Placer County property record for 1196 Formby Way, Roseville, CA 95747
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,341 sqft · built 1997 |
| Lot Size | 0.133 acres (5,783 sqft) |
| Owner | Trust Name on File |
| Last Sale | $131,000 (Oct 1997) |
| Tax Bill | $2,267 (2025) |
| Deeds & Mortgages | Jun 2022 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 480-090-012-000 |
| Primary APN | 480-090-012-000 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Building Area | 1,341 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1997 |
|---|---|
| Effective Year Built | Effective 1997 |
| Architectural Style | Bungalow |
| Construction Type | Frame |
| Lot Area | 5,783 sqft (0.133 acres) |
| Garage Area | 400 sqft |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Old Parcel Number | 480-090-012 |
|---|---|
| Street Address | 1196 FORMBY WAY |
| City | ROSEVILLE |
| State | CA |
| Zip | 95747-6456 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | LOT 365 SILVERADO OAKS UNIT 7 PH F MOR T-82 |
| Legal Subdivision | SILVERADO OAKS NO. 7 PH F |
| Legal Lot Number | 365 |
| Jurisdiction | PLACER CA |
| Township / Civil Division | ROSEVILLE |
| Census Block Group | 2 |
| Census Block | 2002 |
| Census Tract | 21048 |
1196 Formby Way is owner-occupied and held in a trust since June 2022.
Source: Placer County records, as of July 13, 2026
| Owner of Record | Trust Name on File |
|---|---|
| Mailing Address | 1196 FORMBY WAY, ROSEVILLE, CA 95747-6456 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust |
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 | Name on Deed |
|---|---|
| Last Sale | Oct 24, 1997 · Amount on File |
| Deed Sale | Oct 24, 1997 · Amount on File |
| Deed Document Number | 199766405 |
| Last Transfer Date | Jun 2, 2022 |
| Transfer Doc | 0000049381 |
| Record Updated | Sep 20, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | PLACER CA |
| Recording Date | Jun 15, 2022 |
| Property Address | 1196 FORMBY WAY, ROSEVILLE, CA 95747-6456 |
| Document Number | 0000049381 |
| Map Reference | MB T PG 82 |
| Instrument Date | Jun 2, 2022 |
| Instrument | 2022-0049381 |
| Transaction Type | Transfer |
| Record Updated | Jun 7, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Family Revocable Trust |
| Address | 1196 FORMBY WAY, ROSEVILLE, CA 95747-6456 |
The 2025 property tax bill for 1196 Formby Way was $2,267 with a homeowner's exemption.
Source: Placer County assessment roll, as of July 13, 2026
| Type | Name |
|---|---|
| State | California |
| County | Placer County |
| Municipality | Roseville City |
| Elementary School District | Dry Creek Joint Elementary School District (KG - 08) |
| Secondary School District | Roseville Joint Union High School District (09 - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $213,290 (+2%) Land $74,646 Building $138,644 | |
| 2025 | $2,267.00 Homeowner's exemption | $209,109 Land $73,183 Building $135,926 |
| 2023 | $2,212.00 (-0.09%) Homeowner's exemption | $200,992 Land $70,343 Building $130,649 |
| 2022 | $2,214.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 1196 Formby Way in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective May 17, 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 |
| Community Rating System | Class 1 (45% premium discount) |
| Nearby Flood Policies | 1 in force |
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 1196 Formby Way 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 | CITY OF ROSEVILLE serves 165,736 people · EPA ID CA3110008 |
|---|---|
| Water Source | Surface water |
| Last State Inspection | Dec 2024 |
| Lead | Under 1 ppb (2022–2024) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| 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. This system sells water to local utilities; the supplier billing this address may be one of them.
Source: FCC Broadband Data Collection, based on 575 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Fidium Fiber Fiber | 2,000 / 2,000 |
| Xfinity Cable | 2,000 / 250 |
| Verizon Fixed Wireless | 1,000 / 75 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: Astound Broadband, AT&T, Succeed.Net, unWired Broadband, Zeta Broadband.
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