20 Formero, Rancho Mission Viejo, CA 92694
- 5 beds
- 6 baths
- 3,943 sq ft
- 7,667 sq ft lot
- Built 2016
$2,987,000
Est. $21,487/mo with 20% down, 30-year fixed
$758 a sq ft against a $631 Rancho Mission Viejo median. Ask how it comparesSubdivision Aubergine
The home
About 20 Formero
WOW!! PRICE IMPROVEMENT AND LIST PRICE NOW INCLUDES $400K OF NEW DESIGNER FURNISHINGS!!! INDOORS AND OUTDOORS - TAGS ARE STILL ON!! Rivaling the finest luxury model homes, complete with bespoke appointments, custom upgrades, millwork, and a premium cul-de-sac location, this luxurious Aubergine home at Escencia in Rancho Mission Viejo is 100% turnkey. The expansive design, which extends approximately 3,943 square feet, features 5 ensuite bedrooms including detached guest casita and 5.5 baths. $475,000 spent on highest quality NEW designer furnishings and interior renovations. A gated courtyard entrance with custom stone fountain and casita hints at the upscale aesthetic indoors, where a towering foyer with dramatic circular staircase offers a grand introduction. A chic sitting room with custom wine bar and under-cabinet refrigerator opens to the courtyard, and straight ahead awaits the generously proportioned kitchen, dining room and family room. Anchored by an oversized island with seating, the kitchen is spectacular, featuring quartz countertops, white Shaker cabinetry, a walk-in pantry, and a custom backsplash that continues above the cabinets. High-end stainless-steel appliances include a built-in refrigerator, double-oven, and a KitchenAid pro-level cooktop with stainless backsplash and pot filler. Custom refinements including woodgrain plank tile flooring downstairs, hand-crafted millwork and accent walls, wide-plank wood flooring on the staircase and second floor, designer carpet in select living areas, a built-in latte and coffee station, ice maker, plantation shutters, Visual Comfort lighting fixtures, designer paint and wall coverings. An owned solar system, tankless water heater, security system, custom closets, and tandem three-car garage with epoxy flooring and built-in cabinetry are also featured. Upstairs, a spacious bonus room is convenient to all bedrooms, including a lux primary suite with tray ceiling, individual vanities, soaking tub, separate shower, walk-in closet and vanity. The wraparound homesite of nearly 7,667 square feet is worthy of a magazine spread. Enjoy a saltwater pool with stone waterfalls and grottos; a California room with linear fireplace, overhead heating and 106" projection screen; and an outdoor kitchen with custom stone countertops, 42" grill, sink and refrigerator. Stone and plank-tile decking adds an ideal finishing touch to the backyard, courtyard and driveway.
Property details for 20 Formero
This 5-bedroom, 6-bath single-family home sits in the Aubergine neighborhood of Rancho Mission Viejo in Orange County. It has 3,943 square feet of living space on a 7,667-square-foot lot and is listed at $2,987,000, about $758 per square foot. The home was built in 2016. The MLS record lists the assessor parcel number as 755-421-27. Highlights include a private pool and spa, a fireplace, an attached three-car garage, central air, an updated home, and Mediterranean architecture.
Photographs
Photos of 20 Formero, Rancho Mission Viejo
Specifications
Home Details
General Features
- Property Type
- Single Family Residence
- MLS Number
- OC26131472
- Year Built
- 2016
- Builder
- Tri Pointe
- Builder Model
- Plan 3
- Living Area (sq ft)
- 3,943
- Living Area Source
- Estimated
- Lot Size (sq ft)
- 7,667
- Lot Size (acres)
- 0.176
- Levels
- Two
- Bedrooms
- 5
- Full Baths
- 5
- Half Baths
- 1
- Garage Spaces
- 3
- Parking Spaces
- 5
- View
- Neighborhood, Pool
- Private Pool
- Yes
- HOA Dues
- $299
- HOA Frequency
- Monthly
- HOA Name
- Rancho MMC
- Parcel Number
- 75542127
- On Market Date
- 2026-06-17
- Listing Terms
- Standard, Trust
Interior Features
- Interior Features
- Breakfast Bar, Built In Features, Balcony, Tray Ceilings, Crown Molding, Dry Bar, Separate Formal Dining Room, Eat In Kitchen, Furnished, High Ceilings, In Law Floorplan, Open Floorplan, Pantry, Paneling Wainscoting, Quartz Counters, Stone Counters, Recessed Lighting, Wired For Data, Bedroom On Main Level, Entrance Foyer, Primary Suite
- Appliances
- Six Burner Stove, Built In Range, Barbecue, Convection Oven, Double Oven, Dishwasher, Exhaust Fan, Freezer, Gas Cooktop, Disposal, Ice Maker, Microwave, Refrigerator, Range Hood, Self Cleaning Oven, Tankless Water Heater, Water To Refrigerator, Water Heater, Dryer, Washer
- Flooring
- Carpet, Tile, Wood
- Heating
- Central, Forced Air, Fireplaces, Natural Gas
- Cooling
- Central Air, Dual, Energy Star Qualified Equipment
- Fireplace
- Family Room, Gas, Outside
- Laundry
- Washer Hookup, Electric Dryer Hookup, Gas Dryer Hookup, Inside, Laundry Room, Upper Level
- Main Level Bedrooms
- 1
- Main Level Bathrooms
- 2
- Entry Level
- 1
- Common Walls
- No Common Walls
- Windows
- Double Pane Windows, Shutters
- Doors
- Panel Doors, Sliding Doors
- Accessibility
- None
- Rooms
- Media Room, Primary Bedroom, Office, Bathroom, Kitchen, Dining Room, Primary Bathroom, Den, Bonus Room, Foyer, Laundry, Bedroom
Exterior Features
- Architectural Style
- Mediterranean, Modern
- Exterior Features
- Barbecue, Lighting
- Roof
- Concrete, Tile
- Construction
- Drywall, Stucco
- Foundation
- Slab
- Lot Features
- Cul De Sac, Landscaped, Level, Near Park, Sprinkler System, Street Level
- Patio and Porch
- Arizona Room, Covered, Open, Patio, Stone, Tile, Wrap Around
- Parking
- Concrete, Direct Access, Driveway, Garage Faces Front, Garage, Storage, Tandem
- Fencing
- Block
- Pool Features
- Gunite, Gas Heat, Heated, In Ground, Pebble, Private, Solar Heat, Salt Water, Waterfall, Association
- Spa
- Gunite, Heated, In Ground, Private
- Sewer
- Public Sewer
- Water
- Public
- Utilities
- Cable Available, Electricity Connected, Natural Gas Connected, Phone Available, Sewer Connected, Water Connected
- Condition
- Updated Remodeled, Turnkey
- Units
- 1
Community Features
- Subdivision
- Aubergine (ESAUBE)
- Community Features
- Biking, Curbs, Dog Park, Gutters, Hiking, Street Lights, Suburban, Sidewalks, Park
- Association Amenities
- Bocce Court, Clubhouse, Controlled Access, Sport Court, Dog Park, Fitness Center, Fire Pit, Game Room, Meeting Room, Meeting Banquet Party Room, Outdoor Cooking Area, Other Courts, Barbecue, Picnic Area, Paddle Tennis, Playground, Pickleball, Pool, Pet Restrictions, Pets Allowed, Recreation Room
- Security
- Prewired, Security System, Carbon Monoxide Detectors, Fire Detection System, Fire Sprinkler System, Smoke Detectors
The record
Property History for 20 Formero
| Date | Event | Price | Note |
|---|---|---|---|
| Oct 20, 2026 | Price reduced | $2,987,000 | From $2,995,000 |
| Jul 16, 2026 | Price reduced | $2,995,000 | From $3,275,000 |
| Jun 17, 2026 | Listed for sale | $3,275,000 | |
| Jan 22, 2026 | Sold | $2,875,000 | First Team Real Estate |
| Dec 21, 2020 | Sold | $1,670,000 | Deasy Penner Podley |
Added by Realatrends Real Estate
Flood, Fire and Earthquake Zones for 20 Formero
We looked up this home's map point in public government maps. These facts are not part of the MLS listing.
Hazard zones
- Flood zone
Zone X, area of minimal flood hazard. Outside FEMA's Special Flood Hazard Area.
FEMA National Flood Hazard Layer, FIRM panel 06059C0465J effective December 3, 2009. Checked October 15, 2026.
- Fire hazard severity zone
Moderate Fire Hazard Severity Zone, Local Responsibility Area.
CAL FIRE, State Fire Marshal map for Local Responsibility Areas, March 24, 2025. Checked October 15, 2026.
- Earthquake fault zone
Outside the Alquist-Priolo Earthquake Fault Zones.
California Geological Survey, Earthquake Fault Zones. Checked October 15, 2026.
- Liquefaction zone
Outside the liquefaction zones.
California Geological Survey, Seismic Hazard Zones map, Canada Gobernadora quadrangle, released September 23, 2002. Checked October 15, 2026.
- Landslide zone
Inside a Seismic Hazard Zone for earthquake-induced landslides.
California Geological Survey, Seismic Hazard Zones map, Canada Gobernadora quadrangle, released September 23, 2002. Checked October 15, 2026.
Internet and charging
- Fixed internet
Fiber: AT&T, up to 5,000 Mbps, at 280 of 285 residential locations in this census block. Fiber: Cox Communications, up to 2,000 Mbps, at 284 of 285. Fixed wireless: Verizon, up to 300 Mbps, at 216 of 285.
FCC National Broadband Map, provider-reported data as of December 31, 2025, for census block 060590320661002, not for this address. Not endorsed by the FCC. Checked October 15, 2026.
- EV charging
Nearest public charger 0.6 miles away (ABM, 3 Level 2 ports). 61 public charging ports within 3 miles.
U.S. Department of Energy, Alternative Fuels Data Center. Straight-line distance. Checked October 15, 2026.
These facts are for the listing's map point, which can sit off the lot. A zone line can also cross a lot, and agencies revise their maps. In cities, the fire zone line follows the State Fire Marshal's 2025 map; each city adopts its own map and may add areas. These lines are not a Natural Hazard Disclosure. Check the official maps and the seller's disclosures before you rely on them. Sources for the earthquake zone lines: Reproduced with permission, California Geological Survey, Webservice of Official Maps of Alquist-Priolo Earthquake Fault Zones (2025). Reproduced with permission, California Geological Survey, Webservice of Official Maps of Seismic Hazard Zones (2025).
Official maps
Cost of ownership
Estimated monthly payment
7.24% · 30-yr fixed$
$24,643/mo
10% down · 30-year fixed · $298,700 down
Principal & interest$18,321
Mortgage insurance (est., over 80% LTV)$1,120
Property tax (est. 1.62%)$4,032
Home insurance (rough est., varies widely)$871
HOA from listing$299
$21,487/mo
20% down · 30-year fixed · $597,400 down
Principal & interest$16,285
Property tax (est. 1.62%)$4,032
Home insurance (rough est., varies widely)$871
HOA from listing$299
$19,451/mo
30% down · 30-year fixed · $896,100 down
Principal & interest$14,249
Property tax (est. 1.62%)$4,032
Home insurance (rough est., varies widely)$871
HOA from listing$299
Estimated carrying cost
$5,202/mo
All cash · taxes and insurance only
Principal & interestNone (cash purchase)
Property tax (est. 1.62%)$4,032
Home insurance (rough est., varies widely)$871
HOA from listing$299
Estimate only, not a loan offer or quote. Principal and interest use the Freddie Mac 30-year fixed average of 7.24% (week of Oct 29, 2026); your rate will differ. A loan this size is typically a jumbo loan, which prices differently. Tax and insurance are modelled, not billed amounts; tax uses a typical Rancho Mission Viejo rate including a typical Mello-Roos allowance. Verify all figures. Full assumptions and disclosures.
Next steps
Buying 20 Formero
Want to see 20 Formero in person? We have guided buyers through Aubergine and the wider Rancho Mission Viejo market since 1983. Call to arrange a private tour, or send a note and we'll follow up.
Selling near 20 Formero
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The neighborhood
About Rancho Mission Viejo
Rancho Mission Viejo is a master-planned ranch community in South Orange County, bordered by San Juan Capistrano, San Clemente, Ladera Ranch, and the Cleveland National Forest. Built on a historic working cattle ranch and anchored by the nearly 17,000-acre Reserve at Rancho Mission Viejo, its villages of Sendero, Esencia, and Rienda sit within the Capistrano Unified School District.
Rancho Mission Viejo home sales, past 12 months
- Homes sold
- 205
- Median price
- $1,435,000
- Median days on market
- 33
- Median per sq ft
- $631
Recorded MLS closings of single-family homes, Oct 24, 2025 to Oct 24, 2026. Days on market run from listing to going under contract.
Price per square foot against recent Rancho Mission Viejo sales
At $758 per square foot, this home's asking price is 20% above the Rancho Mission Viejo median of $631 for single-family homes that closed in the past 12 months.
Recent Rancho Mission Viejo sales
| Address | Closed | Price | Sq ft | Per sq ft | Days on market |
|---|---|---|---|---|---|
| 842 Heather Road | Oct 22, 2026 | $1,868,888 | 3,129 | $597 | 14 |
| 34 Ocaso | Oct 20, 2026 | $1,335,000 | 2,186 | $611 | 55 |
| 72 Marisol | Oct 15, 2026 | $1,100,000 | 1,743 | $631 | 65 |
| 49 Cadencia | Oct 13, 2026 | $2,450,000 | 3,943 | $621 | 31 |
| 721 Crested Lark | Oct 8, 2026 | $1,275,000 | 2,065 | $617 | 160 |
Schools
Schools for 20 Formero
As listed in the MLS record. Confirm attendance boundaries with the school district.
- High
- Tesoro
- District
- Capistrano Unified
Living in Rancho Mission Viejo covers its schools, parks and beaches.
Location
Location
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Listed by Dean Lueck of Compass
Listing information updated Oct 20, 2026 at 3:18 PM PT. Source: CRMLS.
This information is for your personal, non-commercial use and may not be used for any purpose other than to identify prospective properties you may be interested in purchasing. The display of MLS data is usually deemed reliable but is NOT guaranteed accurate by the MLS. Buyers are responsible for verifying the accuracy of all information and should investigate the data themselves or retain appropriate professionals. Information from sources other than the Listing Agent may have been included in the MLS data. Unless otherwise specified in writing, the Broker/Agent has not and will not verify any information obtained from other sources. The Broker/Agent providing the information contained herein may or may not have been the Listing and/or Selling Agent.