Los Angeles County property record for 3452 E Temple Way, West Covina, CA 91791
| Property Type | Condominium |
|---|---|
| Details | 3 bd · 3 ba · 2,340 sqft · built 2008 |
| Lot Size | 2.54 acres (110,835 sqft) |
| Owner | 2 Company Names on File |
| Last Sale | $377,503 (Sep 2010) |
| Tax Bill | $6,160 (2025) |
| Deeds & Mortgages | Dec 2017 Transfer |
| Flood Zone | Zone X (moderate risk) |
| APN | 8277-001-059 |
| Primary APN | 8277-001-059 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 3 Baths |
| Building Area | 2,340 sqft Living Area |
| Year Built | Built 2008 |
|---|---|
| Effective Year Built | Effective 2008 |
| Architectural Style | Condo/Apartment |
| Construction Type | Wood |
| Lot Area | 110,835 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 3452 E TEMPLE WAY |
|---|---|
| City | WEST COVINA |
| State | CA |
| Zip | 91791-2329 |
| Property Category | Residential |
| Property Type | Residential > Condominium / Townhouse > Condominium |
| Local Zoning Code | WCRA |
| Legal Description | TR=54099 LOT 1 CONDO UNIT 30 (AIRSPACE AND 1/34 INT IN COMMON AREA) |
| Legal Subdivision | TERRA GRANDE TOWNHOMES |
| Legal Tract | 54099 |
| Legal Block | 1 |
| Legal Lot Number | 1 |
| Jurisdiction | LOS ANGELES CA |
| Township / Civil Division | EAST SAN GABRIEL VALLEY |
| Census Block Group | 1 |
| Census Block | 1007 |
| Census Tract | 403500 |
3452 E Temple Way, a condominium, is owned by a company that bought it in September 2010 and is owner-occupied.
Source: Los Angeles County records, as of August 25, 2026
| Owner of Record | 2 Company Names on File |
|---|---|
| Mailing Address | 1326 GRAND HAVEN LN, SUGAR LAND, TX 77479-5438 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Borrower in Default |
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 | 2 Names on Deed |
|---|---|
| Last Sale | Sep 17, 2010 · Amount on File |
| Deed Sale | Sep 17, 2010 · Amount on File |
| Prior Sale | Jun 4, 2009 · Amount on File |
| Deed Document Number | 20101320090 |
| Prior Transfer Date | Jun 3, 2009 |
| Prior Transfer Doc | 0000833659 |
| Record Updated | Oct 29, 2026 |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | LOS ANGELES CA |
| Recording Date | Dec 22, 2017 |
| Property Address | 3452 E TEMPLE WAY, WEST COVINA, CA 91791-2329 |
| Document Number | 0001494062 |
| Instrument Date | Oct 9, 2017 |
| Instrument | 1494062 |
| Transaction Type | Transfer |
| Record Updated | Jan 5, 2018 |
| Title Company | ATTORNEY ONLY |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Living Trust |
| Address | 3452 W TEMPLE WAY WEST COVINA CA 91791, WEST COVINA, CA 91791 |
The 2025 property tax bill for 3452 E Temple Way was $6,160 with a homeowner's exemption.
Source: Los Angeles County assessment roll, as of August 25, 2026
| Type | Name |
|---|---|
| State | California |
| County | Los Angeles County |
| Municipality | West Covina City |
| Unified School District | Covina-Valley Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $493,303 (+2%) Land $137,469 Building $355,834 | |
| 2025 | $6,160.00 Homeowner's exemption | $483,631 Land $134,774 Building $348,857 |
| 2023 | $5,846.00 (+1.46%) Homeowner's exemption | $464,853 Land $129,542 Building $335,311 |
| 2022 | $5,762.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 3452 E Temple Way in Zone X, an area of moderate flood risk, though there have been 1 flood claim nearby since 1998.
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 moderate risk |
|---|---|
| 500-Year Floodplain | Yes 0.2% annual chance |
| Flood Insurance Requirement | Not required lenders may require it |
| Community Rating System | Class 6 (20% premium discount) |
| Nearby Flood Policies | 2 in force |
| Nearby Flood Claims | 1 (1998) |
| Claims Outside the SFHA | 1 of 1 |
| Most Recent Claim | Feb 1998 · Severe Winter Storms And Flooding |
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 3452 E Temple Way is low, with less than a 0.01% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 99.8% of the US · lower than 99.8% of California |
|---|---|
| Wildfire Likelihood | Under 0.01% 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: EPA Safe Drinking Water Information System, as of September 2026
| Water System | VALENCIA HEIGHTS WATER CO. private · serves 7,775 people · EPA ID CA1910163 |
|---|---|
| Water Source | Purchased surface water from several systems |
| Last State Inspection | Sep 2022 |
| Also Mapped Here | THREE VALLEYS MWD |
| Lead | Under 1 ppb (2024–2026) 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 292 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Frontier Fiber | 5,000 / 5,000 |
| Spectrum Cable · Fiber in parts of the area | 1,000 / 1,000 |
| Verizon Fixed Wireless | 300 / 20 |
| AT&T Fixed Wireless | 100 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: GeoLinks.
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