20855 Black Oak Dr, Patterson, CA 95363 Property Records

Stanislaus County property record for 20855 Black Oak Dr, Patterson, CA 95363

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 2,010 sqft · built 2007
Lot Size	0.129 acres (5,632 sqft)
Owner	2 Individual Names on File
Last Sale	$519,000 (Oct 2023)
Tax Bill	$8,222 (2026)
Deeds & Mortgages	Feb 2026 Mortgage Oct 2023 Transfer + 4 more
Flood Zone	Zone X (minimal risk)
APN	`025-030-060-000`

Property Details

APN / Parcel Number

Primary APN	`025-030-060-000`
Alternative APN	`0253060000`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Building Area	2,010 sqft Living Area

Exterior

Year Built	Built 2007
Effective Year Built	Effective 2007
Construction Type	Wood
Lot Area	5,632 sqft (0.129 acres)
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Street Address	20855 BLACK OAK DR
City	PATTERSON
State	CA
Zip	95363-8916
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Description	DIABLO GRANDE, THE VINEYARDS 1 (43M07) LOT 60
Legal Subdivision	DIABLO GRANDE/VINEYARDS I
Legal Block	2
Legal Lot Number	60
Jurisdiction	STANISLAUS CA
Township / Civil Division	PATTERSON
Census Block Group	2
Census Block	2141
Census Tract	3300

Owner

20855 Black Oak Dr is owned and occupied by two individuals who acquired it in July 2025.

Source: Stanislaus County records, as of October 21, 2026

Owner of Record	2 Individual Names on File
Mailing Address	20855 BLACK OAK DR, PATTERSON, CA 95363-8916
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Community Property

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
Feb 12, 2026	Deed of Trust, Mortgage · Conventional Mortgage CALIFORNIA LOAN ASSOCIATES INC
Oct 19, 2023	Intrafamily Transfer, Transfer OLD REPUBLIC TITLE, OLD REPUBLIC TITLE COMPANY
Oct 19, 2023	Grant Deed, Transfer · Conventional Mortgage CALIFORNIA LOAN ASSOCIATES INC
Apr 22, 2022	Intrafamily Transfer, Transfer OLD REPUBLIC TITLE, OLD REPUBLIC TITLE COMPANY
Apr 22, 2022	Grant Deed, Transfer · Conventional Mortgage HOME POINT FINANCIAL CORPORATION
Sep 17, 2020	Grant Deed, Transfer · FHA Mortgage CROSSCOUNTRY MORTGAGE LLC

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Oct 19, 2023 · Amount on File
Deed Sale	Oct 19, 2023 · Amount on File
Prior Sale	Apr 22, 2022 · Amount on File
Deed Document Number	202349762
Last Transfer Date	Jul 7, 2025
Transfer Doc	0000035968
Record Updated	Oct 29, 2026

February 2026: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	STANISLAUS CA
Property Address	20855 BLACK OAK DR, PATTERSON, CA 95363-8916
Transaction Type	Mortgage
Record Updated	Feb 23, 2026
Title Company	UNKNOWN, ATLAS NATIONAL TITLE INSUR

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	20855 BLACK OAK DR, PATTERSON, CA 95363-8916

Mortgage

Document Number	0000008260
Date	Feb 12, 2026
Instrument	2026-0008260

Lender

Name	CALIFORNIA LOAN ASSOCIATES INC
Type	Mortgage Company
Address	ROCKLIN, CA 95765

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	361 Months
Due	Mar 1, 2056

October 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	STANISLAUS CA
Recording Date	Oct 19, 2023
Property Address	20855 BLACK OAK DR, PATTERSON, CA 95363-8916
Document Number	0000049761
Map Reference	MB 43 PG 7
Instrument Date	Oct 11, 2023
Instrument	2023-0049761
Transaction Type	Transfer
Record Updated	Oct 30, 2023
Title Company	OLD REPUBLIC TITLE, OLD REPUBLIC TITLE COMPANY

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	20855 BLACK OAK DR, PATTERSON, CA 95363-8916

October 2023: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	STANISLAUS CA
Recording Date	Oct 19, 2023
Property Address	20855 BLACK OAK DR, PATTERSON, CA 95363-8916
Document Number	0000049762
Map Reference	MB 43 PG 7
Instrument Date	Oct 10, 2023
Instrument	2023-0049762
Transaction Type	Transfer
Record Updated	Oct 30, 2023
Title Company	OLD REPUBLIC TITLE, OLD REPUBLIC TITLE COMPANY

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
Address	20855 BLACK OAK DR, PATTERSON, CA 95363-8916

Mortgage

Document Number	0000049763
Date	Oct 19, 2023
Instrument	2023-0049763

Lender

Name	CALIFORNIA LOAN ASSOCIATES INC
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	361 Months
Due	Nov 1, 2053

April 2022: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	STANISLAUS CA
Recording Date	Apr 22, 2022
Property Address	20855 BLACK OAK DR, PATTERSON, CA 95363-8916
Document Number	0000029923
Map Reference	MB 43 PG 7
Instrument Date	Apr 18, 2022
Instrument	2022-0029923
Transaction Type	Transfer
Record Updated	May 5, 2022
Title Company	OLD REPUBLIC TITLE, OLD REPUBLIC TITLE COMPANY

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	20855 BLACK OAK DR, PATTERSON, CA 95363-8916

April 2022: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	STANISLAUS CA
Recording Date	Apr 22, 2022
Property Address	20855 BLACK OAK DR, PATTERSON, CA 95363-8916
Document Number	0000029924
Map Reference	MB 43 PG 7
Instrument Date	Apr 15, 2022
Instrument	2022-0029924
Transaction Type	Transfer
Record Updated	May 5, 2022
Title Company	OLD REPUBLIC TITLE, OLD REPUBLIC TITLE COMPANY

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
Address	20855 BLACK OAK DR, PATTERSON, CA 95363-8916

Mortgage

Document Number	0000029925
Date	Apr 22, 2022
Instrument	2022-0029925

Lender

Name	HOME POINT FINANCIAL CORPORATION
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	361 Months
Due	May 1, 2052

September 2020: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	STANISLAUS CA
Recording Date	Sep 17, 2020
Property Address	20855 BLACK OAK DR, PATTERSON, CA 95363-8916
Document Number	0000070994
Map Reference	MB 43 PG 7
Instrument Date	Sep 15, 2020
Instrument	2020-0070994
Transaction Type	Transfer
Record Updated	Aug 17, 2021
Title Company	NORTH AMERICAN TITLE CO INC

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	20855 BLACK OAK DR, PATTERSON, CA 95363-8916

Mortgage

Document Number	0000070995
Date	Sep 17, 2020
Instrument	2020-0070995

Lender

Name	CROSSCOUNTRY MORTGAGE LLC
Type	Non-Lending Institution

Agreement

Type	FHA Mortgage
Amount	Amount on Record
Term	361 Months
Due	Oct 1, 2050

Tax Assessment & Valuation

The 2026 property tax bill for 20855 Black Oak Dr was $8,222, down 4.8% from the year before.

Source: Stanislaus County assessment roll, as of October 21, 2026

Property Jurisdictions

Type	Name
State	California
County	Stanislaus County
Unified School District	Newman-Crows Landing Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026	$8,222.00 (-4.78%)	$373,500 (-17%) Land $185,000 Building $188,500
2025	$8,635.00	$450,000 Land $185,000 Building $265,000
2023	$8,380.00 (+22.1%)	$489,600 Land $214,200 Building $275,400
2022	$6,863.00

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

Flood

FEMA maps place 20855 Black Oak Dr in Zone X, an area of minimal flood risk, though there have been 1 flood claim nearby since 1983.

Source: FEMA National Flood Hazard Layer, effective October 23, 2022 · 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
Nearby Flood Policies	8 in force
Nearby Flood Claims	1 (1983)
Claims Outside the SFHA	1 of 1
Most Recent Claim	Mar 1983 · Coastal Storms, Floods, Slides & Tornadoes

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

Wildfire risk around 20855 Black Oak Dr is high, ranking above 81% of the US, with a 0.6% annual chance of wildfire.

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

Wildfire Risk	High above 81% of the US · above 59% of California
Wildfire Likelihood	0.6% annual chance
Exposure	Indirect within ember reach
Adjoins Burnable Land	Yes

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	WESTERN HILLS WATER DISTRICT/DIABLO GRAN serves 2,000 people · EPA ID CA5010039
Water Source	Surface water
Last State Inspection	Apr 2025
Lead	Under 1 ppb (2025) action level 15 ppb

Violations Reported to EPA

Water Quality	Total trihalomethanes resolved · Jan 2017
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 294 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Frontier Fiber	1,000 / 1,000

Cell Coverage

4G LTE only, no 5G reported

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