Ventura County property record for 25 Ranchero Rd, Bell Canyon, CA 91307
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2,520 sqft · built 1985 |
| Lot Size | 1.47 acres (64,033 sqft) |
| Owner | Trust Name on File |
| Last Sale | $850,000 (Nov 2014) |
| Tax Bill | $12,787 (2025) |
| Deeds & Mortgages | Jan 2022 Mortgage May 2017 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 850-0-071-075 |
| Primary APN | 850-0-071-075 |
|---|
| Bedrooms | 4 Beds |
|---|---|
| Total Rooms | 8 Rooms |
| Stories | 2 Stories |
| Building Area | 2,520 sqft Living Area |
| 1st Floor Area | 1,928 sqft |
| 2nd Floor Area | 592 sqft |
| Upper Floors Area | 80 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1985 |
|---|---|
| Effective Year Built | Effective 1985 |
| Lot Area | 64,033 sqft (1.47 acres) |
| Garage Area | 638 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Slab |
| Porch Area | 144 sqft |
| Patio Area | 336 sqft |
| Street Address | 25 RANCHERO RD |
|---|---|
| City | BELL CANYON |
| State | CA |
| Zip | 91307-1032 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | RE1AC |
| Legal Description | TRACT: 200804 LOT: 486 REF: 051MR 057 |
| Legal Tract | 200804 |
| Legal Block | 71 |
| Legal Lot Number | 486 |
| Jurisdiction | VENTURA CA |
| Township / Civil Division | SIMI VALLEY |
| Census Block Group | 1 |
| Census Block | 1016 |
| Census Tract | 7511 |
25 Ranchero Rd is held in a trust since November 2014.
Source: Ventura County records, as of October 15, 2026
| Owner of Record | Trust Name on File |
|---|---|
| Mailing Address | 23755 BURBANK BLVD, WOODLAND HILLS, CA 91367-4012 |
| Owner Type | Company |
| 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.
| Date | Document |
|---|---|
| Jan 24, 2022 | Deed of Trust, Mortgage · Conventional Mortgage WINTRUST MORTGAGE |
| May 2, 2017 | Quit Claim Deed, Transfer Quitclaim |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Nov 7, 2014 · Amount on File |
| Deed Sale | Nov 7, 2014 · Amount on File |
| Deed Document Number | 2014141264 |
| Prior Transfer Date | Jun 10, 2000 |
| Prior Transfer Doc | 0000161849 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | VENTURA CA |
| Property Address | 25 RANCHERO RD, BELL CANYON, CA 91307-1032 |
| Transaction Type | Mortgage |
| Record Updated | Feb 3, 2022 |
| Title Company | WESTERN RESOURCES TITLE, WESTERN RESOURCES TITLE CO |
| Name | Verified Name |
|---|---|
| Address | 25 RANCHERO RD, BELL CANYON, CA 91307-1032 |
| Document Number | 2022000008044 |
|---|---|
| Date | Jan 24, 2022 |
| Instrument | 2022000008044 |
| Name | WINTRUST MORTGAGE |
|---|---|
| Type | Mortgage Company |
| Address | DES PLAINES, IL 60018 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 361 Months |
| Due | Feb 1, 2052 |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | VENTURA CA |
| Recording Date | May 2, 2017 |
| Property Address | 25 RANCHERO RD, BELL CANYON, CA 91307-1032 |
| Document Number | 0000057977 |
| Instrument Date | Apr 27, 2017 |
| Instrument | 57977 |
| Transaction Type | Transfer |
| Record Updated | May 11, 2017 |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Living Trust |
| Address | 25 RANCHERO RD BELL CANYON CA 913071032, BELL CANYON, CA 91307-1032 |
The 2025 property tax bill for 25 Ranchero Rd was $12,787, up 5% from the year before.
Source: Ventura County assessment roll, as of July 15, 2026
| Type | Name |
|---|---|
| State | California |
| County | Ventura County |
| Unified School District | Las Virgenes Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $1,041,993 (+2%) Land $677,299 Building $364,694 | |
| 2025 | $12,787.00 (+5.02%) | $1,021,562 Land $664,018 Building $357,544 |
| 2024 | $12,176.00 (+3.14%) | |
| 2023 | $11,805.00 (+1.41%) | $981,895 Land $638,234 Building $343,661 |
| 2022 | $11,641.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 25 Ranchero Rd in Zone X, an area of minimal flood risk, though there have been 16 flood claims nearby since 1983.
Source: FEMA National Flood Hazard Layer, effective September 30, 2026 · 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 |
| Flood Insurance Cost | Premium on File median of 18 policies |
| Community Rating System | Class 5 (25% premium discount) |
| Nearby Flood Policies | 18 in force |
| Nearby Flood Claims | 16 (1983–2021) |
| Claims Outside the SFHA | 12 of 16 |
| Most Recent Claim | Dec 2021 · other causes |
| Claims by Event |
|
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 risk around 25 Ranchero Rd is moderate, ranking above 58% of the US, with a 0.1% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 58% of the US · lower than 65% of California |
|---|---|
| Wildfire Likelihood | 0.1% 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.
Source: EPA Safe Drinking Water Information System, as of September 2026
| Water System | VENTURA CWWD NO. 17 - BELL CANYON serves 1,946 people · EPA ID CA5610003 |
|---|---|
| Water Source | Purchased surface water from CALLEGUAS MUNICIPAL WATER DIST |
| Last State Inspection | Nov 2024 |
| Lead | 8 ppb (2022–2024) action level 15 ppb |
| 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.
Source: FCC Broadband Data Collection, based on 53 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 1,000 |
| T-Mobile Fixed Wireless | 100 / 20 |
5G and 4G LTE (outdoors only)
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