San Joaquin County property record for 13551 S Union Rd, Manteca, CA 95336
| Property Type | Duplex |
|---|---|
| Details | 3 bd · 2.5 ba · 3,062 sqft · built 1988 |
| Lot Size | 1.8 acres (78,408 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $630,000 (May 2024) |
| Tax Bill | $7,712 (2026) |
| Flood Zone | Zone X (minimal risk) |
| APN | 204-100-280-000 |
| Primary APN | 204-100-280-000 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 2 Stories |
| Building Area | 3,062 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1988 |
|---|---|
| Effective Year Built | Effective 1988 |
| Architectural Style | Custom Design |
| Construction Type | Wood |
| Lot Area | 78,408 sqft (1.8 acres) |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Old Parcel Number | 204-100-28 |
|---|---|
| Street Address | 13551 S UNION RD |
| City | MANTECA |
| State | CA |
| Zip | 95336-9285 |
| Property Category | Residential |
| Property Type | Residential > Multi-Unit > Duplex |
| Local Zoning Code | AG40 |
| Legal Description | 03-FM 04/PT OF 02/PT TO 27/LLA/02134423 |
| Legal Subdivision | UNION RANCH 02 |
| Legal Block | 3 |
| Jurisdiction | SAN JOAQUIN CA |
| Township / Civil Division | MANTECA |
| Census Block Group | 3 |
| Census Block | 3022 |
| Census Tract | 5135 |
13551 S Union Rd, a duplex, is owned by two individuals who bought it in May 2024.
Source: San Joaquin County records, as of October 13, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 1839 MONIQUE ST, TRACY, CA 95304-5947 |
| 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 Sale | May 20, 2024 · Amount on File |
| Deed Sale | May 20, 2024 · Amount on File |
| Deed Document Number | 202441642 |
| Prior Transfer Date | Aug 19, 2002 |
| Prior Transfer Doc | 0000148728 |
| Record Updated | Oct 29, 2026 |
The 2026 property tax bill for 13551 S Union Rd was $7,712, up 1% from the year before.
Source: San Joaquin County assessment roll, as of September 24, 2025
| Type | Name |
|---|---|
| State | California |
| County | San Joaquin County |
| Unified School District | Manteca Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $7,712.00 (+1.03%) | |
| 2025 | $7,633.00 | $661,219 Land $183,543 Building $477,676 |
| 2023 | $7,300.00 (+1.74%) Homeowner's exemption | $635,545 Land $176,417 Building $459,128 |
| 2022 | $7,175.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 13551 S Union Rd in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective September 27, 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 7 (15% premium discount) |
| Nearby Flood Policies | 7 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.
Wildfire risk around 13551 S Union Rd is moderate, ranking above 40% of the US, with a 0.07% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 40% of the US · lower than 76% of California |
|---|---|
| Wildfire Likelihood | 0.07% annual chance |
| Exposure | None beyond 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 | SOUTH SAN JOAQUIN IRRIGATION DISTRICT serves 0 people · EPA ID CA5010040 |
|---|---|
| Water Source | Surface water |
| Last State Inspection | Sep 2025 |
| 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 546 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Frontier Fiber | 7,000 / 7,000 |
| Xfinity Cable | 2,000 / 250 |
| ezWave Fixed Wireless | 1,000 / 200 |
| unWired Broadband Fixed Wireless | 400 / 50 |
| Verizon Fixed Wireless | 300 / 20 |
| Ayera Technologies Fixed Wireless | 120 / 40 |
| Cal.net Fixed Wireless | 100 / 20 |
| AT&T Fixed Wireless | 100 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
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