2086 Grapevine Dr, Livingston, CA 95334 Property Records

Merced County property record for 2086 Grapevine Dr, Livingston, CA 95334

Property Summary

Property Type	Single Family Home
Details	4 bd · 2 ba · 1,796 sqft · built 2021
Lot Size	0.138 acres (5,992 sqft)
Owner	Individual Name on File
Last Sale	$480,000 (May 2026)
Tax Bill	$7,149 (2025)
Deeds & Mortgages	May 2026 Sale & Mortgage May 2026 Sale + 2 more
Flood Zone	Zone X (minimal risk)
APN	`023-025-005-000`

Property Details

APN / Parcel Number

Primary APN	`023-025-005-000`
Alternative APN	`023-025-005`

Interior

Bedrooms	4 Beds
Full Baths	2 Baths
Total Rooms	8 Rooms
Stories	1 Story
Building Area	1,796 sqft Living Area
1st Floor Area	1,796 sqft

Exterior

Year Built	Built 2021
Effective Year Built	Effective 2021
Construction Type	Wood
Lot Area	5,992 sqft (0.138 acres)
Parking Spaces	2 Parking Spaces
Patio Area	36 sqft

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Old Parcel Number	023-025-005
Street Address	2086 GRAPEVINE DR
City	LIVINGSTON
State	CA
Zip	95334-1894
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	R1
Legal Description	COUNTRY LANE LOT 105
Legal Subdivision	COUNTRY LANE
Legal Lot Number	105
Jurisdiction	MERCED CA
Township / Civil Division	LIVINGSTON-DELHI
Census Block Group	2
Census Block	2006
Census Tract	301

Owner

2086 Grapevine Dr is owned and occupied by an individual who bought it in May 2026.

Source: Merced County records, as of August 21, 2026

Owner of Record	Individual Name on File
Mailing Address	2086 GRAPEVINE DR, LIVINGSTON, CA 95334-1894
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
May 4, 2026	Grant Deed, Transfer · Conventional Mortgage PRIMECAP LENDING LLC
May 4, 2026	Affidavit, Transfer
Mar 11, 2026	Affidavit of Death of Joint Tenant, Transfer
Jun 29, 2022	Grant Deed, Transfer · Conventional Mortgage LOANDEPOT.COM LLC

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	May 4, 2026 · Amount on File
Deed Sale	May 4, 2026 · Amount on File
Prior Sale	Jun 29, 2022 · Amount on File
Deed Document Number	202611403
Record Updated	Oct 29, 2026

May 2026: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	MERCED CA
Recording Date	May 4, 2026
Property Address	2086 GRAPEVINE DR, LIVINGSTON, CA 95334-1894
Document Number	0000011403
Instrument Date	Apr 30, 2026
Instrument	202611403
Transaction Type	Transfer
Record Updated	Jun 8, 2026
Title Company	STEWART TITLE/NW FLORIDA, STEWART TITLE OF CALIFORNIA

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$53,328.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants
Address	2086 GRAPEVINE DR, LIVINGSTON, CA 95334-1894

Mortgage

Document Number	0000011404,
Date	May 4, 2026
Instrument	202611404

Lender

Name	PRIMECAP LENDING LLC

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	360 Months
Due	Jun 1, 2056

Interest

Rate Type	Fixed Rate
Rate	6.22%
Initial Type	Fixed Rate
Max Rate	-1%

May 2026: Affidavit, Transfer

Document Type	Affidavit
Jurisdiction	MERCED CA
Recording Date	May 4, 2026
Property Address	2086 GRAPEVINE DR, LIVINGSTON, CA 95334-1894
Document Number	0000011402
Instrument Date	Apr 27, 2026
Instrument	202611402
Transaction Type	Transfer
Record Updated	Jul 12, 2026

Transaction

Tax	$0.00
Amount Accuracy	Full Amount Stated
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	420 EL DORADO DR, DALY CITY, CA 94015-2125

March 2026: Affidavit of Death of Joint Tenant, Transfer

Document Type	Affidavit of Death of Joint Tenant
Jurisdiction	MERCED CA
Recording Date	Mar 11, 2026
Property Address	2086 GRAPEVINE DR, LIVINGSTON, CA 95334-1894
Document Number	0000006154
Map Reference	VOL 71 PG 18-24
Instrument Date	Dec 22, 2025
Instrument	2026006154
Transaction Type	Transfer
Record Updated	Jun 8, 2026

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	35 HILLCREST DR APT 101, 101, DALY CITY, CA 94014-1097

June 2022: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	MERCED CA
Recording Date	Jun 29, 2022
Property Address	2086 GRAPEVINE DR, LIVINGSTON, CA 95334-1894
Document Number	0000024668
Map Reference	VOL 71 PG 18-24
Instrument Date	May 24, 2022
Instrument	2022024668
Transaction Type	Transfer
Record Updated	Jun 8, 2026
Title Company	FIRST AMERICAN TITLE HSD, FIRST AMERICAN TITLE CO HSD

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	35 HILLCREST DR APT 101, 101, DALY CITY, CA 94014-1097

Mortgage

Document Number	0000024669
Date	Jun 29, 2022
Instrument	2022024669

Lender

Name	LOANDEPOT.COM LLC
Type	Mortgage Company

Agreement

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

Tax Assessment & Valuation

The 2025 property tax bill for 2086 Grapevine Dr was $7,149, up 3.5% from the year before.

Source: Merced County assessment roll, as of August 21, 2026

Property Jurisdictions

Type	Name
State	California
County	Merced County
Municipality	Livingston City
Elementary School District	Livingston Union School District (KG - 08)
Secondary School District	Merced Union High School District (09 - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$490,121 (+2%) Land $75,769 Building $414,352
2025	$7,149.00 (+3.49%)	$480,512 Land $74,284 Building $406,228
2024	$6,908.00 (+2.61%)
2023	$6,732.00 (+133.02%)	$454,501 Land $71,400 Building $383,101
2022	$2,889.00

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

Flood

FEMA maps place 2086 Grapevine Dr in Zone X, an area of minimal flood risk.

Source: FEMA National Flood Hazard Layer, effective October 4, 2022

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 2086 Grapevine Dr is low, with a 0.04% annual chance of wildfire.

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

Wildfire Risk	Low lower than 63% of the US · lower than 78% of California
Wildfire Likelihood	0.04% 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	CITY OF LIVINGSTON serves 14,894 people · EPA ID CA2410004
Water Source	Groundwater
Last State Inspection	Apr 2025
Lead	Under 1 ppb (2023–2025) action level 15 ppb

Violations Reported to EPA

Water Quality	Arsenic resolved · Apr 2018
Treatment and Procedure	Lead service line inventory currently in violation since Oct 2024
Monitoring and Reporting	1 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 256 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Spectrum Cable	1,000 / 1,000
unWired Broadband Fixed Wireless	400 / 50
Verizon Fixed Wireless	300 / 20
Cal.net Fixed Wireless	100 / 20
T-Mobile Fixed Wireless	100 / 20

May also be available: Ayera Technologies, Frontier.

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