16954 Hangtree Rd, Grass Valley, CA 95949 Property Records

Nevada County property record for 16954 Hangtree Rd, Grass Valley, CA 95949

Property Summary

Property Type	Single Family Home
Details	2 bd · 2.5 ba · 2,768 sqft · built 1975
Lot Size	2.58 acres (112,385 sqft)
Owner	2 Individual Names on File
Last Sale	$580,000 (Nov 2019)
Tax Bill	$6,958 (2025)
Deeds & Mortgages	Jun 2021 Transfer Nov 2019 Sale & Mortgage + 1 more
Flood Zone	Zone X (minimal risk)
APN	`023-190-023-000`

Property Details

APN / Parcel Number

Primary APN	`023-190-023-000`
Alternative APN	`23-190-23-000`

Interior

Bedrooms	2 Beds
Full Baths	2.5 Baths
Half Baths	1 Half Bath
Total Rooms	2 Rooms
Stories	1 Story
Building Area	2,768 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1975
Effective Year Built	Effective 1975
Architectural Style	Traditional
Lot Area	112,385 sqft
Terrain	Rolling
Garage Type	Attached
Garage Area	958 sqft
Parking Spaces	4 Parking Spaces
Porch	Porch
Patio Area	1,400 sqft

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central
Water Source	Commercial

Location & Zoning

Old Parcel Number	23-190-23-000
Street Address	16954 HANGTREE RD
City	GRASS VALLEY
State	CA
Zip	95949-6417
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	R1
Legal Description	PTN SE 1/4 13-15-8
Legal Range	8E
Legal Township	15N
Legal Section	13
Jurisdiction	NEVADA CA
Township / Civil Division	GRASS VALLEY
Census Block Group	2
Census Block	2003
Census Tract	102

Owner

16954 Hangtree Rd is owned and occupied by two individuals who acquired it in May 2021.

Source: Nevada County records, as of July 7, 2026

Owner of Record	2 Individual Names on File
Mailing Address	16954 HANGTREE RD, GRASS VALLEY, CA 95949-6417
Occupancy	Owner Occupied
Owner Type	Individual

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
Jun 17, 2021	Intrafamily Transfer, Transfer
Nov 1, 2019	Grant Deed, Transfer · Conventional Mortgage AMERICAN AIRLINES FCU
Jun 24, 2019	Deed of Trust, Mortgage · Line of Credit BANK OF THE WEST

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Nov 1, 2019 · Amount on File
Deed Sale	Nov 1, 2019 · Amount on File
Deed Document Number	201921890
Last Transfer Date	May 6, 2021
Transfer Doc	0000020877
Record Updated	Oct 29, 2026

June 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	NEVADA CA
Recording Date	Jun 17, 2021
Property Address	16954 HANGTREE RD, GRASS VALLEY, CA 95949-6417
Document Number	0000020877
Instrument Date	May 6, 2021
Instrument	20210020877
Transaction Type	Transfer
Record Updated	Jun 7, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	16954 HANGTREE RD, GRASS VALLEY, CA 95949-6417

November 2019: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	NEVADA CA
Recording Date	Nov 1, 2019
Property Address	16954 HANGTREE RD, GRASS VALLEY, CA 95949-6417
Document Number	0000021890
Instrument Date	Oct 24, 2019
Instrument	20190021890
Transaction Type	Transfer
Record Updated	Aug 23, 2021
Title Company	FIRST AMERICAN TITLE CO

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	16954 HANGTREE RD, GRASS VALLEY, CA 95949-6417

Mortgage

Document Number	0000021891
Date	Nov 1, 2019
Instrument	20190021891

Lender

Name	AMERICAN AIRLINES FCU
Type	Credit Union

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	359 Months
Due	Oct 1, 2049

Interest

Rate Type	Adjustable Rate
Rate	2.75%
Adjustable	Adjustable Rate Rider
Type Change Date	Dec 1, 2024
Change Frequency	Annually
Min Rate At Change	2.75%
Max Rate At Change	4.75%
Index	1-Year LIBOR
Max Rate	8.75%

June 2019: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	NEVADA CA
Property Address	16954 HANGTREE RD, GRASS VALLEY, CA 95949-6417
Document Number	0000015658
Instrument Date	Jun 24, 2019
Transaction Type	Mortgage
Record Updated	Mar 6, 2020
Title Company	OTHER

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	16954 HANGTREE RD GRASS VALLEY CA 959496417, GRASS VALLEY, CA 95949-6417

Mortgage

Document Number	0000015658
Date	Aug 15, 2019
Instrument	15658

Lender

Name	BANK OF THE WEST
Type	Bank
Address	OMAHA, NE 68154

Agreement

Type	Line of Credit
Amount	Amount on Record
Term	360 Months
Due	Aug 14, 2049

Interest

Rate Type	Adjustable Rate

Tax Assessment & Valuation

The 2025 property tax bill for 16954 Hangtree Rd was $6,958 with a homeowner's exemption.

Source: Nevada County assessment roll, as of July 7, 2026

Property Jurisdictions

Type	Name
State	California
County	Nevada County
Elementary School District	Grass Valley Elementary School District (KG - 08)
Secondary School District	Nevada Joint Union High School District (09 - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value	Assessed Market Value
2026		$730,637 (+15.19%) Land $176,571 Building $554,066
2025	$6,958.00 Homeowner's exemption	$634,311 Land $153,109 Building $481,202
2023	$6,642.00 (+0.97%) Homeowner's exemption	$609,681 Land $147,164 Building $462,517	$633,150
2022	$6,578.00

Assessed value and assessed market value are set for property tax purposes and are not market price estimates.

Flood

FEMA maps place 16954 Hangtree Rd in Zone X, an area of minimal flood risk.

Source: FEMA National Flood Hazard Layer, effective August 20, 2024

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 16954 Hangtree Rd is high, ranking above 74% of the US, with a 0.4% annual chance of wildfire.

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

Wildfire Risk	High above 74% of the US · above 50% of California
Wildfire Likelihood	0.4% annual chance
Exposure	Direct burnable vegetation

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	NEVADA ID - LOMA RICA serves 14,072 people · EPA ID CA2910006
Water Source	Surface water
Last State Inspection	Aug 2024
Lead	Under 1 ppb (2022–2024) action level 15 ppb

Violations Reported to EPA

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.

Internet Providers

Source: FCC Broadband Data Collection, based on 131 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Optimum Cable	500 / 20
Verizon Fixed Wireless	300 / 20
Starlink Satellite	280 / 30
SmarterBroadband Fixed Wireless	100 / 25
Cal.net Fixed Wireless	100 / 20

May also be available: DigitalPath.

Cell Coverage

5G (outdoors only) and 4G LTE

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