Merced County property record for 420 Bluff Ct, Los Banos, CA 93635
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,855 sqft · built 1989 |
| Lot Size | 0.187 acres (8,165 sqft) |
| Owner | Trust Name on File |
| Tax Bill | $2,982 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 431-192-017-000 |
| Primary APN | 431-192-017-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 8 Rooms |
| Stories | 1 Story |
| Building Area | 1,855 sqft Living Area |
| Gross Area | 2,448 sqft |
| 1st Floor Area | 1,855 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1989 |
|---|---|
| Effective Year Built | Effective 1990 |
| Construction Type | Wood |
| Roof Material | Other |
| Lot Area | 8,165 sqft (0.187 acres) |
| Garage Type | Attached |
| Garage Area | 593 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Porch |
| Porch Area | 52 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Old Parcel Number | 431-192-017 |
|---|---|
| Street Address | 420 BLUFF CT |
| City | LOS BANOS |
| State | CA |
| Zip | 93635-5118 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | R1 |
| Legal Description | CRESTHILLS #1 LOT 16 |
| Legal Subdivision | CRESTHILLS 01 |
| Legal Lot Number | 16 |
| Jurisdiction | MERCED CA |
| Township / Civil Division | LOS BANOS |
| Census Block Group | 2 |
| Census Block | 2003 |
| Census Tract | 2301 |
420 Bluff Ct is owner-occupied and held in a trust since October 2005.
Source: Merced County records, as of August 21, 2026
| Owner of Record | Trust Name on File |
|---|---|
| Mailing Address | 420 BLUFF CT, LOS BANOS, CA 93635-5118 |
| 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.
| Deed Names | Name on Deed |
|---|---|
| Last Transfer Date | Oct 26, 2005 |
| Transfer Doc | 0000089854 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 420 Bluff Ct was $2,982 with a homeowner's exemption.
Source: Merced County assessment roll, as of August 21, 2026
| Type | Name |
|---|---|
| State | California |
| County | Merced County |
| Municipality | Los Banos City |
| Unified School District | Los Banos Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $257,459 (+2%) Land $58,125 Building $199,334 | |
| 2025 | $2,982.00 Homeowner's exemption | $252,412 Land $56,986 Building $195,426 |
| 2023 | $2,815.00 (+2.21%) Homeowner's exemption | $242,613 Land $54,774 Building $187,839 |
| 2022 | $2,754.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 420 Bluff Ct in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective October 4, 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.
Wildfire risk around 420 Bluff Ct 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 93% of the US · lower than 96% 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: EPA Safe Drinking Water Information System, as of September 2026
| Water System | CITY OF LOS BANOS serves 48,896 people · EPA ID CA2410005 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Dec 2024 |
| Lead | Under 1 ppb (2024–2026) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | Lead service line inventory Oct 2024 |
| Monitoring and Reporting | 1 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 204 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Xfinity Cable | 2,000 / 250 |
| unWired Broadband Fixed Wireless | 400 / 50 |
| Verizon Fixed Wireless | 300 / 20 |
| Cal.net Fixed Wireless | 100 / 20 |
| AT&T DSL · Fiber in parts of the area | 100 / 20 |
May also be available: T-Mobile.
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