13431 Epping Way, Tustin, CA 92780
- 6 beds
- 3 baths
- 2,513 sq ft
- 7,379 sq ft lot
- Built 1965
$1,380,000
Open house
Open Houses
The home
About 13431 Epping Way
6 Bedrooms. A Pool & Spa. No HOA. Welcome to Tustin! If space and flexibility are on your wish list, this home deserves a closer look! With 6 bedrooms and 3 bathrooms, this two-story home offers possibilities for multigenerational living, extended family, overnight guests, hobbies, or a home office or studio. 3 bedrooms, including the primary suite, and a second bathroom are located downstairs, with 3 additional bedrooms and a third bathroom upstairs. There are plenty of places to gather, including a large living room with a cozy fireplace, a family room/dining area that opens to the kitchen, and an additional bonus room overlooking the backyard. The kitchen features a five-burner gas cooktop, separate gas oven, new dishwasher, ample cabinetry, and two pantry storage areas flanking the refrigerator. And then there's the backyard! Spend sunny afternoons by the pool, relax in the attached spa, enjoy outdoor gatherings under the covered patio, or make use of the additional yard space. Whether you're entertaining, relaxing at home, or looking for room to play, there's plenty of potential to make this outdoor space your own. Fresh interior paint and new carpeting give the home a refreshed feel, while dual-pane windows, central heating and air conditioning, and owned solar panels add practical appeal. An attached two-car garage with direct access adds everyday convenience. Offering approx 2,513 sf of living space on an est 7,380 sf lot, this home is located on a cul-de-sac street and has no HOA dues or Mello-Roos taxes. Centrally located near parks, dining, shopping, and the many entertainment options Orange County has to offer, the home is served by the Tustin Unified School District. 6 bedrooms, multiple living areas, and a backyard pool and spa offer plenty of room to enjoy the Southern California lifestyle and make this home your own. Come explore the possibilities!
Property details for 13431 Epping Way
This 6-bedroom, 3-bath single-family home sits in Tustin in Orange County. It offers 2,513 square feet of living space and is listed at $1,380,000, about $549 per square foot. The home was built in 1965. The MLS record lists the assessor parcel number as 103-523-33. Highlights include a private pool and spa, a fireplace, an attached two-car garage, a 7,379-square-foot lot, central air, and traditional architecture. The detail sections on this page cover interior and exterior features, estimated taxes, HOA dues where they apply, and the map location.
Specifications
Home Details
At a glance
- Price
- $1,380,000
- Days On Site
- 2 Days
- Bedrooms
- 6
- Inside Area (SqFt)
- 2,513 sqft
- Total Baths
- 3
- Full Baths
- 3
- Partial Baths
- N/A
- Lot Size
- 7,379 SqFt
- Year Built
- 1965
- MLS® Number
- PW26221978
- Status
- Active
- Property Tax
- N/A
- HOA/Condo/Coop Fees
- N/A
- Sq Ft Source
- Assessor
General Features
- Property Type
- Single Family Residence
- MLS Number
- PW26221978
- Year Built
- 1965
- Living Area (sq ft)
- 2,513
- Living Area Source
- Assessor
- Lot Size (sq ft)
- 7,380
- Lot Size (acres)
- 0.1694
- Levels
- Two
- Bedrooms
- 6
- Full Baths
- 3
- Garage Spaces
- 2
- Parking Spaces
- 4
- View
- Neighborhood
- Private Pool
- Yes
- Parcel Number
- 10352333
- On Market Date
- 2026-10-14
- Listing Terms
- Standard
Interior Features
- Interior Features
- Breakfast Bar, Open Floorplan, Pantry, Bedroom On Main Level, Entrance Foyer, Main Level Primary, Primary Suite
- Appliances
- Dishwasher, Gas Cooktop, Disposal, Gas Oven, Gas Water Heater, Microwave, Refrigerator, Range Hood, Water Heater
- Flooring
- Carpet, Tile
- Heating
- Central, Forced Air, Natural Gas
- Cooling
- Central Air, Electric
- Fireplace
- Gas, Living Room
- Laundry
- Washer Hookup, Gas Dryer Hookup, In Garage
- Main Level Bedrooms
- 3
- Main Level Bathrooms
- 2
- Entry Level
- 1
- Common Walls
- No Common Walls
- Windows
- Double Pane Windows
- Doors
- Double Door Entry, Sliding Doors
- Rooms
- Primary Bedroom, Bathroom, Kitchen, Entry Foyer, Office, Foyer, Living Room, Bedroom, Family Room
Exterior Features
- Architectural Style
- Traditional
- Roof
- Composition, Tile
- Foundation
- Slab
- Lot Features
- Back Yard, Front Yard, Landscaped, Rectangular Lot, Yard
- Patio and Porch
- Concrete, Covered, Front Porch, Open, Patio
- Parking
- Concrete, Direct Access, Door Single, Driveway, Garage Faces Front, Garage, Off Street, Side By Side
- Fencing
- Block, Vinyl
- Pool Features
- Fenced, Gunite, Gas Heat, Heated, In Ground, Private
- Spa
- Gunite, Heated, In Ground, Private
- Sewer
- Public Sewer
- Water
- Public
- Utilities
- Electricity Connected, Natural Gas Connected, Sewer Connected, Water Connected
- Faces
- Southeast
- Units
- 1
Community Features
- Community Features
- Curbs, Gutters, Street Lights, Sidewalks
- Security
- Carbon Monoxide Detectors, Smoke Detectors
The record
Property History for 13431 Epping Way
| Date | Event | Price | Note |
|---|---|---|---|
| Oct 14, 2026 | Listed for sale | $1,380,000 |
No prior MLS sales on record for this home since 2012.
Added by Realatrends Real Estate
Flood, Fire and Earthquake Zones for 13431 Epping Way
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, 0.2 percent annual chance flood hazard. Outside FEMA's Special Flood Hazard Area.
FEMA National Flood Hazard Layer, FIRM panel 06059C0281J effective December 3, 2009. Checked October 15, 2026.
- Fire hazard severity zone
Not in a fire hazard severity zone on the State Fire Marshal's map.
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
Inside a Seismic Hazard Zone for liquefaction.
California Geological Survey, Seismic Hazard Zones map, Tustin quadrangle, released January 17, 2001. Checked October 15, 2026.
- Landslide zone
Outside the earthquake-induced landslide zones.
California Geological Survey, Seismic Hazard Zones map, Tustin quadrangle, released January 17, 2001. Checked October 15, 2026.
Internet and charging
- Fixed internet
Fiber: Cityside Fiber, up to 5,000 Mbps, at 36 of 36 residential locations in this census block. Cable: Spectrum, up to 1,000 Mbps, at 36 of 36. DSL: AT&T, up to 100 Mbps, at 36 of 36.
FCC National Broadband Map, provider-reported data as of December 31, 2025, for census block 060590755061004, not for this address. Not endorsed by the FCC. Checked October 15, 2026.
- EV charging
Nearest public charger 0.6 miles away (EVgo, 1 Level 2 and 2 DC fast ports). 503 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
7.40% · 30-yr fixed$
$10,819/mo
10% down · 30-year fixed · $138,000 down
Principal & interest$8,599
Mortgage insurance (est., over 80% LTV)$518
Property tax (est. 1.13%)$1,299
Home insurance (rough est., varies widely)$403
HOANot reported, not included
$9,346/mo
20% down · 30-year fixed · $276,000 down
Principal & interest$7,644
Property tax (est. 1.13%)$1,299
Home insurance (rough est., varies widely)$403
HOANot reported, not included
$8,390/mo
30% down · 30-year fixed · $414,000 down
Principal & interest$6,688
Property tax (est. 1.13%)$1,299
Home insurance (rough est., varies widely)$403
HOANot reported, not included
Estimated carrying cost
$1,702/mo
All cash · taxes and insurance only
Principal & interestNone (cash purchase)
Property tax (est. 1.13%)$1,299
Home insurance (rough est., varies widely)$403
HOANot reported, not included
Estimate only, not a loan offer or quote. Principal and interest use the Freddie Mac 30-year fixed average of 7.40% (week of Oct 15, 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 Tustin rate, excluding Mello-Roos. Verify all figures. Full assumptions and disclosures.
Next steps
Buying 13431 Epping Way
Want to see 13431 Epping Way in person? We have guided buyers through the Tustin market since 1983. Call to arrange a private tour, or send a note and we'll follow up.
Selling near 13431 Epping Way
Thinking of selling nearby? We bring current Tustin sales data and a clear pricing strategy to every listing, backed by more than 700 closed sales and over $1B in Orange County volume. Start with a free home valuation, or reach out to talk through your options.
The neighborhood
Tustin home sales, past 12 months
- Homes sold
- 231
- Median price
- $1,350,000
- Median days on market
- 12
- Median per sq ft
- $708
Recorded MLS closings of single-family homes, Oct 9, 2025 to Oct 9, 2026. Days on market run from listing to going under contract.
Price per square foot against recent Tustin sales
At $549 per square foot, this home's asking price is 22% below the Tustin median of $708 for single-family homes that closed in the past 12 months.
Recent Tustin sales
| Address | Closed | Price | Sq ft | Per sq ft | Days on market |
|---|---|---|---|---|---|
| 13232 Marshall | Oct 9, 2026 | $1,052,000 | 1,178 | $893 | 121 |
| 14442 Pinebrook | Oct 9, 2026 | $1,200,000 | 1,626 | $738 | 43 |
| 2142 Fallen Leaf | Oct 6, 2026 | $1,365,000 | 1,950 | $700 | 4 |
| 17881 Arbolada | Oct 6, 2026 | $1,407,000 | 1,863 | $755 | 11 |
| 12920 Mackenzie | Oct 1, 2026 | $1,535,000 | 1,995 | $769 | 65 |
Schools
Schools for 13431 Epping Way
As listed in the MLS record. Confirm attendance boundaries with the school district.
- Elementary
- Red Hill
- High
- Tustin
- District
- Tustin Unified
Location
Location
Photographs
Photos of 13431 Epping Way, Tustin
Nearby listings
Similar Homes for Sale in Tustin
Just listed
Newest Tustin Homes for Sale
Explore
Explore Tustin Real Estate
See every home for sale in Tustin, or search the full Orange County MLS on our live homes search. Questions about 13431 Epping Way? Talk to Realatrends.
- Tustin Homes for Sale
- Tustin 92780 Homes for Sale
- Tustin Single-Family Homes for Sale
- Tustin Homes with Pools for Sale
- Orange County Real Estate
Explore Orange County
Browse Homes by City
Listing alerts
Be first to see new Orange County listings
What criteria are you looking for?
New Orange County homes by email, often before they reach the big portals.
You are all set.
Listed by Karen Lu-Ferguson of Berkshire Hathaway HomeServices California Properties
Listing information updated Oct 16, 2026 at 6:13 AM 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.