45 Via Vicina, Rancho Santa Margarita, California 92688, Rancho Santa Margarita, 92688 - 3 bed, 3 bath
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45 Via Vicina
Rancho Santa Margarita, California 92688
ACTIVE
CONDITION: EXCELLENT
3Beds
3Baths
1,429Sq Ft
1,000Lot Size
Property Price
LIST PRICE$899,700
EST. MARKET VALUE
$924,181
SUMMARY
This Stunning Move-In Ready Townhome is a Strong Value Opportunity, listed at $899,700—positioned well below the $924,182 Fair Market Value by 2%. This valuation gap offers $24,482 in Instant Equity. Featuring a Mint Condition Rating with a high-end renovated kitchen, complete re-pipe, and versatile loft, this home offers a premium lifestyle near Arroyo Vista Middle School (9/10). With no Mello-Roos and extensive SAMLARC amenities, it is an ideal acquisition for first-time buyers or owner-occupants seeking a turnkey, high-growth asset.
Estimated Market Value
$924,181
Based on Realkey algorithm analyzing recent comparable sales in Rancho Santa Margarita.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 45 Via Vicina Subject 3 bd · 3 ba · 1,429 sqft · $647 | $899,700* List Price | 3 | 3 | 1,429 | $647 | - |
A 6 Colibri Sold 2 bd · 3 ba · 1,531 sqft · $598 · 0.4 mi | $915,000 | 2 | 3 | 1,531 | $598 | 0.4 mi |
B 95 Pasto Rico Sold 3 bd · 3 ba · 1,329 sqft · $621 · 0.2 mi | $825,000 | 3 | 3 | 1,329 | $621 | 0.2 mi |
C 41 Via Lampara Active 3 bd · 3 ba · 1,407 sqft · $625 · 0.3 mi | $880,000 List Price | 3 | 3 | 1,407 | $625 | 0.3 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Excellent
TeardownExcellent
Property is new construction or fully renovated.
The property features a high-end, modern kitchen renovation with waterfall quartz countertops and premium stainless appliances that appear to be less than 5 years old. Additionally, the home has undergone a complete repipe and includes a newer whole-house water purification system, meeting the criteria for mint condition with no immediate maintenance required.
PROSSTRENGTHS & OPPORTUNITIES
- Great Schools
Middle School: Arroyo Vista Middle School (9/10).
- Prime Location & Amenities
Ideally situated within walking distance to RSM Lake, Central Park, and shopping, the property offers access to extensive SAMLARC amenities with the added financial benefit of no Mello-Roos and low HOA fees.
- Desirable End-Unit Layout
This rare end unit shares only one wall and features soaring ceilings that maximize natural light, along with a versatile loft that offers a builder-designed option for a third bedroom conversion.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Lot size discrepancy between mls listing and other public or private record. mls listing lot size in square feet =1000, other record lot size in square feet = 2063. Living area discrepancy between mls listing and other public or private record. mls listing living area = 1429, other record living area = 971. Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 3, other record bedroom count = 2.
- Market Positioning
A recent $50,000 price reduction after 32 days on the market suggests that the initial listing price may have exceeded current market expectations for the area.
- Limited Outdoor Space
With a lot size of only 1,000 square feet, the private outdoor area is restricted to a small patio, which may be a drawback for buyers seeking a traditional backyard or garden space.
About 45 Via Vicina
Welcome Home! This home is STUNNING. An exceptionally gorgeous & spacious end unit townhome, in the pristine Terracina community in the heart of town! Lots of extra street parking behind home - literally steps away. Beautiful 2 bedrooms plus a large loft (SEE LAST PICTURE for 3BR conversion Builder Option!) End unit townhome (sharing ONLY 1 wall with a neighbor) is rarely on the market! Tall entry door opens to a spacious living with soaring ceiling, gas fireplace, and glazed windows filling the room with natural light and airy feeling. Sliding glass door to the outdoor patio, a lovely patio to relax at the end of the day. There isn't a SQUATE INCH of SPACE WASTED Anywhere. The Kitchen? If a picture is worth a thousand words, there isn't enough space here to give it justice. We invite you to see the pictures. A chef's DREAM! Inside laundry room and an extra storage space under a staircase. Spacious Primary bedroom upstairs has a walk-in closet, ceiling fan, wall window shutters. Large open loft is perfect as a workplace, playroom exercise room, or can be converted to a 3rd bedroom… Two Car Garage, newer garage door with plenty of cabinets, newer LifeSource whole house water purification system, complete RePipe. The Terracina homes are ideally located within walking distance to beautiful RSM Lake, Central Park where the summer concerts and other community events take place, array of restaurant options ranging from high end to fast food, Cinepolis movie theatre, Shopping, Pickle Ball, library, Parks. The SAMLARC amenities includes the beach club lagoon at RSM lake which has a beach volleyball, water toy rentals, hiking trails, 4 Junior Olympic sized pools, 12 parks, and much more! LOW HOA, NO MELLO-ROOS, FHA AND VA APPROVED!! You don't want to miss the opportunity to own a home in this beautiful community. You'll Never Find a Better Location, LOCATION, L O C A T I O N!!!!!
Property Details
Public Facts
- Property Type
- Townhouse
- Year Built
- 1998
- Lot Size
- 1,000 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $376.0 / Month
Neighborhood Insights
Rancho Santa Margarita Unified Schools
Arroyo Vista Elementary School
Grades K-5 • 0.3 mi
7/10
Arroyo Vista Middle School
Grades 6-8 • 0.3 mi
9/10
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 3.0 | 2.6 |
| Baths | 3.0 | 3.0 |
| Square foot | 1,429 | 1,455.6 |
| Lot Size | 1,000 | 25,497.667 |
| Price | $899.7K | $859.1K |
| Price per sq ft | $630 | $615 |
| Built year | 1998 | 1990 |
| HOA | $376.0 | $512 |
| Days on market | 35 | 71 |
Pricing History
Listed for Sale
Oct 22, 2026
$899,700
$949,700
-5% Price Drop
Initial Listing
Price Change
Sep 20, 2026
$949,700
Initial Listing
Sold
Jun 27, 2025
$650,000
Public Record
Sold
May 22, 2008
$265,000
Public Record
Sold
Jun 20, 2005
$387,000
Public Record
Sold
May 28, 2003
$261,000
Public Record