San Luis Obispo County property record for 5449 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 (8,530 sqft) |
| Owner | Company Name on File |
| Last Sale | $496,000 (Jul 2006) |
| Tax Bill | $8,194 (2025) |
| Deeds & Mortgages | Feb 2019 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 049-103-014 |
| Primary APN | 049-103-014 |
|---|
| 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 | 8,530 sqft (0.196 acres) |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Forced Air with A/C |
| Sewer | Connected |
| Street Address | 5449 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 14 |
| Legal Tract | 2489 |
| Legal Block | 1 |
| Legal Lot Number | 14 |
| Jurisdiction | SAN LUIS OBISPO CA |
| Township / Civil Division | ATASCADERO |
| Census Block Group | 1 |
| Census Block | 1026 |
| Census Tract | 12505 |
5449 Via Ranchitos is owned by a company that acquired it in February 2019 and is owner-occupied.
Source: San Luis Obispo County records, as of August 6, 2026
| Owner of Record | Company Name on File |
|---|---|
| Mailing Address | 5449 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 | Jul 21, 2006 · Amount on File |
| Deed Sale | Jul 21, 2006 · Amount on File |
| Prior Sale | May 6, 2004 · Amount on File |
| Deed Document Number | 200650788 |
| Last Transfer Date | Feb 4, 2019 |
| Transfer Doc | 0000004665 |
| Record Updated | Oct 29, 2026 |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | SAN LUIS OBISPO CA |
| Recording Date | Feb 8, 2019 |
| Property Address | 5449 VIA RANCHITOS, ATASCADERO, CA 93422-1587 |
| Document Number | 0000004665 |
| Instrument Date | Feb 4, 2019 |
| Instrument | 4665 |
| Transaction Type | Transfer |
| Record Updated | Feb 20, 2019 |
| Title Company | ATTORNEY ONLY |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Personal Trust |
| Address | 5449 VIA RANCHITOS ATASCADERO CA 934221587, ATASCADERO, CA 93422-1587 |
The 2025 property tax bill for 5449 Via Ranchitos was $8,194 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 | $677,807 (+2%) Land $355,303 Building $322,504 | |
| 2025 | $8,194.00 Homeowner's exemption | $664,518 Land $348,337 Building $316,181 |
| 2023 | $7,736.00 (+2.41%) Homeowner's exemption | $638,715 Land $334,811 Building $303,904 |
| 2022 | $7,554.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 5449 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 5449 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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