2754 Willowhaven Dr, La Crescenta, CA 91214 Property Records

Los Angeles County property record for 2754 Willowhaven Dr, La Crescenta, CA 91214

Property Summary

Property Type	Single Family Home
Details	4 bd · 3 ba · 2,664 sqft · built 1967
Lot Size	0.357 acres (15,533 sqft)
Owner	2 Trust Names on File
Last Sale	$536,000 (Mar 2000)
Tax Bill	$10,014 (2025)
Deeds & Mortgages	Dec 2023 Second Mortgage Jan 2026 Transfer + 4 more
Flood Zone	Zone X (minimal risk)
APN	`5867-018-031`

Property Details

APN / Parcel Number

Primary APN	`5867-018-031`

Interior

Bedrooms	4 Beds
Full Baths	3 Baths
Total Rooms	12 Rooms
Stories	2 Stories
Building Area	2,664 sqft Living Area
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1967
Effective Year Built	Effective 1967
Architectural Style	Contemporary
Exterior Material	Stucco
Construction Type	Wood
Roof Type	Hip
Roof Material	Wood Shingle
Lot Area	15,533 sqft (0.357 acres)
Lot Dimensions	160 ft deep x 94 ft wide
Garage Type	Attached

Utilities, Heating & Cooling

Heating System	Central

Location & Zoning

Street Address	2754 WILLOWHAVEN DR
City	LA CRESCENTA
State	CA
Zip	91214-1453
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	LCR110000*
Legal Description	TRACT NO 29173 LOT 20
Legal Subdivision	29173
Legal Tract	29173
Legal Block	4
Legal Lot Number	20
Jurisdiction	LOS ANGELES CA
Township / Civil Division	PASADENA
Census Block Group	4
Census Block	4016
Census Tract	300100

Owner

2754 Willowhaven Dr is owner-occupied and held in a trust since January 2026.

Source: Los Angeles County records, as of October 12, 2026

Owner of Record	2 Trust Names on File
Mailing Address	2754 WILLOWHAVEN DR, LA CRESCENTA, CA 91214-1453
Occupancy	Owner Occupied
Owner Type	Company
Vesting	Trust, Family 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

Date	Document
Dec 7, 2023	Deed of Trust, Mortgage · Stand-Alone Second Mortgage UME FEDERAL CU
Jan 21, 2026	Intrafamily Transfer, Transfer PRIOR TITLE, PRIORITY TITLE
Jan 21, 2026	Intrafamily Transfer, Transfer · Conventional Mortgage JACOM CU
Dec 14, 2023	Intrafamily Transfer, Transfer
May 4, 2017	Deed of Trust, Mortgage · Conventional Mortgage SIMPSON CAWELTI LLP
Sep 21, 2016	Deed of Trust, Mortgage · Conventional Mortgage DOUGLAS A CROWDER

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Mar 17, 2000 · Amount on File
Deed Sale	Mar 17, 2000 · Amount on File
Prior Sale	Aug 31, 1993
Deed Document Number	2000401893
Last Transfer Date	Jan 9, 2026
Transfer Doc	0000048830
Record Updated	Oct 29, 2026

December 2023: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2754 WILLOWHAVEN DR, LA CRESCENTA, CA 91214-1453
Transaction Type	Mortgage
Record Updated	Jan 30, 2026
Title Company	FIRST AMERICAN TITLE, FIRST AMER TTL CO LOS ANGELE

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2754 WILLOWHAVEN DR, LA CRESCENTA, CA 91214-1453

Mortgage

Document Number	0000853203
Date	Dec 7, 2023
Instrument	23-0853203

Lender

Name	UME FEDERAL CU
Type	Credit Union
Address	BURBANK, CA 91510

Agreement

Type	Stand-Alone Second Mortgage
Amount	Amount on Record
Term	360 Months
Due	Dec 1, 2053

January 2026: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Jan 21, 2026
Property Address	2754 WILLOWHAVEN DR, LA CRESCENTA, CA 91214-1453
Document Number	0000048832
Map Reference	MB 759 PG 23-26
Instrument Date	Jan 9, 2026
Instrument	26-0048832
Transaction Type	Transfer
Record Updated	Jan 30, 2026
Title Company	PRIOR TITLE, PRIORITY 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	Family Trust
Address	2754 WILLOWHAVEN DR, LA CRESCENTA, CA 91214-1453

January 2026: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Jan 21, 2026
Property Address	2754 WILLOWHAVEN DR, LA CRESCENTA, CA 91214-1453
Document Number	0000048830
Map Reference	MB 759 PG 23-26
Instrument Date	Jan 9, 2026
Instrument	26-0048830
Transaction Type	Transfer
Record Updated	Jan 30, 2026
Title Company	PRIOR TITLE, PRIORITY 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	2754 WILLOWHAVEN DR, LA CRESCENTA, CA 91214-1453

Mortgage

Document Number	0000048831
Date	Jan 21, 2026
Instrument	26-0048831

Lender

Name	JACOM CU
Type	Credit Union

Agreement

Type	Conventional Mortgage
Amount	Amount on Record
Term	481 Months
Due	Feb 1, 2066

Interest

Rate Type	Adjustable Rate
Rate	5.87%
Type Change Date	Feb 1, 2031
Change Frequency	Annually
Min Rate At Change	5.87%
Max Rate At Change	7.87%
Index	1-Year T-Bill
Max Rate	10.8%

December 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	LOS ANGELES CA
Recording Date	Dec 14, 2023
Property Address	2754 WILLOWHAVEN DR, LA CRESCENTA, CA 91214-1453
Document Number	0000873271
Map Reference	MB 759 PG 23-26
Instrument Date	Dec 4, 2023
Instrument	23-0873271
Transaction Type	Transfer
Record Updated	Jan 9, 2024

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	Family Trust
Address	2754 WILLOWHAVEN DR, LA CRESCENTA, CA 91214-1453

May 2017: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2754 WILLOWHAVEN DR, LA CRESCENTA, CA 91214-1453
Document Number	0000593600
Instrument Date	May 4, 2017
Transaction Type	Mortgage
Record Updated	Jun 13, 2017

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	2754 WILLOWHAVEN DR LA CRESCENTA CA 912141453, LA CRESCENTA, CA 91214-1453

Mortgage

Document Number	0000593600
Date	May 30, 2017
Instrument	593600

Lender

Name	SIMPSON CAWELTI LLP

Agreement

Type	Conventional Mortgage
Amount	Amount on Record

September 2016: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	LOS ANGELES CA
Property Address	2754 WILLOWHAVEN DR, LA CRESCENTA, CA 91214-1453
Document Number	0000644763
Instrument Date	Sep 21, 2016
Transaction Type	Mortgage
Record Updated	Jun 23, 2017
Title Company	FIDELITY NATIONAL TITLE

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	4621 INDIANA AVE LA CANADA FLINTRIDGE CA 910112026, LA CANADA FLINTRIDGE, CA 91011-2026

Mortgage

Document Number	0000644763
Date	Jun 12, 2017
Instrument	644763

Lender

Name	DOUGLAS A CROWDER
Address	350 S FIGUEROA ST # 190, LOS ANGELES, CA 90071-1199

Agreement

Type	Conventional Mortgage
Amount	Amount on Record

Tax Assessment & Valuation

The 2025 property tax bill for 2754 Willowhaven Dr was $10,014.

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		$840,276 (+2%) Land $530,352 Building $309,924
2025	$10,014.00	$823,801 Land $519,953 Building $303,848
2023	$9,302.00 (+3.93%)	$791,813 Land $499,763 Building $292,050
2022	$8,950.00

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

Flood

FEMA maps place 2754 Willowhaven Dr in Zone X, an area of minimal flood risk, though there have been 1 flood claim nearby since 2010.

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	1 (2010)
Claims Outside the SFHA	1 of 1
Most Recent Claim	Jan 2010 · Severe Winter Storms, Flooding, And Debris And Mud Flows

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 2754 Willowhaven Dr is very high, ranking above 91% of the US, with a 1% annual chance of wildfire.

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

Wildfire Risk	Very High above 91% of the US · above 75% of California
Wildfire Likelihood	1% annual chance
Exposure	Indirect within ember reach
Adjoins Burnable Land	Yes

Insurers in high-risk areas may require mitigation or decline coverage; check availability before making an offer.

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 310 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Spectrum Cable	1,000 / 50
AT&T DSL · Fiber in parts of the area	100 / 20

May also be available: T-Mobile, Verizon.

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