31991 Viapavo Real, Coto De Caza, California 92679, Coto De Caza, 92679 - 4 bed, 5 bath
31991 Viapavo Real
Coto De Caza, California 92679
Property Price
SUMMARY
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 31991 Viapavo Real Subject | $1,699,000* List Price | 4 | 5 | 3,609 | $471 | - |
A 31675 Via Pato Sold | $2,048,000 | 4 | 6 | 4,080 | $502 | 0.3 mi |
B 23522 Via Alondra Sold | $2,000,000 | 4 | 3 | 3,583 | $558 | 0.4 mi |
C 32022 Via Buho Sold | $2,100,000 | 5 | 4 | 4,200 | $500 | 0.2 mi |
D 15 Mountain Laurel Sold | $1,960,000 | 4 | 4 | 3,544 | $553 | 0.3 mi |
E 6 Barneburg Sold | $2,075,000 | 5 | 5 | 3,515 | $590 | 0.3 mi |
F 12 Thorn Oak Sold | $1,975,000 | 5 | 5 | 3,515 | $562 | 0.3 mi |
G 31791 Via Perdiz Active | $1,599,000 List Price | 4 | 4 | 3,111 | $514 | 0.4 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is new construction or fully renovated.
Although originally built in 1978, the property has undergone extensive recent renovations that align with 'excellent' criteria. The kitchen is fully remodeled with high-end Thermador appliances, slab countertops, and a large island. The master bathroom has also been completely renovated. With vaulted ceilings, exposed beams, hardwood flooring, and new garage doors, the home presents as a modern, high-quality residence with no deferred maintenance.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Elementary School: Wagon Wheel Elementary School (9/10).
- Scenic Wilderness Views
The property offers exceptional, unobstructed views of rolling hills and former Audubon Society land, providing a rare and tranquil pastoral setting within a prestigious guard-gated community.
- Premium Modern Upgrades
The home features a fully remodeled chef’s kitchen equipped with Thermador appliances and slab countertops, alongside a completely renovated master bath, offering modern luxury in a classic ranch layout.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Living area discrepancy between mls listing and other public or private record. mls listing living area = 3609, other record living area = 3499.
- Market Stagnation and Pricing
The property has undergone four significant price reductions since its initial listing, dropping from $1.998M to $1.699M, which may suggest initial overpricing or difficulty in securing a buyer at previous valuations.
- Limited Lot-to-Structure Ratio
For a residence exceeding 3,600 square feet, the 6,552 square foot lot is relatively compact, potentially limiting private outdoor yard space compared to other estates in the Coto de Caza area.
About 31991 Viapavo Real
Enjoy the gracious charm of California ranch living in the Village of Coto de Caza! Welcome home to 31991 Via Pavo Real and its picture-perfect views. This home was constructed against the backdrop of the trails and natural beauty that was once Audubon Society land, and truly retains the feel of its pastoral roots. This 4-bedroom, 5-bath retreat is infused with natural light, beautiful architecture, and an open, airy ambiance; standout features include vaulted ceilings, exposed beams, hardwood and tile floors, two fireplaces, and floor-to-ceiling picture windows overlooking rolling hills and beyond. The fully remodeled kitchen offers a lovely view, elegant slab countertops, a Thermador range, large island. The master bath was fully remodeled. New garage doors. The upper great room brings living and dining together and is perfectly suited for entertaining. The first three bedrooms are conveniently located on the entry level, and the master bedroom is located on the main floor. Looking out over the wilderness, this home offers pristine views of golden hillsides, reminiscent of an earlier time. Deer, horses, and quail are the fabric of this pastoral lifestyle. Coto is a guard-gated community and one of Orange County's most prestigious, with two country clubs, golf courses, and equestrian facilities. Within minutes of shopping, restaurants, and all that Orange County has to offer. Single-fa
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1978
- Lot Size
- 6,552 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 5 (5 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $150.0 / Month
Neighborhood Insights
Coto De Caza Unified Schools
Tijeras Creek Elementary School
Grades K-5 • 1.8 mi
Cielo Vista Elementary School
Grades K-6 • 1.9 mi
Robinson Elementary School
Grades K-6 • 2.1 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 4.0 | 50% |
| Baths | 5.0 | 3.0 | 75% |
| Square foot | 3,609 | 2,790 | 73% |
| Lot Size | 6,552 | 6,785 | 48% |
| Price | $1.70M | $1.60M | 54% |
| Price per sq ft | $471 | $614 | 4% |
| Built year | 1978 | 1993 | 5% |
| HOA | $150.0 | $320 | 27% |
| Days on market | 108 | 191 | 15% |
Pricing History
Listed for Sale
Feb 14, 2026
$1,699,000
$1,799,000
-6% Price Drop
Initial Listing
Price Change
Feb 4, 2026
$1,799,000
$1,850,000
-3% Price Drop
Initial Listing
Price Change
Jan 18, 2026
$1,850,000
$1,898,000
-3% Price Drop
Initial Listing
Price Change
Jan 3, 2026
$1,898,000
$1,998,000
-5% Price Drop
Initial Listing
Price Change
Nov 19, 2025
$1,998,000
Initial Listing
Sold
Nov 6, 2017
$925,000
Public Record
Sold
Aug 7, 2009
$675,000
Public Record
Sold
May 24, 2002
$625,000
Public Record
Sold
Jul 22, 1997
$405,000
Public Record