23575 Ingomar Grade, Los Banos, CA 93635 Property Records

Merced County property record for 23575 Ingomar Grade, Los Banos, CA 93635

Property Summary

Property Type	Farm - Irrigated or Dry
Lot Size	20.2 acres (884,268 sqft)
Owner	Trust Name on File
Tax Bill	$202 (2025)
Deeds & Mortgages	Nov 2025 Transfer
Flood Zone	Zone X (minimal risk)
APN	`081-060-062-000`

Property Details

APN / Parcel Number

Primary APN	`081-060-062-000`
Alternative APN	`081060062`

Exterior

Lot Area	884,268 sqft (20.2 acres)

Location & Zoning

Old Parcel Number	081060062
Street Address	23575 INGOMAR GRADE
City	LOS BANOS
State	CA
Zip	93635-9670
Property Category	Agriculture or Farming
Property Type	Agriculture / Farming > Farm - Irrigated or Dry
Legal Description	PARCEL 1 PM 66-41 SEC 6/10/10
Legal Range	10
Legal Township	10
Legal Section	06
Legal Subdivision	SUSIE FERRO
Jurisdiction	MERCED CA
Township / Civil Division	LOS BANOS
Census Block Group	1
Census Block	1003
Census Tract	2100

Owner

23575 Ingomar Grade, an agricultural property, is held in a trust since November 2025.

Source: Merced County records, as of December 22, 2025

Owner of Record	Trust Name on File
Co-owner	2 Co-owners on File
Mailing Address	881 ASH AVE, GUSTINE, CA 95322-1942
Owner Type	Company, Secondary Individual
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.

Deeds, Mortgages & Sale History

Assessor's Deed Record

Deed Names	3 Names on Deed
Prior Sale	Jul 27, 2016 · Amount on File
Last Transfer Date	Nov 19, 2025
Transfer Doc	0000033076
Record Updated	Jun 8, 2026

November 2025: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	MERCED CA
Recording Date	Nov 19, 2025
Property Address	23575 INGOMAR GRADE, LOS BANOS, CA 93635-9670
Document Number	0000033076
Map Reference	MB 66 PG 40&41
Instrument Date	Nov 18, 2025
Instrument	2025033076
Transaction Type	Transfer
Record Updated	Dec 23, 2025

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
Relationship	Revocable Trust
Address	881 ASH AVE, GUSTINE, CA 95322-1942

Tax Assessment & Valuation

The 2025 property tax bill for 23575 Ingomar Grade was $202.

Source: Merced County assessment roll, as of July 1, 2025

Property Jurisdictions

Type	Name
State	California
County	Merced County
Unified School District	Los Banos Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2025	$202.00	$17,382 Land $17,382
2023	$194.00 (+2.11%)	$16,708 Land $16,708
2022	$190.00

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

Flood

FEMA maps place 23575 Ingomar Grade in Zone X, an area of minimal flood risk.

Source: FEMA National Flood Hazard Layer, effective October 4, 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	2 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

Wildfire risk around 23575 Ingomar Grade is moderate, ranking above 65% of the US, with a 0.2% annual chance of wildfire.

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

Wildfire Risk	Moderate above 65% of the US · above 40% of California
Wildfire Likelihood	0.2% annual chance
Exposure	Direct burnable vegetation

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Internet Providers

Source: FCC Broadband Data Collection, based on 3 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
unWired Broadband Fixed Wireless	1,000 / 1,000
Cal.net Fixed Wireless	100 / 20
AT&T Fixed Wireless	25 / 3