22187 Westcliff, Mission Viejo, California 92692, Mission Viejo, 92692 - 5 bed, 5 bath
22187 Westcliff
Mission Viejo, California 92692
Property Price
SUMMARY
Analysis of 22187 Westcliff, Mission Viejo, California 92692 reveals a property with a current list price of $2,998,000, which is 6% above the estimated $2,814,393 Fair Market Value. Buyers should carefully evaluate the pricing and consider negotiation opportunities. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. Located in a high-demand neighborhood within the Mission Viejo 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 |
|---|---|---|---|---|---|---|
★ 22187 Westcliff Subject | $2,998,000* List Price | 5 | 5 | 4,800 | $586 | - |
A 28911 Glen Ridge Sold | $2,512,500 | 5 | 5 | 4,650 | $540 | 0.1 mi |
B 22202 Crystal Pond Sold | $2,250,000 | 5 | 3 | 3,307 | $680 | 0.1 mi |
C 28811 Greenacres Sold | $2,120,000 | 5 | 3 | 3,307 | $641 | 0.1 mi |
D 22816 Maiden Lane Sold | $2,100,000 | 6 | 4 | 3,556 | $591 | 0.7 mi |
E 22691 Lajares Sold | $2,450,000 | 4 | 3 | 3,347 | $732 | 0.9 mi |
F 22421 Birchcrest Pending | $2,100,000 List Price | 5 | 5 | 3,520 | $597 | 0.5 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
Built in 1989, this property has undergone extensive and meticulous upgrades, making it move-in ready. The 'chef's kitchen' features modern stainless steel appliances, granite countertops, and well-maintained white cabinetry. Bathrooms are luxurious with high-quality stone finishes, dual vanities, and glass-enclosed showers. Flooring includes pristine travertine and hardwood. Significant updates like Milgard dual-paned windows, French doors, and paid solar panels contribute to its excellent condition and functionality. While the style of some finishes (e.g., granite) leans more towards classic luxury rather than ultra-modern, the overall quality, maintenance, and recent upgrades place it firmly in the 'Good' category, with many elements approaching 'Excellent'.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Middle School: Arroyo Vista Middle School (9/10).
- Prestigious Guard-Gated Community & Amenities
Located within the exclusive, guard-gated Canyon Crest enclave, offering resort-style amenities including tennis courts, three pools, sport courts, a gym, clubhouse, and Lake Mission Viejo membership, enhancing lifestyle and property value.
- Exceptional Multi-Generational Living
The 4,800 sqft home is perfectly designed for multi-generational living with a private upstairs apartment suite (bonus room, kitchenette, full bath, bedroom) and a spacious downstairs guest suite with a private entrance and ensuite bath.
CONSRISKS & DEFICIENCIES
- Absence of Central Air Conditioning Mention
Despite numerous upgrades, the property description does not explicitly mention a central air conditioning system, which could be a significant drawback for comfort in Southern California's climate, especially for a home built in 1989.
- High Monthly Association Fees
The $253.0 monthly association fee, while providing access to extensive amenities, represents a substantial ongoing cost that could impact a buyer's budget and overall affordability.
- Potential for Dated Core Infrastructure
Built in 1989, while many aesthetic and functional elements have been upgraded, the property's core infrastructure (e.g., plumbing, electrical beyond solar, non-cosmetic components) may still be original or require future maintenance and updates not explicitly detailed.
About 22187 Westcliff
RARE OPPORTUNITY - Situated within the prestigious, guard-gated enclave of Canyon Crest, 22187 Westcliff is a custom home that epitomizes refined elegance and timeless luxury, blended with an inviting warmth that welcomes all. This exceptional estate, set on a serene cul-de-sac, is a rare gem in a community renowned for its resort-style amenities. Striking architecture and manicured grounds, framed by a spacious motor court, create a captivating first impression. Inside, East Coast grandeur blends with California’s coastal charm. Exquisite custom millwork, opulent finishes, travertine floors, and curated details craft a luxurious yet comforting sanctuary. Spanning 4,800 square feet, this home is ideal for multi-generational living. Five spacious bedrooms and 4.5 elegant bathrooms ensure comfort. A private upstairs apartment suite—with a bonus room, kitchenette, full bath, bedroom, walk-in closet, and storage—offers versatility. The primary suite, reached via a graceful circular staircase, is a tranquil retreat rivaling top hotels. A spacious downstairs guest suite with a private ensuite bath and separate entrance adds convenience. Meticulous upgrades shine throughout. The chef’s kitchen inspires culinary creativity, while custom bookshelves, wainscoting, tray ceilings in the living room, and beamed ceilings in the family room elevate the ambiance. Milgard dual-paned windows and French doors flood the space with light, and paid solar panels generate surplus energy yearly. The oversized three-car garage, with new epoxy flooring, provides ample space. Outside, a remodeled pebble spa, firepit, and seating areas form a private oasis for al fresco dining and entertaining. Canyon Crest’s amenities elevate daily life: tennis courts, three pools, sport courts, a playground, a gym, a clubhouse, a billiards room, and vibrant social events. Membership at Lake Mission Viejo enriches your lifestyle with recreation and relaxation. 22187 Westcliff is more than a home—it’s a lifestyle, where luxury meets approachable elegance in Canyon Crest’s coveted community.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1989
- Lot Size
- 8,500 Sq. Ft.
Interior
- Total Bedrooms
- 5
- Total Bathrooms
- 5 (5 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $253.0 / Month
Neighborhood Insights
Mission Viejo Unified Schools
Arroyo Vista Elementary School
Grades K-5 • 1.4 mi
Castille Elementary School
Grades K-5 • 2.5 mi
Arroyo Vista Middle School
Grades 6-8 • 1.4 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 5.0 | 3.0 | 89% |
| Baths | 5.0 | 3.0 | 96% |
| Square foot | 4,800 | 1,902 | 99% |
| Lot Size | 8,500 | 4,950 | 94% |
| Price | $3.00M | $1.23M | 99% |
| Price per sq ft | $625 | $644 | 38% |
| Built year | 1989 | 1983 | 72% |
| HOA | $253.0 | $253 | 50% |
| Days on market | 169 | 150 | 60% |
Pricing History
Listed for Sale
Sep 19, 2025
$2,998,000
Initial Listing