Inside Orange County with Wendy Rawley

Inside Orange County with Wendy Rawley Inside Orange County is published by The Wendy Rawley Team at First Team Real Estate. Serving North Orange County.

Wendy Rawley, DRE #01898824: 15 years, $208M in career sales, 270+ homes sold, 59 five-star reviews. Wendy Rawley, REALTOR, CA DRE #01898824, brings 15 years and $208 million in career sales across North Orange County, with 270+ homes sold and 59 five-star reviews. Serving Anaheim, Anaheim Hills, Brea, Fullerton, La Habra, Orange, Placentia and Yorba Linda. Responsible broker: First Team Real Estate, CA DRE #01008773.

If you're searching for cul-de-sac homes in Orange, the City of Orange documents them in three specific tracts: Fairhave...
09/22/2026

If you're searching for cul-de-sac homes in Orange, the City of Orange documents them in three specific tracts: Fairhaven, Fairmeadow, and Fairhills.

All three were built by Joseph Eichler in the early-to-mid 1960s. Fairhaven (1960 to 1962, southeast Orange) and Fairhills (1963 to 1964, northeastern Orange) have irregular tract shapes with curved streets and cul-de-sacs. Fairmeadow (1963, north Orange) is mostly grid-like, with one cul-de-sac on the east side.

One thing to know: the city does not publish a tract-wide single-story count or blanket HOA status for any of the three. Lot size, association status, and story count still need to be confirmed parcel by parcel through the County Assessor or escrow.

Save this for when you start narrowing your Orange search down to a specific tract.

https://wendyrawleyteam.com/cul-de-sac-homes-in-orange

Wendy Rawley Team | First Team Real Estate | DRE #01898824
Equal Housing Opportunity

Pricing a home in Bella Vista on the Green Placentia starts with closed sales from its own recorded tract, not a citywid...
09/21/2026

Pricing a home in Bella Vista on the Green Placentia starts with closed sales from its own recorded tract, not a citywide average.

The community's documented anchor is tract number 14027, identified in California DRE subdivision public reports. Placentia's citywide median sale price was $1,149,000 across 87 homes sold in 35 days, but that number blends detached homes, townhouses, and condos together.

Redfin's property-type breakdown tells a more useful story: detached homes in Placentia carry a median of $1,214,288, townhouses $785,052, and condos $625,810. Before writing an offer here, confirm your parcel's recorded tract, the HOA's legal name and current dues, and whether the home is attached or detached.

Save this before you sit down to price a home in this tract.

https://wendyrawleyteam.com/bella-vista-on-the-green-placentia

Wendy Rawley Team | First Team Real Estate | DRE #01898824 | Equal Housing Opportunity

Brea is the Spanish word for tar, and that is exactly why the city carries this name today.According to the City of Brea...
09/18/2026

Brea is the Spanish word for tar, and that is exactly why the city carries this name today.

According to the City of Brea's own history, tar seeped from the hills around the area, and that seepage gave the town its name. The name became official on January 19, 1911, when the map previously recorded as Randolph was refiled under the new name, Brea.

One thing worth knowing: the city's primary records do not name the person who coined the word. A separate account credits a man named W.J. Hole as the filer of the 1911 map, but that comes from an exhibit document rather than a confirmed city or county record.

Save this for the next time someone asks you why Brea is called Brea.

https://wendyrawleyteam.com/what-does-brea-mean

Wendy Rawley Team | First Team Real Estate | DRE #01898824
Equal Housing Opportunity

The strongest homes with ADU potential in Anaheim are single-family parcels in the city's single-family zones (RH-1, RH-...
09/17/2026

The strongest homes with ADU potential in Anaheim are single-family parcels in the city's single-family zones (RH-1, RH-2, RH-3, RS-1, RS-2, RS-3, RS-4) with enough rear or side yard to fit a detached unit inside four-foot setbacks.

An existing garage or accessory structure often makes the lot a stronger candidate too, since converting existing space can avoid new setback conflicts and reduce construction.

Before you pay a premium for "ADU potential," the buildable envelope, sewer capacity, electric meter setup, and any HOA restrictions still need to be confirmed parcel by parcel; Anaheim's Public Works team can take up to 4 days to verify sewer capacity.

Anaheim's median home price sits at $966,000, with single-family homes at $1,055,382.

Save this for your next Anaheim home tour so you know what to check before you fall for a big backyard.

https://wendyrawleyteam.com/anaheim-homes-with-adu-potential

Wendy Rawley Team | First Team Real Estate | DRE #01898824
Equal Housing Opportunity

In Anaheim Hills, the strongest homes with ADU potential are detached single-family houses on larger, flatter lots with ...
09/15/2026

In Anaheim Hills, the strongest homes with ADU potential are detached single-family houses on larger, flatter lots with an existing garage or accessory structure and room for an 800-square-foot detached unit within four-foot setbacks.

A flat yard pad, a wide garage that could convert to living space, and single-story massing next to where the ADU would sit all make a lot easier to work with. State law sets that 800-square-foot size as a floor, not a ceiling, but the final number still depends on the lot's shape, grading, and utility access.

Parts of Anaheim Hills sit inside High or Very High Fire Hazard Severity Zones, which can affect construction materials and cost, so it's worth checking a parcel's zone before assuming a design pencils out.

Save this for when you start touring homes with ADU plans in mind.

https://wendyrawleyteam.com/anaheim-hills-homes-with-adu-potential

Wendy Rawley Team | First Team Real Estate | DRE #01898824
Equal Housing Opportunity

09/14/2026

Which surprised you more, that equity is not a taxable gain, or how much the exclusion can erase? Comment BASIS below and save this to share with a neighbor who is weighing a sale. Long-time Placentia owners keep confusing equity with taxable gain, and it changes what they actually walk away with. Full breakdown here: https://www.go2wendy.com/2026/09/11/placentia-capital-gains-math-long-time-owner/

Santiago Hills is a planned residential area in East Orange, and the cleanest citywide comparison for a detached home th...
09/14/2026

Santiago Hills is a planned residential area in East Orange, and the cleanest citywide comparison for a detached home there is Orange's single-family median of $1,299,461 for July 2026, not the mixed all-property median of $1,249,000.

The area falls under DRE subdivision tract 13661 for the phase it covers, so the first step for any buyer is matching the specific parcel to its recorded tract and public report before assuming an HOA name or dues amount.

There is no single published home count or master HOA for the entire Santiago Hills name; both are parcel-specific, so the resale disclosure package is the reliable source for association name, current dues, and rules on the exact home.

Buyers should also confirm the CAL FIRE hazard zone for the specific address, since hillside parts of East Orange fall within High or Very High Fire Hazard Severity Zones.

Save this for when you start pulling comps on a specific Santiago Hills tract.

https://wendyrawleyteam.com/santiago-hills-orange

Wendy Rawley Team | First Team Real Estate | DRE #01898824
Equal Housing Opportunity

In Placentia, capital gains tax is based on your gain, not your equity, and those two numbers are not the same.Federal l...
09/11/2026

In Placentia, capital gains tax is based on your gain, not your equity, and those two numbers are not the same.

Federal law (IRC §121) may let you exclude up to $250,000 of gain if you file single, or up to $500,000 if you file jointly, when you have owned and lived in the home at least 2 of the last 5 years. California generally conforms to this same rule.

Your taxable gain is the sale price minus selling costs and your adjusted basis, then reduced by that exclusion. That means a home you own free and clear, with 100% equity, can still produce little or no taxable gain once the exclusion applies.

We handle the pricing side: what your Placentia home would realistically sell for today. Your CPA confirms the actual taxable number.

Save this for when you sit down with your CPA.

https://wendyrawleyteam.com/you-bought-in-placentia-decades-ago

Equal Housing Opportunity

Wendy Rawley Team | First Team Real Estate | DRE #01898824

If you want a larger home and yard in Yorba Linda, start with the estate-zoned tracts on the north side of the city, the...
09/10/2026

If you want a larger home and yard in Yorba Linda, start with the estate-zoned tracts on the north side of the city, then compare specific listings in Bryant Ranch, Travis Ranch, East Lake Village, and Vista Del Verde lot by lot.

One documented example is the Bastanchury Road estate tract. A city staff report describes 13.1 acres divided into 23 single-family lots, an average near 0.57 acres per lot.

July 2026 neighborhood medians ranged from Bryant Ranch at $1,049,000 to Vista Del Verde at $1,849,000, with Travis Ranch at $1,400,000 and East Lake Village at $1,749,000. None of those figures tells you the lot size of one specific home, so the real work happens after you pick an area.

Before you trust any lot number on a listing, confirm it against the county assessor's record and the recorded tract map.

Save this before you start touring homes on a bigger lot.

https://wendyrawleyteam.com/best-neighborhoods-in-yorba-linda-for

Wendy Rawley Team | First Team Real Estate | DRE #01898824
Equal Housing Opportunity

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18180 Yorba Linda Boulevard, Suite 501
Yorba Linda, CA
92886

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