25 Francisca Dr, Moraga, CA 94556 Property Records

Contra Costa County property record for 25 Francisca Dr, Moraga, CA 94556

Property Summary

Property Type	Townhouse
Details	3 bd · 2.5 ba · 1,845 sqft · built 1984
Lot Size	0.076 acres (3,296 sqft)
Owner	Individual Name on File
Last Sale	$1,000,000 (Mar 2026)
Tax Bill	$15,232 (2025)
Deeds & Mortgages	Mar 2026 Sale & Mortgage Dec 2023 Sale & Mortgage + 2 more
Flood Zone	Zone X (moderate risk)
APN	`255-800-085-3`

Property Details

APN / Parcel Number

Primary APN	`255-800-085-3`
Alternative APN	`255-800-085`

Interior

Bedrooms	3 Beds
Full Baths	2.5 Baths
Half Baths	1 Half Bath
Total Rooms	7 Rooms
Stories	2 Stories
Building Area	1,845 sqft Living Area
1st Floor Area	1,012 sqft
2nd Floor Area	833 sqft

Exterior

Year Built	Built 1984
Effective Year Built	Effective 2015
Architectural Style	Townhouse
Lot Area	3,296 sqft (0.076 acres)
Garage Type	Attached
Garage Area	402 sqft
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Heating System	Central

Location & Zoning

Street Address	25 FRANCISCA DR
City	MORAGA
State	CA
Zip	94556-1583
Property Category	Residential
Property Type	Residential > Condominium / Townhouse > Townhouse
Local Zoning Code	6PD
Legal Description	T06340 L0085 B
Legal Subdivision	SUBDIVISION 6340
Legal Tract	06340
Legal Lot Number	85
Jurisdiction	CONTRA COSTA CA
Township / Civil Division	CENTRAL CONTRA COSTA
Census Block Group	3
Census Block	3012
Census Tract	350000

Owner

Source: Contra Costa County assessment roll, as of July 14, 2026

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record	Individual Name on File
Mailing Address	25 FRANCISCA DR, MORAGA, CA 94556-1583
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Unmarried Woman

Deeds, Mortgages & Sale History

Date	Document
Mar 16, 2026	Grant Deed, Transfer · Conventional Mortgage BANK OF AMERICA NA
Dec 29, 2023	Grant Deed, Transfer · Conventional Mortgage JPMORGAN CHASE BANK NA
Jan 25, 2022	Grant Deed, Transfer · Conventional Mortgage REALI LOANS INC
Dec 23, 2021	Grant Deed, Transfer · Commercial Mortgage PIVOTAL CAPITAL GROUP II LLC

Assessor's Deed Record

Deed Names	Verified Name on Deed
Last Sale	Mar 16, 2026 · Amount on Record
Deed Sale	Mar 16, 2026 · Amount on Record
Prior Sale	Dec 29, 2023 · Amount on Record
Deed Document Number	202625544
Prior Transfer Date	Jul 7, 1998
Prior Transfer Doc	0000187490
Record Updated	Sep 20, 2026

March 2026: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	CONTRA COSTA CA
Recording Date	Mar 16, 2026
Property Address	25 FRANCISCA DR, MORAGA, CA 94556-1583
Document Number	0000025544
Map Reference	MB 275 PG 11
Instrument Date	Mar 9, 2026
Instrument	2026- 025544
Transaction Type	Transfer
Record Updated	Mar 26, 2026
Title Company	OLD REPUBLIC TITLE, OLD REPUBLIC TITLE COMPANY

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on File
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	25 FRANCISCA DR, MORAGA, CA 94556-1583

Mortgage

Document Number	0000025545
Date	Mar 16, 2026
Instrument	2026- 025545

Lender

Name	BANK OF AMERICA NA
Type	Bank

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Apr 1, 2056

December 2023: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	CONTRA COSTA CA
Recording Date	Dec 29, 2023
Property Address	25 FRANCISCA DR, MORAGA, CA 94556-1583
Document Number	0000136794
Map Reference	MB 275 PG 11
Instrument Date	Dec 21, 2023
Instrument	2023-136794
Transaction Type	Transfer
Record Updated	Jan 9, 2024
Title Company	OLD REPUBLIC TITLE, OLD REPUBLIC TITLE COMPANY

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on File
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	Community Property with Right of Survivorship
Address	25 FRANCISCA DR, MORAGA, CA 94556-1583

Mortgage

Document Number	0000136795
Date	Dec 29, 2023
Instrument	2023-136795

Lender

Name	JPMORGAN CHASE BANK NA
Type	Bank

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Jan 1, 2054

January 2022: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	CONTRA COSTA CA
Recording Date	Jan 25, 2022
Property Address	25 FRANCISCA DR, MORAGA, CA 94556-1583
Document Number	0000014850
Map Reference	MB 275 PG 11
Instrument Date	Jan 14, 2022
Instrument	2022-014850
Transaction Type	Transfer
Record Updated	Nov 3, 2022
Title Company	CHICAGO TITLE COMPANY

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on File
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	Community Property with Right of Survivorship
Address	25 FRANCISCA DR, MORAGA, CA 94556-1583

Mortgage

Document Number	0000014851
Date	Jan 25, 2022
Instrument	2022-014851

Lender

Name	REALI LOANS INC
Type	Mortgage Company

Agreement

Type	Conventional Mortgage
Amount	Amount Recorded
Term	361 Months
Due	Feb 1, 2052

December 2021: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	CONTRA COSTA CA
Recording Date	Dec 23, 2021
Property Address	25 FRANCISCA DR, MORAGA, CA 94556-1583
Document Number	0000344811
Map Reference	MB 275 PG 11
Instrument Date	Dec 13, 2021
Instrument	2021-344811
Transaction Type	Transfer
Record Updated	Nov 3, 2022
Title Company	CHICAGO TITLE COMPANY

Transaction

Amount	Amount Recorded
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	777 MARINERS ISLAND BLVD STE 210, 210, SAN MATEO, CA 94404-5059
Investor	Possibly a Property Investor

Mortgage

Document Number	0000344812
Date	Dec 23, 2021
Instrument	2021-344812

Lender

Name	PIVOTAL CAPITAL GROUP II LLC
Type	Non-Lending Institution

Agreement

Type	Commercial Mortgage
Amount	Amount Recorded

Tax Assessment & Valuation

Source: Contra Costa County assessment roll, as of July 14, 2026

Property Jurisdictions

Type	Name
State	California
County	Contra Costa County
Municipality	Moraga Town
Secondary School District	Acalanes Union High School District (09 - 12)
Elementary School District	Moraga Elementary School District (KG - 08)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$1,000,000 (-17.96%) Land $586,000 Building $414,000
2025	$15,232.00 (+11.22%) Homeowner's exemption	$1,218,900 (+10.81%) Land $714,000 Building $504,900
2023	$13,695.00 (-11.06%)	$1,100,000 Land $625,000 Building $475,000
2022	$15,398.00

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

Flood

Source: FEMA National Flood Hazard Layer, effective October 12, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone X moderate risk
500-Year Floodplain	Yes 0.2% annual chance
Nearest Special Flood Hazard Area	Zone A, within 100 ft
Flood Insurance Requirement	Not required lenders may require it
Nearby Flood Policies	5 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

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

Wildfire Risk	High above 73% of the US · above 49% of California
Wildfire Likelihood	0.4% annual chance
Exposure	Direct burnable vegetation at the parcel

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	EAST BAY MUD serves 1,468,000 people · EPA ID CA0110005
Water Source	Surface water
Last State Inspection	Dec 2021
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. This system sells water to local utilities; the supplier billing this address may be one of them.

Internet Providers

Source: FCC Broadband Data Collection, based on 230 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Xfinity Cable	2,000 / 250
Unwired Fixed Wireless	300 / 25
T-Mobile USA Fixed Wireless	100 / 20

May also be available: AT&T, Verizon.

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