Stanislaus County property record for 520 Blue Canyon Dr, Modesto, CA 95354
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2 ba · 1,449 sqft · built 1993 |
| Lot Size | 0.11 acres (4,792 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $405,000 (Dec 2021) |
| Tax Bill | $4,721 (2026) |
| Deeds & Mortgages | Dec 2021 Sale & Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 033-091-010-000 |
| Primary APN | 033-091-010-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,449 sqft Living Area |
| 1st Floor Area | 1,449 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1993 |
|---|---|
| Effective Year Built | Effective 1993 |
| Construction Type | Wood |
| Lot Area | 4,792 sqft (0.11 acres) |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 520 BLUE CANYON DR |
|---|---|
| City | MODESTO |
| State | CA |
| Zip | 95354-2178 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | MAP F1 63 |
| Legal Subdivision | DRY CRK VISTA 02 |
| Legal Block | 1 |
| Legal Lot Number | 9 |
| Jurisdiction | STANISLAUS CA |
| Township / Civil Division | MODESTO |
| Census Block Group | 1 |
| Census Block | 1007 |
| Census Tract | 2005 |
520 Blue Canyon Dr is owned and occupied by two individuals who bought it in December 2021.
Source: Stanislaus County records, as of October 21, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 520 BLUE CANYON DR, MODESTO, CA 95354-2178 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
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 | Dec 23, 2021 · Amount on File |
| Deed Sale | Dec 23, 2021 · Amount on File |
| Prior Sale | Aug 13, 2002 · Amount on File |
| Deed Document Number | 2021119316 |
| Transfer Doc | 0000092505 |
| Record Updated | Oct 29, 2026 |
| Document Type | Grant Deed |
|---|---|
| Jurisdiction | STANISLAUS CA |
| Recording Date | Dec 23, 2021 |
| Property Address | 520 BLUE CANYON DR, MODESTO, CA 95354-2178 |
| Document Number | 0000119316 |
| Map Reference | VOL 34 PG 73 |
| Instrument Date | Dec 15, 2021 |
| Instrument | 2021-0119316 |
| Transaction Type | Transfer |
| Record Updated | Jan 4, 2022 |
| Title Company | CHICAGO TITLE COMPANY |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $0.00 |
| Amount Accuracy | Rounded by County |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Joint Tenants |
| Address | 520 BLUE CANYON DR, MODESTO, CA 95354-2178 |
| Document Number | 0000119317 |
|---|---|
| Date | Dec 23, 2021 |
| Instrument | 2021-0119317 |
| Name | AMERICAN PACIFIC MORTGAGE CORP |
|---|---|
| Type | Mortgage Company |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 361 Months |
| Due | Jan 1, 2052 |
The 2026 property tax bill for 520 Blue Canyon Dr was $4,721, up 1.6% from the year before.
Source: Stanislaus County assessment roll, as of October 21, 2026
| Type | Name |
|---|---|
| State | California |
| County | Stanislaus County |
| Municipality | Modesto City |
| Elementary School District | Empire Union Elementary School District (KG - 08) |
| Secondary School District | Modesto City High School District (09 - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $4,721.00 (+1.61%) | $438,384 (+2%) Land $167,776 Building $270,608 |
| 2025 | $4,646.00 | $429,789 Land $164,487 Building $265,302 |
| 2023 | $5,056.00 (+7.73%) | $413,100 Land $158,100 Building $255,000 |
| 2022 | $4,693.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 520 Blue Canyon Dr in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective October 23, 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 520 Blue Canyon Dr is low, with 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 93% of the US · lower than 96% of California |
|---|---|
| Wildfire Likelihood | 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 | CITY OF MODESTO serves 218,915 people · EPA ID CA5010010 |
|---|---|
| Water Source | Purchased surface water from MODESTO IRRIGATION DISTRICT |
| Last State Inspection | Jan 2025 |
| Lead | 12 ppb (2025–2027) 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 915 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Xfinity Cable | 2,000 / 250 |
| ezWave Fixed Wireless | 1,000 / 200 |
| unWired Broadband Fixed Wireless | 400 / 50 |
| Verizon Fixed Wireless | 300 / 20 |
| Cal.net Fixed Wireless | 100 / 20 |
| AT&T DSL | 100 / 20 |
May also be available: Ayera Technologies.
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