
13431 Epping Way, Tustin, CA 92780
13431 Epping Way, Tustin, CA 92780
Property Description
6 Bedrooms. Ground Floor Primary Suite. OWNED Solar. Pool & Spa. No HOA. Welcome to Tustin! If space and flexibility are on your wish list, this home deserves a closer look! With 6 bedrooms and 3 bathrooms, this two-story home offers possibilities for multigenerational living, extended family, overnight guests, hobbies, or a home office or studio. 3 bedrooms, including the primary suite, and a second bathroom are located downstairs, with 3 additional bedrooms and a third bathroom upstairs. There are plenty of places to gather, including a large living room with a cozy fireplace, a family room/dining area that opens to the kitchen, and an additional bonus room overlooking the backyard. The kitchen features a five-burner gas cooktop, separate gas oven, new dishwasher, ample cabinetry, and two pantry storage areas flanking the refrigerator. And then there's the backyard! Spend sunny afternoons by the pool, relax in the attached spa, enjoy outdoor gatherings under the covered patio, or make use of the additional yard space. Whether you're entertaining, relaxing at home, or looking for room to play, there's plenty of potential to make this outdoor space your own. Fresh interior paint and new carpeting give the home a refreshed feel, while dual-pane windows, central heating and air conditioning, and owned solar panels add practical appeal. An attached two-car garage with direct access adds everyday convenience. Offering approx 2,513 sf of living space on an est 7,380 sf lot, this home is located on a cul-de-sac street and has no HOA dues or Mello-Roos taxes. Centrally located near parks, dining, shopping, and the many entertainment options Orange County has to offer, the home is served by the Tustin Unified School District. 6 bedrooms, multiple living areas, and a backyard pool and spa offer plenty of room to enjoy the Southern California lifestyle and make this home your own. Come explore the possibilities!
Features & Amenities
Property Details
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Comparative Market Analysis
Residential Tier · 5 active · 5 closed
Tustin · Single Family Residence
Listed 6.2% above the median closed sale of $1,300,000. Closed comps sold at 93% of list — buyers have negotiating leverage.
Price Position
Positioned above the market — commands a premium.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 13141 Ranchwood Road | Tustin | 1968 | 3 | 2 | 1,805 | 7,350 | $828 | $1.50M | 33 | 77 |
| 14752 Romanza | Tustin | 1955 | 3 | 2 | 1,313 | 7,208 | $971 | $1.27M | 59 | 63 |
| 1236 La Colina | Tustin | 1952 | 4 | 3 | 1,691 | 13,200 | $884 | $1.50M | 27 | 61 |
| 13451 Browning | Tustin | 1965 | 3 | 2 | 1,810 | 13,200 | $870 | $1.57M | 51 | 60 |
| 14412 GRASSMERE | Tustin | 1968 | 3 | 2 | 1,500 | 4,055 | $799 | $1.20M | 5 | 60 |
| Total: 5 · Average | 3.2 | 2.2 | 1,623.8 | 9,002.6 | $870.4 | $1.41M | 35 | |||
| Median | 1,691 | $1.50M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1681 Blueberry Way | Tustin | 1964 | 06/30/2026 | 5 | 3 | 2,182 | 7,718 | $1.50M | $1.38M | $630 | 0.92 | 121 | 89 |
| 1362 Mauna Loa Road | Tustin | 1963 | 05/19/2026 | 5 | 3 | 1,998 | 7,424 | $1.26M | $1.23M | $616 | 0.97 | 36 | 86 |
| 13142 Laburnum Drive | Tustin | 1964 | 10/27/2026 | 5 | 3 | 2,268 | 6,954 | $1.38M | $1.28M | $567 | 0.94 | 102 | 82 |
| 13192 Silver Birch | Tustin | 1964 | 07/10/2026 | 4 | 3 | 2,678 | 7,362 | $1.45M | $1.30M | $485 | 0.90 | 122 | 82 |
| 13381 Epping | Tustin | 1964 | 04/08/2026 | 5 | 3 | 2,243 | 7,380 | $1.42M | $1.30M | $580 | 0.92 | 86 | 82 |
| Total: 5 · Average | 4.8 | 3.0 | 2,273.8 | 7,367.6 | $1.30M | $1.30M | $575.6 | — | 93.4 | ||||
| Median | 2,243 | $1.30M | $1.30M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.