12320 Willow Way, Pacoima, CA 91331 Property Records

Los Angeles County property record for 12320 Willow Way, Pacoima, CA 91331

Property Summary

Property Type	Condominium
Details	3 bd · 2 ba · 1,319 sqft · built 1987
Lot Size	3.94 acres (171,976 sqft)
Owner	2 Individual Names on File
Last Sale	$485,000 (Sep 2020)
Tax Bill	$6,491 (2025)
Deeds & Mortgages	Sep 2020 Sale & Mortgage Jul 2017 Sale & Mortgage
Flood Zone	Zone X (minimal risk)
APN	`2532-011-080`

Property Details

APN / Parcel Number

Primary APN	`2532-011-080`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Building Area	1,319 sqft Living Area

Exterior

Year Built	Built 1987
Effective Year Built	Effective 1987
Architectural Style	Condo/Apartment
Construction Type	Wood
Lot Area	171,976 sqft

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Street Address	12320 WILLOW WAY
City	PACOIMA
State	CA
Zip	91331-1471
Property Category	Residential
Property Type	Residential > Condominium / Townhouse > Condominium
Local Zoning Code	LARD2
Legal Description	TR=35777 LOT 4 CONDOMINIUM UNIT 127
Legal Subdivision	CALIFORNIA GLEN
Legal Tract	35777
Legal Block	1
Legal Lot Number	4
Jurisdiction	LOS ANGELES CA
Township / Civil Division	SAN FERNANDO VALLEY
Census Block Group	1
Census Block	1013
Census Tract	104105

Owner

12320 Willow Way, a condominium, is owned and occupied by two individuals who bought it in September 2020.

Source: Los Angeles County records, as of August 25, 2026

Owner of Record	2 Individual Names on File
Mailing Address	12320 WILLOW WAY, PACOIMA, CA 91331-1471
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.

Deeds, Mortgages & Sale History

Date	Document
Sep 4, 2020	Grant Deed, Transfer · Conventional Mortgage FAIRWAY INDEPENDENT MORTGAGE CORP
Jul 20, 2017	Grant Deed, Transfer · Conventional Mortgage CHRISTIAN CMNTY CU

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Sep 4, 2020 · Amount on File
Deed Sale	Sep 4, 2020 · Amount on File
Prior Sale	Jul 20, 2017 · Amount on File
Deed Document Number	20201056586
Prior Transfer Date	May 31, 1996
Prior Transfer Doc	0001109842
Record Updated	Oct 29, 2026

September 2020: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Sep 4, 2020
Property Address	12320 WILLOW WAY, PACOIMA, CA 91331-1471
Document Number	0001056586
Map Reference	MB 1088 PG 34-36
Instrument Date	Aug 20, 2020
Instrument	20-1056586
Transaction Type	Transfer
Record Updated	Sep 22, 2021
Title Company	FIDELITY NATIONAL TITLE

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants
Address	12320 WILLOW WAY, PACOIMA, CA 91331-1471

Mortgage

Document Number	0001056587
Date	Sep 4, 2020
Instrument	20-1056587

Lender

Name	FAIRWAY INDEPENDENT MORTGAGE CORP
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	360 Months
Due	Sep 1, 2050

July 2017: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	LOS ANGELES CA
Recording Date	Jul 20, 2017
Property Address	12320 WILLOW WAY, PACOIMA, CA 91331-1471
Document Number	0000812604
Instrument Date	Jun 21, 2017
Instrument	812604
Transaction Type	Transfer
Record Updated	Jul 25, 2017
Title Company	FIDELITY NATIONAL TITLE, FIDELITY TITLE

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$407.00
Amount Accuracy	Full Value
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Community Property
Address	12320 WILLOW WAY PACOIMA CA 913311471, PACOIMA, CA 91331-1471

Mortgage

Document Number	812605
Date	Jul 20, 2017
Instrument	812605

Lender

Name	CHRISTIAN CMNTY CU
Type	Credit Union
Address	SAN DIMAS, CA 91773

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	360 Months
Due	Jul 19, 2047

Tax Assessment & Valuation

The 2025 property tax bill for 12320 Willow Way was $6,491.

Source: Los Angeles County assessment roll, as of August 25, 2026

Property Jurisdictions

Type	Name
State	California
County	Los Angeles County
Municipality	Los Angeles City
Unified School District	Los Angeles Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$535,475 (+2%) Land $300,307 Building $235,168
2025	$6,491.00	$524,976 Land $294,419 Building $230,557
2023	$6,290.00 (+4.87%)	$504,593 Land $282,988 Building $221,605
2022	$5,998.00

Assessed value is set for property tax purposes and is not a market price estimate.

Flood

FEMA maps place 12320 Willow Way in Zone X, an area of minimal flood risk.

Source: FEMA National Flood Hazard Layer, effective September 30, 2026

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it

Values are read at the parcel center point; lenders make the official flood determination.

Wildfire

Wildfire risk around 12320 Willow Way is low, with a 0.01% annual chance of wildfire.

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	Low lower than 80% of the US · lower than 88% of California
Wildfire Likelihood	0.01% annual chance
Exposure	None beyond ember reach

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

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

Violations Reported to EPA

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.

Internet Providers

Source: FCC Broadband Data Collection, based on 809 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.

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