$14,408 (+29.6%)

$534,677 + $485,324

$1,020,001

2014

$11,120 (−0.8%)

$263,953 + $440,089

$704,042

2013

$11,206 (+1.8%)

$263,953 + $440,089

$704,042

2012

$11,007 (+4.3%)

$262,760 + $438,101

$700,861

2011

$10,556 (−0.2%)

$257,608 + $429,511

$687,119

2010

$10,575 (+0.4%)

$252,557 + $421,090

$673,647

2009

$10,537 (+4.0%)

$250,670 + $417,943

$668,613

2008

$10,135

$251,266 + $418,936

$670,202

Tax history for 16 Blue Spruce Dr

Year

Property tax

Land + Additions

Assessment*

2025

$15,660 (+1.6%)

$632,950 + $574,521

$1,207,471

2024

$15,413 (+1.7%)

$632,950 + $574,521

$1,207,471

2023

$15,150 (+1.9%)

$620,540 + $563,256

$1,183,796

2022

$14,864 (+2.1%)

$608,373 + $552,212

$1,160,585

2021

$14,553 (+1.5%)

$596,444 + $541,385

$1,137,829

2020

$14,336 (−0.7%)

$584,749 + $530,770

$1,115,519

2019

$14,434 (+0.5%)

$578,753 + $525,328

$1,104,081

2018

$14,359 (−0.7%)

$567,405 + $515,028

$1,082,433

2017

$14,467 (+1.1%)

$545,371 + $495,030

$1,040,401

2016

$14,306 (−0.7%)

$545,371 + $495,030

$1,040,401

2015

$14,408 (+29.6%)

$534,677 + $485,324

$1,020,001

2014

$11,120 (−0.8%)

$263,953 + $440,089

$704,042

2013

$11,206 (+1.8%)

$263,953 + $440,089

$704,042

2012

$11,007 (+4.3%)

$262,760 + $438,101

$700,861

2011

$10,556 (−0.2%)

$257,608 + $429,511

$687,119

2010

$10,575 (+0.4%)

$252,557 + $421,090

$673,647

2009

$10,537 (+4.0%)

$250,670 + $417,943

$668,613

2008

$10,135

$251,266 + $418,936

$670,202

*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.

Public record

Public record
Zoning

Beds

Baths

Stories

—

Lot width

—

Lot depth

—

Lot size

7,427 Sq. Ft.

Year renovated

2001

Sq. Ft.

3,191

Year built

2001

Style

Single Family Residential

County

Orange County

APN

75957220

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Jul 22, 2026.

Planned Community Combining District

The purpose of PC Planned Community Combining District (PC) is to provide the authority, regulations and procedures whereby large land areas can be planned, zoned, developed, and administered as individual integrated communities. It is intended that each planned community shall be planned so as to take maximum advantage of its location, environment, and physical features. Each individual planned community is expected to establish its own character in conformance with its own unique set of land use regulations, consistent with the enabling regulations and procedures set forth for this district.; The enabling regulations of this district are intended to provide the minimum regulations necessary to allow each planned community to be developed as an individual community and to provide for convenient administration of land use regulations after the original development has taken place. These regulations are also intended to provide such directions and requirements as are necessary to provide assurance that planned community programs shall be arranged, and language shall be used, in such a manner that regulations and other information may be easily located and clearly understood, and shall require a minimum amount of time to administer.

Permitted uses

Include but are not limited to:

No uses permitted by right

Property details

Parking

Parking / Garage Information
Attached Garage
# of Garage Spaces: 3
# of Parking Spaces: 3

Interior

Laundry Information
Has Laundry
Inside

Kitchen Information
Breakfast Counter / Bar, Formal Dining Room

Bathroom Information
# of Baths (Full): 3
# of Baths (3/4): 1

Cooling Information
Dual
Has Cooling

Room Information
Main Floor Bedroom

Fireplace Information
Family Room, Outdoors
Has Fireplace

Flooring Information
Carpet, Wood

Heating Information
Central Furnace
Has Heating

Interior Features
Levels: Two
Spa Features: In Ground
Has Spa

Exterior

Exterior Features
Pool Features: Association, Private
Has Pool

Lot Information
Lot Size Source: Assessor's Data
Lot Features: Cul-De-Sac

Property Information
Total # of Units: 99
Common Walls: No Common Walls
Living Area Source: Estimated
Parcel Number: 75957220
Has View
Year Built Source: Assessor

Financial

Assesments Information
Assessments: Mello-Roos

Utilities

Utilities Information
Sewer Available
Water Source: District/Public

Location

Multi-Unit Information
# of Units In Community: 99

Homeowners Association
Is Part of Association
Association Fee: $197
Association Fee Frequency: Monthly
Association Amenities: Playground, Tennis

Neighborhood Information
Community Features: Sidewalks

Location Information
Latitude: 33.55491300
Longitude: -117.63124100
Other Subdivision Name: Willow Bend (WILB)
Subdivision Name: Willow Bend (WILB)

Public facts

Beds: 5
Baths: 4.0
Sq. Ft.: 3,191
Stories: —
Lot Size: 7,427 square feet
Style: Single Family Residential
Year Built: 2001
Year Renovated: 2001
County: Orange County
APN: 75957220

Home facts updated by county records on Jul 22, 2026

Other

Listing Information
Days Active in MLS: 91
Continuous Days Active in MLS: 91

Listing Agent Information
List Agent First Name: Nora
List Agent Last Name: McLaughlin

Listing Office Information
List Office Name: Tarbell, Realtors San Clemente

Selling Agent Information
Buyer Agent First Name: Robert
Buyer Agent Last Name: Blatman
Co-Buyer Agent First Name: Susan
Co-Buyer Agent Last Name: Blatman

Selling Office Information
Buyer Office Name: First Team Real Estate
Co-Buyer Office Name: First Team Real Estate

Around this home

Schools

Ladera Ranch Elementary School

Public K-5 • Assigned • 0.3mi

9/10

Ladera Ranch Middle School

Public 6-8 • Assigned • 0.3mi

9/10

San Juan Hills High School

Public 9-12 • Assigned • 3.7mi

9/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Climate risks

1/10 Flood Factor

Minimal risk of a flood reaching the building in the next 30 years

6/10 Fire Factor

9% chance of being in a wildfire in next 30 years

4/10 Heat Factor

6 days above 95° expected this year, 19 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

4/10 Air Factor

5 unhealthy days expected this year, 5 days in 30 years

Provided by First Street

Historical weather

Mission Viejo, CA • 92694

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

In this area, properties receive around 9.2 hours in June and 7.1 hours in December, placing it above the U.S. average for solar exposure.

9.2 hrs

7.1 hrs

JuneDecember

Provided by Shadowmap

Estimated sale price

$1.93M – $2.33M

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Nearby similar homes

NEW 30 HRS AGO

$5,499,000

5 beds6.5 baths5,282 sq ft

7 Fox Hole Rd, Mission Viejo, CA 92694

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4 beds2.5 baths2,202 sq ft

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NEW CONSTRUCTION

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1232 Cottontail Rd, Rancho Mission Viejo, CA 92694

Listing provided by Zillow

NEW CONSTRUCTION

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Listing provided by Zillow

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Conrad Realtors Inc

OPEN SUN, 1:30PM TO 3:30PM

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New listings for sale in 92694

OPEN SUN, 1PM TO 4PM

$1,595,000

2 beds2.5 baths1,824 sq ft

34 Vagar St, Rancho Mission Viejo, CA 92694

COMING SOON

$1,449,000

4 beds2.5 baths1,932 sq ft

213 Sklar, Mission Viejo, CA 92694

Compass

NEW 30 HRS AGO

$5,499,000

5 beds6.5 baths5,282 sq ft

7 Fox Hole Rd, Mission Viejo, CA 92694

NEW 35 HRS AGO

$1,275,000

3 beds2 baths1,861 sq ft

110 Lindura, Rancho Mission Viejo, CA 92694

NEW 1 DAY AGO

$8,195,000

6 beds7.5 baths9,246 sq ft

12 Thomas, Mission Viejo, CA 92694

OPEN SUN, 1PM TO 4PM

$1,575,000

4 beds3 baths2,236 sq ft

770 Crested Lark, Rancho Mission Viejo, CA 92694

OPEN SUN, 2:15PM TO 4:15PM3D WALKTHROUGH

$985,000

2 beds2.5 baths1,439 sq ft

232 Heartland Way, Rancho Mission Viejo, CA 92694

Avenor Real Estate

OPEN SUN, 2PM TO 4PM3D WALKTHROUGH

$748,000

2 beds2 baths1,371 sq ft

5080 Geranium Rd, Rancho Mission Viejo, CA 92694

Avenor Real Estate

OPEN SUN, 1PM TO 4PM

$675,000

2 beds2 baths1,036 sq ft

1200 Lasso Way #301, Rancho Mission Viejo, CA 92675

Home values near 16 Blue Spruce Dr

Data from public records.

Address	Redfin Estimate
8 Blue Spruce Drive, Mission Viejo, CA 4 Beds \| 3 Baths \| 3167 Sq. Ft.	$2,011,503
12 Blue Spruce Drive, Mission Viejo, CA 5 Beds \| 4 Baths \| 3191 Sq. Ft.	$1,903,567

Address	Redfin Estimate
20 Blue Spruce Drive, Mission Viejo, CA 4 Beds \| 3 Baths \| 2861 Sq. Ft.	$1,801,345
14 Blue Spruce Drive, Mission Viejo, CA 4 Beds \| 3 Baths \| 2839 Sq. Ft.	$1,761,629

Address	Redfin Estimate
10 Blue Spruce Drive, Mission Viejo, CA 5 Beds \| 3 Baths \| 3108 Sq. Ft.	$2,134,005
18 Blue Spruce Drive, Mission Viejo, CA 5 Beds \| 3 Baths \| 3022 Sq. Ft.	$1,885,154

Property information provided by CRMLS when last listed in 2014. This data may not match . Learn more.

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GreatSchools Ratings provided by GreatSchools.org.

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About this home

Redfin Estimate

Earn from this home

Market trends in 92694, CA

Sale history for 16 Blue Spruce Dr

Tax history for 16 Blue Spruce Dr

Public record

Property details

Around this home

Schools

Lifestyle

Climate risks

Historical weather

Sun exposure

Nearby similar homes

New listings for sale in 92694

Home values near 16 Blue Spruce Dr

More real estate resources