16 Groveside
Aliso Viejo, CA 92656
Listing broker / agent: HomeSmart, Evergreen Realty · George Barr · 949-344-6916 · CRMLS
MLS # PW26228436 · Last checked Oct 22, 2026 02:17 UTC
About this property
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
- MLS number
- PW26228436
- Status
- Coming Soon
- Type
- Residential
- Subtype
- Single Family Residence
- Beds / baths
- 4 Beds • 3 Baths
- Living area
- 3,076 Sq Ft
- Lot size
- 0.1258 acres
- County
- Orange
- Year built
- 1999
- Stories
- 2
More property detailsCollapse
Listing
- Days on market
- 0
Building
- Year built
- 1999
- Year built source
- Assessor
- Stories
- 2
- Building stories
- 2
- Levels
- Two
- Entry level
- 1
- Living area source
- Assessor
Bathrooms
- Full bathrooms
- 3
Rooms & interior
- Main-level bedrooms
- 0
- Main-level bathrooms
- 1
- Rooms
- Bonus Room, Bedroom, Loft, Living Room
- Appliances
- Dryer, Washer
- Interior features
- All Bedrooms Up, Loft
- Cooling
- Central Air
- Fireplace
- Family Room
- Laundry
- Laundry Room
Exterior & parking
- Total parking spaces
- 3
- Garage spaces
- 3
- Attached garage
- Yes
- Pool
- None
- Lot features
- Back Yard, Cul De Sac
- Lot size source
- Assessor
- Property outlook
- City Lights, Hills, Mountains, Panoramic, Trees Woods
Utilities & community
- Water
- Public
- Sewer
- Public Sewer
- Community features
- Curbs, Sidewalks, Gated
- Association amenities
- Controlled Access, Picnic Area, Playground
Fees & lease terms
- Association
- Yes
- Association fee
- $205.00
- Association fee frequency
- Monthly
- Additional association fee
- $307.00
- Additional fee frequency
- Quarterly
Schools reported in the listing
- Elementary school
- Other
- Middle / junior school
- Don Juan Avila
- High school
- Aliso Niguel
- High school district
- Capistrano Unified
School information is supplied with the listing. Confirm current attendance boundaries and enrollment eligibility directly with the school district.
Nearby public schools
Nearby does not mean assigned. These are approximate straight-line distances from the property, not walking or driving routes. Confirm attendance boundaries, enrollment eligibility, grades and current school status directly with the district.
| School / district | Grades | Distance |
|---|---|---|
| Oak Grove Elementary (school website, opens in a new tab) Capistrano Unified · Aliso Viejo | K–5 | 0.3 mi |
| Don Juan Avila Elementary (school website, opens in a new tab) Capistrano Unified · Aliso Viejo | K–5 | 0.6 mi |
| Don Juan Avila Middle (school website, opens in a new tab) Capistrano Unified · Aliso Viejo | 6–8 | 0.6 mi |
| Orange County Academy of Sciences and Arts III (school website, opens in a new tab) Orange County Department of Education · Aliso Viejo | K–12 | 0.9 mi |
| Canyon Vista Elementary (school website, opens in a new tab) Capistrano Unified · Aliso Viejo | K–5 | 1.0 mi |
| Journey (school website, opens in a new tab) Capistrano Unified · Aliso Viejo | K–8 | 1.3 mi |
| Aliso Niguel High (school website, opens in a new tab) Capistrano Unified · Aliso Viejo | 9–12 | 1.5 mi |
| Aliso Viejo Middle (school website, opens in a new tab) Capistrano Unified · Aliso Viejo | 6–8 | 1.6 mi |
Source: California Department of Education · 2025-26 school locations. Downloaded Oct 2, 2026 UTC. This annual snapshot may not reflect later changes. Public schools only; not a complete list of education options. No ratings or attendance assignments are provided.
Check the California School Directory ↗Price and tax history
Asking price
- Current asking price
- $1,999,900
- MLS-reported original asking price
- $1,999,900
| Observed (UTC) | Asking price |
|---|---|
| Oct 21, 2026 23:23 | $1,999,900 |
MLS values are reported for this listing, not prior sales. Observation dates show when our importer saw an asking price, not when the MLS changed it. Up to 24 observations are retained; changes between refreshes may be missed. This is not a complete price or sales history.
Property taxes
Tax history is not available from the imported listing data.
Source: MLS feed. Only supplied tax years are shown, up to 10 years; this is not a county tax archive. Amounts may be corrected and taxes may change after purchase. Verify assessments and current taxes with the county. These values do not automatically fill the payment calculator.
Market trends in Aliso Viejo
Active residential homes for sale in Aliso Viejo, CA, available through this website's authorized feed. Includes residential subtypes; excludes rentals. Not the entire market or a valuation of this property.
Observed price activity · past 30 days
21 currently active listings have an observed price-change pair ending in this period. A listing can appear in both counts.
Calculated 2026-10-22 03:27 UTC. Source: this website's authorized MLS inventory. Import progress, freshness rules and coverage affect the figures. Medians exclude missing/invalid values; price per sq ft is the median of individual listing ratios. Price observations are limited to the last 24 per listing and may miss changes between refreshes. This is not a complete 30-day market report, historical inventory trend, appreciation measure, or sold-price analysis.