Stanislaus County property record for 2609 Edward Ave, Modesto, CA 95350
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,488 sqft · built 1961 |
| Lot Size | 0.15 acres (6,534 sqft) |
| Owner | 2 Trust Names on File |
| Last Sale | $115,000 (Sep 1998) |
| Tax Bill | $1,946 (2026) |
| Deeds & Mortgages | Jan 2022 Refinance Dec 2021 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 013-051-017-000 |
| Primary APN | 013-051-017-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,488 sqft Living Area |
| 1st Floor Area | 1,488 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1961 |
|---|---|
| Effective Year Built | Effective 1961 |
| Construction Type | Wood |
| Lot Area | 6,534 sqft (0.15 acres) |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 2609 EDWARD AVE |
|---|---|
| City | MODESTO |
| State | CA |
| Zip | 95350-2410 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | LOT 17 BLK 6984 MCHENRY HIGHLANDS |
| Legal Subdivision | MCHENRY HLNDS |
| Legal Block | 6984 |
| Legal Lot Number | 17 |
| Jurisdiction | STANISLAUS CA |
| Township / Civil Division | MODESTO |
| Census Block Group | 3 |
| Census Block | 3009 |
| Census Tract | 907 |
2609 Edward Ave is owner-occupied and held in a trust since January 2022.
Source: Stanislaus County records, as of October 21, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 2609 EDWARD AVE, MODESTO, CA 95350-2410 |
| Occupancy | Owner Occupied |
| 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 10, 2022 | Intrafamily Transfer, Transfer · Stand-Alone Refinance FARMERS & MERCHANTS BANK OF CENTRAL |
| Dec 9, 2021 | Intrafamily Transfer, Transfer |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Sep 10, 1998 · Amount on File |
| Deed Sale | Sep 10, 1998 · Amount on File |
| Prior Sale | Nov 2, 1995 |
| Deed Document Number | 199882242 |
| Last Transfer Date | Jan 4, 2022 |
| Transfer Doc | 0000001642 |
| Record Updated | Oct 29, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | STANISLAUS CA |
| Recording Date | Jan 10, 2022 |
| Property Address | 2609 EDWARD AVE, MODESTO, CA 95350-2410 |
| Document Number | 0000001642 |
| Map Reference | MB 19 PG 81 |
| Instrument Date | Jan 4, 2022 |
| Instrument | 2022-0001642 |
| Transaction Type | Transfer |
| Record Updated | Jun 7, 2023 |
| Title Company | PLACER TITLE COMPANY |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Revocable Living Trust |
| Address | 2609 EDWARD AVE, MODESTO, CA 95350-2410 |
| Document Number | 0000001643 |
|---|---|
| Date | Jan 10, 2022 |
| Instrument | 2022-0001643 |
| Name | FARMERS & MERCHANTS BANK OF CENTRAL |
|---|---|
| Type | Bank |
| Type | Stand-Alone Refinance |
|---|---|
| Amount | Amount on Record |
| Rate Type | Adjustable Rate |
|---|
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | STANISLAUS CA |
| Recording Date | Dec 9, 2021 |
| Property Address | 2609 EDWARD AVE, MODESTO, CA 95350-2410 |
| Document Number | 0000114792 |
| Map Reference | MB 19 PG 81 |
| Instrument Date | Dec 8, 2021 |
| Instrument | 2021-0114792 |
| Transaction Type | Transfer |
| Record Updated | Jun 7, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Revocable Living Trust |
| Address | 2609 EDWARD AVE, MODESTO, CA 95350-2410 |
The 2026 property tax bill for 2609 Edward Ave was $1,946 with a homeowner's exemption, up 1.7% from the year before.
Source: Stanislaus County assessment roll, as of October 21, 2026
| Type | Name |
|---|---|
| State | California |
| County | Stanislaus County |
| Municipality | Modesto City |
| Secondary School District | Modesto City High School District (09 - 12) |
| Elementary School District | Sylvan Union Elementary School District (KG - 08) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $1,946.00 (+1.67%) Homeowner's exemption | $183,874 (+2%) Land $55,957 Building $127,917 |
| 2025 | $1,914.00 Homeowner's exemption | $180,269 Land $54,860 Building $125,409 |
| 2023 | $1,841.00 (+4.31%) Homeowner's exemption | $173,271 Land $52,731 Building $120,540 |
| 2022 | $1,765.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 2609 Edward Ave in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective October 23, 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.
The area around 2609 Edward Ave has no burnable land within ember reach, so its wildfire risk is not rated.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Not rated no burnable land within ember reach |
|---|
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 | CITY OF MODESTO serves 218,915 people · EPA ID CA5010010 |
|---|---|
| Water Source | Purchased surface water from MODESTO IRRIGATION DISTRICT |
| Last State Inspection | Jan 2025 |
| Lead | 12 ppb (2025–2027) 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 622 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| AT&T Fiber · Fixed Wireless, DSL in parts of the area | 5,000 / 5,000 |
| Xfinity Cable | 2,000 / 250 |
| unWired Broadband Fixed Wireless | 400 / 50 |
| Cal.net Fixed Wireless | 100 / 20 |
May also be available: Ayera Technologies, ezWave, Verizon.
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