16 Groveside, Aliso Viejo, CA 92656
- 4 beds
- 3 baths
- 3,076 sq ft
- 5,480 sq ft lot
- Built 1999
$1,999,900
Subdivision Kensington
Open house
Open Houses
The home
About 16 Groveside
SPECTACULAR ELEVATED LOCATION, BREATHTAKING VIEWS, AND EXCEPTIONAL POTENTIAL TO GROW! Perched at the highest elevation in the prestigious gated Kensington enclave of Aliso Viejo, 16 Groveside combines timeless elegance, versatility, and sweeping panoramic views of Saddleback Mountain, surrounding valleys, and sparkling city lights. Built by Richmond American Homes, this beautifully appointed residence features 3 spacious bedrooms, 3 bathrooms, and a flexible, expansive floor plan. Inside, soaring ceilings, abundant natural light, and elegant rich hardwood flooring create an atmosphere of warmth and sophistication. Designed for everyday living and effortless entertaining, the home features inviting gathering spaces, a beautiful fireplace, and a chef-inspired kitchen with gorgeous quartz countertops, classic cabinetry, and a generous butcher block center island perfect for cooking and bringing everyone together. Brand-new designer carpeting complements the rich hardwood flooring throughout. Upstairs, the spacious primary suite offers a peaceful retreat, while an enormous open loft presents an opportunity to create one or two additional bedrooms, a home theater, executive office, or bonus room. And the possibilities don't stop there! The oversized 3-car tandem garage offers flexibility, with the third bay presenting potential for conversion into a convenient main-level primary suite, ideal for multigenerational living, extended family, or long-term guests. Imagine transforming this impressive 3-bedroom residence into a 5- or potentially 6-bedroom dream home customized to your needs! Step outside into an extraordinary backyard retreat, where beautiful custom hardscaping, an impressive built-in BBQ, and inviting outdoor entertaining areas create the perfect setting for gatherings, weekend cookouts, or relaxing beneath the Southern California sky. From morning coffee overlooking the hills to evening celebrations against sparkling city lights, this elevated setting offers a remarkable outdoor living experience. Enjoy spectacular sunrises, refreshing coastal breezes, and breathtaking views that make every day feel like a getaway. Ideally situated near Aliso Viejo's parks, scenic hiking and biking trails, shopping, dining, entertainment, and convenient freeway access, this exceptional property combines the privacy of gated living with the best of Orange County. Enjoy a beautiful home today while creating the home of your dreams tomorrow. Welcome to 16 Groveside!
Property details for 16 Groveside
This 4-bedroom, 3-bath single-family home sits in the Kensington neighborhood of Aliso Viejo in Orange County. It offers 3,076 square feet of living space and is listed at $1,999,900, about $650 per square foot. The home was built in 1999. The MLS record lists the assessor parcel number as 629-441-07. Highlights include panoramic and city lights views, a fireplace, a gated community, an attached three-car garage, a 5,480-square-foot lot, and central air. 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
- $1,999,900
- Days On Site
- New Today
- Bedrooms
- 4
- Inside Area (SqFt)
- 3,076 sqft
- Total Baths
- 3
- Full Baths
- 3
- Partial Baths
- N/A
- Lot Size
- 5,480 SqFt
- Year Built
- 1999
- MLS® Number
- PW26228436
- Status
- Coming Soon
- Property Tax
- N/A
- HOA/Condo/Coop Fees
- $307.33 monthly
- Sq Ft Source
- Assessor
General Features
- Property Type
- Single Family Residence
- MLS Number
- PW26228436
- Year Built
- 1999
- Living Area (sq ft)
- 3,076
- Living Area Source
- Assessor
- Lot Size (sq ft)
- 5,481
- Lot Size (acres)
- 0.1258
- Levels
- Two
- Bedrooms
- 4
- Full Baths
- 3
- Garage Spaces
- 3
- Parking Spaces
- 3
- View
- City Lights, Hills, Mountains, Panoramic, Trees Woods
- HOA Dues
- $205
- HOA Frequency
- Monthly
- HOA Name
- KENSINGTON COMMUNITY
- Parcel Number
- 62944107
- Listing Terms
- Standard
Interior Features
- Interior Features
- All Bedrooms Up, Loft
- Appliances
- Dryer, Washer
- Cooling
- Central Air
- Fireplace
- Family Room
- Laundry
- Laundry Room
- Main Level Bathrooms
- 1
- Entry Level
- 1
- Common Walls
- No Common Walls
- Rooms
- Bonus Room, Bedroom, Living Room, Loft
Exterior Features
- Lot Features
- Back Yard, Cul De Sac
- Pool Features
- None
- Sewer
- Public Sewer
- Water
- Public
- Units
- 1
Community Features
- Subdivision
- Kensington (KENS)
- Community Features
- Curbs, Sidewalks, Gated
- Association Amenities
- Controlled Access, Picnic Area, Playground
- Security
- Gated Community
- Second HOA Dues
- $307
- Second HOA Name
- ACVA
The record
Property History for 16 Groveside
| Date | Event | Price | Note |
|---|---|---|---|
| Oct 21, 2026 | Listed for sale | $1,999,900 |
No prior MLS sales on record for this home since 2012.
Added by Realatrends Real Estate
Flood, Fire and Earthquake Zones for 16 Groveside
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 06059C0428J effective December 3, 2009. Checked October 15, 2026.
- Fire hazard severity zone
Very High 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, San Juan Capistrano quadrangle, released December 21, 2001. Checked October 15, 2026.
- Landslide zone
Outside the earthquake-induced landslide zones.
California Geological Survey, Seismic Hazard Zones map, San Juan Capistrano quadrangle, released December 21, 2001. Checked October 15, 2026.
Internet and charging
- Fixed internet
Fiber: Cox Communications, up to 2,000 Mbps, at 1 of 510 residential locations in this census block. Cable: Cox Communications, up to 2,000 Mbps, at 509 of 510. DSL: AT&T, up to 100 Mbps, at 495 of 510.
FCC National Broadband Map, provider-reported data as of December 31, 2025, for census block 060590626331000, not for this address. Not endorsed by the FCC. Checked October 15, 2026.
- EV charging
Nearest public charger 0.4 miles away (ChargePoint, 2 Level 2 ports). 64 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$
$15,785/mo
10% down · 30-year fixed · $199,990 down
Principal & interest$12,462
Mortgage insurance (est., over 80% LTV)$750
Property tax (est. 1.01%)$1,683
Home insurance (rough est., varies widely)$583
HOA from listing$307
$13,651/mo
20% down · 30-year fixed · $399,980 down
Principal & interest$11,078
Property tax (est. 1.01%)$1,683
Home insurance (rough est., varies widely)$583
HOA from listing$307
$12,266/mo
30% down · 30-year fixed · $599,970 down
Principal & interest$9,693
Property tax (est. 1.01%)$1,683
Home insurance (rough est., varies widely)$583
HOA from listing$307
Estimated carrying cost
$2,573/mo
All cash · taxes and insurance only
Principal & interestNone (cash purchase)
Property tax (est. 1.01%)$1,683
Home insurance (rough est., varies widely)$583
HOA from listing$307
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 Aliso Viejo rate, excluding Mello-Roos. Verify all figures. Full assumptions and disclosures.
Next steps
Buying 16 Groveside
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Selling near 16 Groveside
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The neighborhood
About Aliso Viejo
Set in the San Joaquin Hills of south Orange County, Aliso Viejo was developed by the Mission Viejo Company on former Moulton Ranch land and incorporated in 2001 as the county's 34th city. It borders Aliso and Wood Canyons Wilderness Park, includes Soka University of America, and sits within the Capistrano Unified School District.
Aliso Viejo home sales, past 12 months
- Homes sold
- 110
- Median price
- $1,535,000
- Median days on market
- 18
- Median per sq ft
- $728
Recorded MLS closings of single-family homes, Oct 15, 2025 to Oct 15, 2026. Days on market run from listing to going under contract.
Price per square foot against recent Aliso Viejo sales
At $650 per square foot, this home's asking price is 11% below the Aliso Viejo median of $728 for single-family homes that closed in the past 12 months.
Recent Aliso Viejo sales
| Address | Closed | Price | Sq ft | Per sq ft | Days on market |
|---|---|---|---|---|---|
| 98 Endless Vista | Oct 8, 2026 | $2,100,000 | 3,400 | $618 | 8 |
| 19 Mallard Drive | Oct 8, 2026 | $1,990,000 | 2,312 | $861 | 29 |
| 5 Heatherwood | Oct 6, 2026 | $1,550,000 | 2,300 | $674 | 42 |
| 18 Lyon Ridge | Oct 6, 2026 | $1,936,000 | 3,260 | $594 | 81 |
| 10 Birchwood | Oct 2, 2026 | $730,000 | 1,174 | $622 | 9 |
Schools
Schools for 16 Groveside
As listed in the MLS record. Confirm attendance boundaries with the school district.
- Middle
- Don Juan Avila
- High
- Aliso Niguel
- District
- Capistrano Unified
Living in Aliso Viejo covers its schools, parks and beaches.
Location
Location
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Listed by George Barr of HomeSmart, Evergreen Realty
Listing information updated Oct 21, 2026 at 4:18 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.