San Luis Obispo County property record for 5434 Via Ranchitos, Atascadero, CA 93422
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 1 ba · 1,383 sqft · built 2003 |
| Lot Size | 0.196 acres (8,529 sqft) |
| Owner | Company Name on File |
| Last Sale | $325,000 (Sep 2009) |
| Tax Bill | $5,395 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 049-103-007 |
| Primary APN | 049-103-007 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 1 Bath |
| Total Rooms | 7 Rooms |
| Stories | 1 Story |
| Building Area | 1,383 sqft Living Area |
| 1st Floor Area | 1,383 sqft |
| Year Built | Built 2003 |
|---|---|
| Effective Year Built | Effective 2003 |
| Construction Type | Wood |
| Lot Area | 8,529 sqft (0.196 acres) |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Forced Air with A/C |
| Sewer | Connected |
| Street Address | 5434 VIA RANCHITOS |
|---|---|
| City | ATASCADERO |
| State | CA |
| Zip | 93422-1587 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | RSFX |
| Legal Description | CY ATAS TR 2489 LT 7 |
| Legal Tract | 2489 |
| Legal Block | 1 |
| Legal Lot Number | 7 |
| Jurisdiction | SAN LUIS OBISPO CA |
| Township / Civil Division | ATASCADERO |
| Census Block Group | 1 |
| Census Block | 1027 |
| Census Tract | 12505 |
5434 Via Ranchitos is owned by a company that acquired it in October 2009 and is owner-occupied.
Source: San Luis Obispo County records, as of August 6, 2026
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | 5434 VIA RANCHITOS, ATASCADERO, CA 93422-1587 |
| 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 | Name on Deed |
|---|---|
| Last Sale | Sep 22, 2009 · Amount on File |
| Deed Sale | Sep 22, 2009 · Amount on File |
| Prior Sale | Jun 18, 2009 · Amount on File |
| Deed Document Number | 200952597 |
| Last Transfer Date | Oct 15, 2009 |
| Transfer Doc | 0000003942 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 5434 Via Ranchitos was $5,395 with a homeowner's exemption.
Source: San Luis Obispo County assessment roll, as of August 6, 2026
| Type | Name |
|---|---|
| State | California |
| Municipality | Atascadero City |
| County | San Luis Obispo County |
| Unified School District | Atascadero Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $427,894 (+2%) Land $184,322 Building $243,572 | |
| 2025 | $5,395.00 Homeowner's exemption | $419,505 Land $180,708 Building $238,797 |
| 2023 | $5,068.00 (+3.03%) Homeowner's exemption | $403,217 Land $173,692 Building $229,525 |
| 2022 | $4,919.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 5434 Via Ranchitos in Zone X, an area of minimal flood risk, though there have been 1 flood claim nearby since 2023.
Source: FEMA National Flood Hazard Layer, effective July 22, 2025 · 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 |
| Flood Insurance Cost | Premium on File median of 12 policies |
| Nearby Flood Policies | 12 in force |
| Nearby Flood Claims | 1 (2023) |
| Claims Outside the SFHA | 1 of 1 |
| Most Recent Claim | Jan 2023 · Severe Winter Storms, Flooding, Landslides, And Mudslides |
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 5434 Via Ranchitos is moderate, ranking above 46% of the US, with a 0.1% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 46% of the US · lower than 72% of California |
|---|---|
| Wildfire Likelihood | 0.1% annual chance |
| Exposure | Direct burnable vegetation |
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 | ATASCADERO MUTUAL WATER CO private · serves 33,307 people · EPA ID CA4010002 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Jul 2025 |
| Lead | Under 1 ppb (2026) action level 15 ppb |
| Copper | 1.5 mg/L (2018) action level 1.3 mg/L |
| 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 197 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 1,000 |
| Surfnet Communications Fixed Wireless | 100 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: Astound Broadband, Ranch Wifi, Verizon.
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