2717 Frances Ave, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2717 Frances Ave, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	3 bd · 1 ba · 1,066 sqft · built 1949
Lot Size	0.251 acres (10,947 sqft)
Owner	2 Individual Names on Record
Tax Bill	$2,889 (2025)
Deeds & Mortgages	Apr 2022 Mortgage Apr 2022 Transfer
Flood Zone	Zone X (minimal risk)
APN	`5866-026-013`

Property Details

APN / Parcel Number

Primary APN	`5866-026-013`

Interior

Bedrooms	3 Beds
Full Baths	1 Bath
Total Rooms	6 Rooms
Stories	1 Story
Building Area	1,066 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1949
Effective Year Built	Effective 1949
Architectural Style	Conventional
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Hip
Roof Material	Composition Shingle
Lot Area	10,947 sqft (0.251 acres)
Lot Dimensions	184 ft deep x 59 ft wide

Utilities, Heating & Cooling

Heating System	Floor/Wall Furnace

Location & Zoning

Street Address	2717 FRANCES AVE
City	LA CRESCENTA
State	CA
Zip	91214-2108
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	LCR171/2
Legal Description	TRACT NO 5394 W 46 FT OF LOT 17 MEASURED AT R A TO W LINE OF SD LOT AND E 13 FT MEASURED AT R A TO E LINE OF LOT 18
Legal Subdivision	5394
Legal Tract	5394
Legal Block	3
Legal Lot Number	17
Jurisdiction	LOS ANGELES CA
Township / Civil Division	PASADENA
Census Block Group	3
Census Block	3002
Census Tract	300100

Owner

Source: Los Angeles County records, as of August 25, 2026

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

Owner of Record	2 Individual Names on Record
Mailing Address	2717 FRANCES AVE, LA CRESCENTA, CA 91214-2108
Occupancy	Owner Occupied
Owner Type	Individual

Deeds, Mortgages & Sale History

Date	Document
Apr 28, 2022	Intrafamily Transfer, Transfer · Conventional Mortgage BROKER SOLUTIONS INC
Apr 28, 2022	Intrafamily Transfer, Transfer IN TITLE, FIN TITLE

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Transfer Date	Mar 30, 2022
Transfer Doc	0000461425
Record Updated	Oct 29, 2026

April 2022: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Apr 28, 2022
Property Address	2717 FRANCES AVE, LA CRESCENTA, CA 91214-2108
Document Number	0000461425
Map Reference	MB 64 PG 57
Instrument Date	Mar 30, 2022
Instrument	22-0461425
Transaction Type	Transfer
Record Updated	May 6, 2022
Title Company	IN TITLE, FIN TITLE

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	Joint Tenants
Address	2717 FRANCES AVE, LA CRESCENTA, CA 91214-2108

Mortgage

Document Number	0000461426
Date	Apr 28, 2022
Instrument	22-0461426

Lender

Name	BROKER SOLUTIONS INC
Type	Funding / Finance Company

Agreement

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

April 2022: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Apr 28, 2022
Property Address	2717 FRANCES AVE, LA CRESCENTA, CA 91214-2108
Document Number	0000461424
Map Reference	MB 64 PG 57
Instrument Date	Mar 30, 2022
Instrument	22-0461424
Transaction Type	Transfer
Record Updated	May 6, 2022
Title Company	IN TITLE, FIN TITLE

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
Address	2717 FRANCES AVE, LA CRESCENTA, CA 91214-2108

Tax Assessment & Valuation

Source: Los Angeles County assessment roll, as of August 25, 2026

Property Jurisdictions

Type	Name
State	California
County	Los Angeles County
Unified School District	Glendale Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$204,734 (+2%) Land $140,091 Building $64,643
2025	$2,889.00 (+13.12%) Homeowner's exemption	$200,721 (+4.04%) Land $137,345 Building $63,376
2023	$2,554.00 (+10.28%) Homeowner's exemption	$192,928 Land $132,012 Building $60,916
2022	$2,316.00

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

Flood

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
Community Rating System	Class 6 (20% premium discount)
Nearby Flood Policies	7 in force
Nearby Flood Claims	2 (2010–2018)
Claims Outside the SFHA	2 of 2
Most Recent Claim	Jan 2018 · other causes

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 77% of the US · above 54% of California
Wildfire Likelihood	0.3% 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.

Drinking Water

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

Water System	CRESCENTA VALLEY CWD serves 28,162 people · EPA ID CA1910028
Water Source	Purchased surface water from several systems
Lead	Under 1 ppb (2024–2026) 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.

Internet Providers

Source: FCC Broadband Data Collection, based on 656 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
Spectrum Cable · Fiber in parts of the area	1,000 / 50
Verizon Fixed Wireless	300 / 20
T-Mobile Fixed Wireless	100 / 20

May also be available: GeoLinks.

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