Sonoma County property record for 16654 Watson Rd, Guerneville, CA 95446
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,314 sqft · built 1949 |
| Lot Size | 0.369 acres (16,080 sqft) |
| Owner | Trust Name on File |
| Tax Bill | $3,179 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 069-310-011-000 |
| Primary APN | 069-310-011-000 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Half Baths | 2 Half Baths |
| Total Rooms | 4 Rooms |
| Stories | 2 Stories |
| Building Area | 1,314 sqft Living Area |
| Gross Area | 1,634 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1949 |
|---|---|
| Effective Year Built | Effective 1949 |
| Architectural Style | Custom Design |
| Construction Type | Wood |
| Lot Area | 16,080 sqft (0.369 acres) |
| Garage Type | Attached |
| Garage Area | 320 sqft |
| Parking Spaces | 1 Parking Space |
| Cooling System | None |
|---|---|
| Heating System | Floor/Wall Furnace |
| Old Parcel Number | 069-310-011 |
|---|---|
| Street Address | 16654 WATSON RD |
| City | GUERNEVILLE |
| State | CA |
| Zip | 95446-8941 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | RR2UA |
| Legal Description | WATSON HEIGHTS SUB LOT 7 |
| Legal Subdivision | WATSON HEIGHTS SUB |
| Legal Block | 1 |
| Legal Lot Number | 7 |
| Jurisdiction | SONOMA CA |
| Township / Civil Division | RUSSIAN RIVER-SONOMA COAST |
| Census Block Group | 1 |
| Census Block | 1013 |
| Census Tract | 153709 |
16654 Watson Rd is owner-occupied and held in a trust since May 2008.
Source: Sonoma County records, as of September 1, 2026
| Owner of Record | Trust Name on File |
|---|---|
| Mailing Address | 16654 WATSON RD, GUERNEVILLE, CA 95446-8941 |
| 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 Transfer Date | May 16, 2008 |
| Transfer Doc | 0000045673 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 16654 Watson Rd was $3,179 with a homeowner's exemption.
Source: Sonoma County assessment roll, as of September 1, 2026
| Type | Name |
|---|---|
| State | California |
| County | Sonoma County |
| Secondary School District | West Sonoma County Union High School District (09 - 12) |
| Elementary School District | Guerneville Elementary School District (KG - 08) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $35,083 (+2%) Land $14,846 Building $20,237 | |
| 2025 | $3,179.00 Homeowner's exemption | $34,396 Land $14,555 Building $19,841 |
| 2023 | $2,775.00 (+7.31%) Homeowner's exemption | $33,062 Land $13,991 Building $19,071 |
| 2022 | $2,586.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 16654 Watson Rd in Zone X, an area of minimal flood risk, within 100 ft of a high-risk flood zone.
Source: FEMA National Flood Hazard Layer, effective February 15, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Nearest Special Flood Hazard Area | Zone AE, within 100 ft |
| Flood Insurance Requirement | Not required lenders may require it |
| Flood Insurance Cost | Premium on File median of 76 policies |
| Community Rating System | Class 10 (0% premium discount) |
| Nearby Flood Policies | 76 in force |
| Nearby Flood Claims | 28 (1995–2026) |
| Claims Outside the SFHA | 1 of 28 |
| Most Recent Claim | May 2026 · other causes |
| Claims by Event |
|
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 16654 Watson Rd is moderate, ranking above 53% of the US, with a 0.09% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 53% of the US · lower than 68% of California |
|---|---|
| Wildfire Likelihood | 0.09% annual chance |
| Exposure | Direct burnable vegetation |
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 | ARMSTRONG VALLEY-CAL WATER SERVICE (PUC) private · serves 539 people · EPA ID CA4910018 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Mar 2022 |
| Also Mapped Here | SWEETWATER SPRINGS CWD - GUERNEVILLE |
| Lead | 3 ppb (2023–2025) action level 15 ppb |
| Copper | 1.36 mg/L (2019–2021) action level 1.3 mg/L |
| 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.
Source: FCC Broadband Data Collection, based on 110 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Xfinity Cable | 1,200 / 35 |
5G and 4G LTE (outdoors only)
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