The subject neighborhood is known as Pelican Crest and made up of 166 custom, very high quality SFRs. The community is bordered by 3,674 acres of permanently protected open space, including Crystal Cove State Park, Los Trancos, Muddy Canyons and Laguna Coast Regional Park. Pelican Hills is situated between the beach and the inland wilderness area in Crystal Cove State Park. The park incorporates 3.5 miles of beach, the historic Crystal Cove beach colony and 2,791 acres of wilderness area in the canyons. Living areas for sales over the past 2 years range from apx. 1,346 to 17,000 SF, average was apx. 4,838 SF. Lot areas were from 1,346 to 543,193 SF, average was apx. 13,135 SF. Days on the market was from 0 to 758 and the average was 84 days.  Sale/List price ratio was 93.04%. The property I apprased is 13,446sf with 7 bedrooms and 8.3 baths. I appraised this property on 12/31/2018. Values for similar properties in the $18,000,000 range. I have been appraising Orange County Real Estate for over 30 years and specialize in appraising high end coastal community properties.