Merced County property record for 2755 Giannini Rd, Atwater, CA 95301
| Property Type | Farm - Irrigated or Dry |
|---|---|
| Details | 2 bd · 1 ba · 852 sqft · built 1917 |
| Lot Size | 9.7 acres (422,532 sqft) |
| Owner | Trust Name on File |
| Tax Bill | $1,772 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 056-350-002-000 |
| Primary APN | 056-350-002-000 |
|---|---|
| Alternative APN |
|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 1 Bath |
| Total Rooms | 5 Rooms |
| Units | 2 Units |
| Stories | 1 Story |
| Building Area | 852 sqft Gross Area |
| 1st Floor Area | 852 sqft |
| Year Built | Built 1917 |
|---|---|
| Effective Year Built | Effective 1921 |
| Architectural Style | L-Shape |
| Construction Type | Wood |
| Lot Area | 422,532 sqft |
| Porch | Porch |
| Porch Area | 84 sqft |
| Cooling System | Wall Unit |
|---|---|
| Heating System | Floor/Wall Furnace |
| Sewer | Connected |
| Water Source | Well |
| Old Parcel Number | 056-350-002 |
|---|---|
| Street Address | 2755 GIANNINI RD |
| City | ATWATER |
| State | CA |
| Zip | 95301-9541 |
| Property Category | Agriculture or Farming |
| Property Type | Agriculture / Farming > Farm - Irrigated or Dry |
| Local Zoning Code | A1 |
| Legal Description | BUH COL S 1/2 LOT 57 SEC 13/7/12 |
| Legal Range | 12E |
| Legal Township | 7S |
| Legal Section | 13 |
| Legal Subdivision | BUHACH COL |
| Legal Lot Number | 57 |
| Jurisdiction | MERCED CA |
| Township / Civil Division | ATWATER |
| Census Block Group | 3 |
| Census Block | 3018 |
| Census Tract | 702 |
2755 Giannini Rd, an agricultural property, is held in a trust since May 2005.
Source: Merced County records, as of August 21, 2026
| Owner of Record | Trust Name on File |
|---|---|
| Mailing Address | 3305 OCEAN BLVD, CAYUCOS, CA 93430-1853 |
| 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.
| Deed Names | Name on Deed |
|---|---|
| Last Transfer Date | May 2, 2005 |
| Transfer Doc | 0000056368 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 2755 Giannini Rd was $1,772.
Source: Merced County assessment roll, as of August 21, 2026
| Type | Name |
|---|---|
| State | California |
| County | Merced County |
| Elementary School District | McSwain Union Elementary School District (KG - 08) |
| Secondary School District | Merced Union High School District (09 - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $159,994 (+2.78%) Land $84,724 Building $75,270 | |
| 2025 | $1,772.00 | $155,667 Land $83,063 Building $72,604 |
| 2023 | $1,693.00 (+2.42%) | $148,538 Land $79,839 Building $68,699 |
| 2022 | $1,653.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 2755 Giannini Rd in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective October 4, 2022 · 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 |
| Nearby Flood Policies | 4 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 risk around 2755 Giannini Rd is low, with a 0.03% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 66% of the US · lower than 80% of California |
|---|---|
| Wildfire Likelihood | 0.03% annual chance |
| Exposure | None beyond ember reach |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: FCC Broadband Data Collection, based on 39 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Xfinity Cable | 1,200 / 35 |
| unWired Broadband Fixed Wireless | 400 / 50 |
| Verizon Fixed Wireless | 300 / 20 |
| Cal.net Fixed Wireless | 100 / 20 |
May also be available: AT&T, Ayera Technologies.
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