13 Barberry, Lake Forest, California 92630, Lake Forest, 92630 - 5 bed, 6 bath
13 Barberry
Lake Forest, California 92630
Property Price
SUMMARY
Analysis of 13 Barberry, Lake Forest, California 92630 reveals a property with a current list price of $3,499,000, which is 12% above the estimated $3,106,478 Fair Market Value. Buyers should carefully evaluate the pricing and consider negotiation opportunities. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. Located in a high-demand neighborhood within the Lake Forest Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 13 Barberry Subject | $3,499,000* List Price | 5 | 6 | 3,723 | $834 | - |
A 111 Allen Sold | $2,976,552 | 5 | 6 | 4,038 | $737 | 0.7 mi |
B 160 Royal Sold | $2,592,000 | 5 | 6 | 3,838 | $675 | 0.9 mi |
C 271 Huckleberry Sold | $2,538,000 | 5 | 6 | 3,644 | $696 | 0.8 mi |
D 37 Barberry Sold | $3,250,000 | 5 | 6 | 3,728 | $872 | 0.1 mi |
E 130 Paddlewheel Active | $2,499,000 List Price | 5 | 6 | 3,559 | $702 | 0.7 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
Built in 2018, this property falls within the 10-year window for an excellent rating. It features high-end modern finishes including a 48-inch KitchenAid refrigerator, custom cabinetry, a secondary prep kitchen, and upgraded countertops. The home is equipped with contemporary luxury systems such as a Control4 smart home automation system, paid solar panels, and dual HVAC units, showing no signs of deferred maintenance.
PROSSTRENGTHS & OPPORTUNITIES
- Modern Luxury & Smart Integration
Built in 2018, this home features high-end designer finishes, a secondary prep kitchen, and a fully integrated Control4 smart home system, offering a turnkey contemporary lifestyle with paid-for solar panels.
- Premium Lot & Views
Situated on a premium lot within Baker Ranch, the property provides rare, unobstructed city light and mountain views visible through expansive sliding glass doors and a private master retreat balcony.
- Financial & Community Advantages
The property offers a significant financial benefit with no Mello-Roos taxes and a relatively low HOA fee, while providing access to upscale amenities including seven parks, three pools, and tennis courts.
CONSRISKS & DEFICIENCIES
- Aggressive Market Pricing
The current list price of $3.499M reflects a substantial increase from its 2021 sale price of $2.225M, which may present challenges regarding appraisal valuations and market appreciation expectations.
- Compact Lot Utility
With a lot size of 5,310 square feet for a 3,723 square foot home, the outdoor space is relatively limited, which may feel constrained for buyers seeking significant private yard area or large-scale outdoor entertaining.
About 13 Barberry
Welcome to 13 Barberry! This modern smart home is designed with all the comforts and features you need to enjoy a relaxing, peaceful lifestyle in the highly sought-after Baker Ranch. Imagine waking up to ***unobstructed views*** of the city lights, living on a premium lot, and having a resort-style pool, spa, and even a second kitchen! This beautifully maintained and manicured home boasts 5 bedrooms, 5.5 bathrooms, and a modern designer creates an elegant atmosphere. This luxurious property includes the following features: a built-in 48' KitchenAid refrigerator with custom cabinetry, upgraded countertops and backsplash throughout, beautiful hardwood floors, accent lighting, a surround sound system in the great room, tailor-built wall shelves with architectural lighting details, a designer fireplace, custom extra interior insulation for energy efficiency, and upgraded dual HVAC units. There's plenty of space for storage, and four of the bedrooms are suites. Plus, there's an added master retreat with a balcony, and a prep kitchen. Imagine waking up to breathtaking views from the great room's expansive sliding glass doors or relaxing on the master balcony--it's a joy! Plus, you'll have the control4 smart home automation and control monitoring system to make your home even more convenient and safe. This home is located next to the huge, centrally located Baker Ranch Park, making it convenient to enjoy the upscale amenities the community offers, hiking trails, including seven parks, three beautiful and private pool facilities, and two tennis courts. And the best news for the homeowner is that you'll be living in a well-planned community with no Mello-Roos! The property is being sold with paid for solar panels! Please come visit this magnificent property!
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 2018
- Lot Size
- 5,310 Sq. Ft.
Interior
- Total Bedrooms
- 5
- Total Bathrooms
- 6 (6 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $225.0 / Month
Neighborhood Insights
Lake Forest Unified Schools
Melinda Heights Elementary School
Grades K-6 • 3.8 mi
Rancho Santa Margarita Intermediate School
Grades 7-8 • 5.6 mi
Trabuco Hills High School
Grades 9-12 • 2.1 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 4.0 | 78% |
| Baths | 6.0 | 3.0 | 94% |
| Square foot | 3,723 | 2,185.5 | 95% |
| Lot Size | 5,310 | 5,395 | 49% |
| Price | $3.50M | $1.37M | 99% |
| Price per sq ft | $940 | $675 | 94% |
| Built year | 2018 | 1978 | 87% |
| HOA | $225.0 | $140 | 70% |
| Days on market | 17 | 178 | 1% |
Pricing History
Listed for Sale
Feb 18, 2026
$3,499,000
Initial Listing
Sold
Aug 12, 2021
$2,225,000
Public Record
Sold
Oct 16, 2018
$1,971,500
Public Record