Los Angeles County property record for 11209 Ruffner Ave, Granada Hills, CA 91344
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,393 sqft · built 1959 |
| Lot Size | 0.177 acres (7,695 sqft) |
| Owner | 2 Individual Names on File |
| Tax Bill | $2,954 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 2682-024-012 |
| Primary APN | 2682-024-012 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 8 Rooms |
| Stories | 1 Story |
| Building Area | 1,393 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1959 |
|---|---|
| Effective Year Built | Effective 1959 |
| Architectural Style | Conventional |
| Exterior Material | Stucco |
| Construction Type | Wood |
| Roof Type | Gable |
| Roof Material | Composition Shingle |
| Lot Area | 7,695 sqft (0.177 acres) |
| Lot Dimensions | 104 ft deep x 74 ft wide |
| Heating System | Central |
|---|
| Street Address | 11209 RUFFNER AVE |
|---|---|
| City | GRANADA HILLS |
| State | CA |
| Zip | 91344-4254 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | LARS |
| Legal Description | TRACT # 22707 LOT 43 |
| Legal Subdivision | 22707 |
| Legal Tract | 22707 |
| Legal Block | 1 |
| Legal Lot Number | 43 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | SAN FERNANDO VALLEY |
| Census Block Group | 1 |
| Census Block | 1005 |
| Census Tract | 111201 |
11209 Ruffner Ave is owned and occupied by two individuals who acquired it in October 1994.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 11209 RUFFNER AVE, GRANADA HILLS, CA 91344-4254 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Joint Tenants |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Oct 10, 1994 |
| Transfer Doc | 0001862543 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 11209 Ruffner Ave was $2,954 with a homeowner's exemption.
Source: Los Angeles County assessment roll, as of August 25, 2026
| Type | Name |
|---|---|
| State | California |
| County | Los Angeles County |
| Municipality | Los Angeles City |
| Unified School District | Los Angeles Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $228,390 (+2%) Land $101,158 Building $127,232 | |
| 2025 | $2,954.00 Homeowner's exemption | $223,913 Land $99,175 Building $124,738 |
| 2023 | $2,874.00 (+4.55%) Homeowner's exemption | $215,221 Land $95,325 Building $119,896 |
| 2022 | $2,749.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 11209 Ruffner Ave in Zone X, an area of minimal flood risk, though there have been 1 flood claim nearby since 2005.
Source: FEMA National Flood Hazard Layer, effective September 30, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Claims | 1 (2005) |
| Claims Outside the SFHA | 1 of 1 |
| Most Recent Claim | Jan 2005 · Severe Storms, Flooding, Debris Flows, And Mudslides |
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
The area around 11209 Ruffner Ave has no burnable land within ember reach, so its wildfire risk is not rated.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Not rated no burnable land within ember reach |
|---|
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | LOS ANGELES-CITY, DEPT. OF WATER & POWER serves 3,875,566 people · EPA ID CA1910067 |
|---|---|
| Water Source | Surface water |
| Lead | 4 ppb (2021–2023) action level 15 ppb |
| Water Quality | Treatment failure resolved · Jan 2018 |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | None last 3 years |
Results are for the whole water system, not water tested at this address; lead at the tap also depends on the building's own pipes.
Source: FCC Broadband Data Collection, based on 553 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Frontier Fiber | 7,000 / 7,000 |
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| Verizon Fixed Wireless | 1,000 / 75 |
| AT&T Fixed Wireless | 100 / 20 |
May also be available: GeoLinks, T-Mobile.
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