Stanislaus County property record for 640 Curran Dr, Waterford, CA 95386
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,056 sqft · built 1988 |
| Lot Size | 0.13 acres (5,663 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $120,000 (Nov 2001) |
| Tax Bill | $2,284 (2026) |
| Flood Zone | Zone X (minimal risk) |
| APN | 080-058-042-000 |
| Primary APN | 080-058-042-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,056 sqft Living Area |
| 1st Floor Area | 1,056 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1988 |
|---|---|
| Effective Year Built | Effective 1988 |
| Construction Type | Wood |
| Lot Area | 5,663 sqft (0.13 acres) |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 640 CURRAN DR |
|---|---|
| City | WATERFORD |
| State | CA |
| Zip | 95386-9775 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | COUNTRY GARDENS NO 2 BLK 6 LOT 8 |
| Legal Subdivision | COUNTY GARDENS UN 02 |
| Legal Block | 6 |
| Legal Lot Number | 8 |
| Jurisdiction | STANISLAUS CA |
| Township / Civil Division | WATERFORD |
| Census Block Group | 2 |
| Census Block | 2004 |
| Census Tract | 2802 |
640 Curran Dr is owned and occupied by two individuals who acquired it in August 2005.
Source: Stanislaus County records, as of October 21, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 640 CURRAN DR, WATERFORD, CA 95386-9775 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Joint Tenants |
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 | Nov 21, 2001 · Amount on File |
| Deed Sale | Nov 21, 2001 · Amount on File |
| Deed Document Number | 2001139280 |
| Last Transfer Date | Aug 3, 2005 |
| Transfer Doc | 0000141520 |
| Record Updated | Oct 29, 2026 |
The 2026 property tax bill for 640 Curran Dr was $2,284 with a homeowner's exemption, 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 | Waterford City |
| Unified School District | Waterford Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $2,284.00 (+1.6%) Homeowner's exemption | $180,794 (+2%) Land $45,192 Building $135,602 |
| 2025 | $2,248.00 Homeowner's exemption | $177,250 Land $44,306 Building $132,944 |
| 2023 | $2,153.00 (+1.7%) Homeowner's exemption | $170,370 Land $42,587 Building $127,783 |
| 2022 | $2,117.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 640 Curran 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 640 Curran 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 80% of the US · lower than 88% 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 WATERFORD serves 8,788 people · EPA ID CA5010006 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Nov 2023 |
| Also Mapped Here | MODESTO IRRIGATION DISTRICT |
| 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 498 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 1,000 |
| Ayera Technologies Fixed Wireless | 1,000 / 500 |
| unWired Broadband Fixed Wireless | 400 / 50 |
| Cal.net Fixed Wireless | 100 / 20 |
| T-Mobile Fixed Wireless | 100 / 20 |
May also be available: AT&T, ezWave, Verizon.
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