640 Tico Rd, Ojai, CA 93023 Property Records

Ventura County property record for 640 Tico Rd, Ojai, CA 93023

Property Summary

Property Type	Orchard (Fruit, Nut)
Lot Size	3.07 acres (134,164 sqft)
Owner	Company Name on Record
Last Sale	$2,600,000 (Oct 2024)
Tax Bill	$22,185 (2025)
Deeds & Mortgages	Feb 2026 Transfer Jul 2023 Sale & Construction Loan + 2 more
Flood Zone	Zone X (minimal risk)
APN	`018-0-040-245`

Property Details

APN / Parcel Number

Primary APN	`018-0-040-245`

Exterior

Lot Area	134,164 sqft

Location & Zoning

Street Address	640 TICO RD
City	OJAI
State	CA
Zip	93023-3552
Property Category	Agriculture or Farming
Property Type	Agriculture / Farming > Orchard (Fruit, Nut)
Legal Description	LOT: 2 REF: 68 PM 37
Legal Subdivision	PARCEL MAP NO. 5795
Legal Block	40
Legal Lot Number	2
Jurisdiction	VENTURA CA
Township / Civil Division	OJAI-MIRA MONTE
Census Block Group	1
Census Block	1009
Census Tract	1002

Owner

Source: Ventura County records, as of October 12, 2026

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record	Company Name on Record
Mailing Address	PO BOX 80, CARDIFF BY THE SEA, CA 92007-0080
Owner Type	Company
Vesting	Limited Liability Partnership

Deeds, Mortgages & Sale History

Date	Document
Feb 12, 2026	Intrafamily Transfer, Transfer WFG NATIONAL TITLE COMPANY/CA, WFG NATIONAL TITLE CO OF CA
Jul 31, 2023	Grant Deed, Construction Loan · Construction Mortgage VAL CHRIS INVESTMENTS INC
Apr 23, 2019	Grant Deed, Transfer ATTORNEY ONLY
Mar 14, 2017	Quit Claim Deed, Transfer ATTORNEY ONLY

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Oct 17, 2024 · Amount on Record
Deed Sale	Oct 17, 2024 · Amount on Record
Prior Sale	Jul 31, 2023 · Amount on Record
Deed Document Number	202469797
Prior Transfer Date	Feb 14, 2017
Prior Transfer Doc	0000035771
Record Updated	Oct 29, 2026

February 2026: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	VENTURA CA
Recording Date	Feb 12, 2026
Property Address	640 TICO RD, OJAI, CA 93023-3552
Document Number	0000011719
Map Reference	MB 68 PG 37&38
Instrument Date	Feb 4, 2026
Instrument	2026000011719
Transaction Type	Transfer
Record Updated	Feb 26, 2026
Title Company	WFG NATIONAL TITLE COMPANY/CA, WFG NATIONAL TITLE CO OF CA

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	PO BOX 80, CARDIFF, CA 92007-0080

July 2023: Grant Deed, Construction Loan

Document Type	Grant Deed
Jurisdiction	VENTURA CA
Recording Date	Jul 31, 2023
Property Address	640 TICO RD, OJAI, CA 93023-3552
Document Number	0000051032
Map Reference	MB 68 PG 37&38
Instrument Date	Mar 13, 2023
Instrument	2023000051032
Transaction Type	Construction Loan
Record Updated	Aug 14, 2023
Title Company	WFG NATIONAL TITLE COMPANY

Transaction

Amount	Amount Recorded
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	6643 THERESA ST, EASTVALE, CA 91752-3486

Mortgage

Document Number	0000051033
Date	Jul 31, 2023
Instrument	2023000051033

Lender

Name	VAL CHRIS INVESTMENTS INC
Type	Non-Lending Institution

Agreement

Type	Construction Mortgage
Amount	Amount Recorded

Mortgage

Document Number	0000051034
Date	Jul 31, 2023
Instrument	2023000051034

Lender

Name	THE GRUMP SURVIVORS TRUST
Type	Non-Lending Institution
Address	MONTARA, CA 94037

Agreement

Type	Commercial Mortgage
Amount	Amount Recorded

April 2019: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	VENTURA CA
Recording Date	Apr 23, 2019
Property Address	640 TICO RD, OJAI, CA 93023-3552
Document Number	0000043650
Instrument Date	Apr 9, 2019
Instrument	43650
Transaction Type	Transfer
Record Updated	May 8, 2019
Title Company	ATTORNEY ONLY

Transaction

Amount	Amount Recorded
Tax	$715.00
Amount Accuracy	Full Value
Additional	Arm's Length Partial Interest Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	PO BOX 371645 MONTARA CA 940371645, MONTARA, CA 94037-1645

March 2017: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	VENTURA CA
Recording Date	Mar 14, 2017
Property Address	640 TICO RD, OJAI, CA 93023-3552
Document Number	0000035771
Instrument Date	Feb 14, 2017
Instrument	35771
Transaction Type	Transfer
Record Updated	Mar 23, 2017
Title Company	ATTORNEY ONLY

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	PO BOX 71645 MONTARA CA 94037, MONTARA, CA 94037

Tax Assessment & Valuation

Source: Ventura County assessment roll, as of July 15, 2026

Property Jurisdictions

Type	Name
State	California
County	Ventura County
Unified School District	Ojai Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$2,652,000 (+33.48%) Land $2,331,108 Building $320,892
2025	$22,185.00 (+71.27%)	$1,986,756 (+77.66%) Land $1,775,004 Building $211,752
2024	$12,953.00 (+3.65%)
2023	$12,497.00 (+1.75%)	$1,118,284 (+2%) Land $1,013,146 Building $105,138
2022	$12,282.00	$1,096,357 Land $993,280 Building $103,077

Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.

Flood

Source: FEMA National Flood Hazard Layer, effective September 30, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone X minimal risk
Nearest Special Flood Hazard Area	Zone AE, within 500 ft
Flood Insurance Requirement	Not required lenders may require it
Community Rating System	Class 5 (25% premium discount)
Nearby Flood Policies	2 in force
Nearby Flood Claims	5 (1998–2017)
Claims Outside the SFHA	3 of 5
Most Recent Claim	Feb 2017 · Severe Winter Storms, Flooding, And Mudslides
Claims by Event	Severe Winter Storms, Flooding, And Mudslides, Feb 2017 · 2 claims

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

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	Moderate above 45% of the US · lower than 73% of California
Wildfire Likelihood	0.07% annual chance
Exposure	Direct burnable vegetation

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Drinking Water

Source: EPA Safe Drinking Water Information System, as of September 2026

Water System	CASITAS MUNICIPAL WATER DIST serves 11,005 people · EPA ID CA5610024
Water Source	Surface water
Last State Inspection	Aug 2023
Lead	Under 1 ppb (2021–2023) action level 15 ppb

Violations Reported to EPA

Water Quality	Haloacetic acids resolved · Oct 2023
Treatment and Procedure	None last 10 years
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.

Internet Providers

Source: FCC Broadband Data Collection, based on 199 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
Spectrum Cable	1,000 / 1,000

May also be available: AT&T, GeoLinks, Verizon.

Cell Coverage

5G (outdoors only) and 4G LTE

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