Stanislaus County property record for 641 Tim Bell Rd, Waterford, CA 95386
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,628 sqft · built 1975 |
| Lot Size | 4.29 acres (186,872 sqft) |
| Owner | 2 Company Names on Record |
| Tax Bill | $3,941 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 080-021-012-000 |
| Primary APN | 080-021-012-000 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,628 sqft Living Area |
| Fireplaces | 2 Fireplaces |
| Fireplace | Fireplace |
| Year Built | Built 1975 |
|---|---|
| Construction Type | Wood |
| Lot Area | 186,872 sqft (4.29 acres) |
| Parking Spaces | 2 Parking Spaces |
| Patio Area | 350 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Old Parcel Number | 0802112 |
|---|---|
| Street Address | 641 TIM BELL RD |
| City | WATERFORD |
| State | CA |
| Zip | 95386-9720 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | BOAT #6890RX |
| Legal Subdivision | WATERFORD COLONY 01 |
| Jurisdiction | STANISLAUS CA |
| Township / Civil Division | WATERFORD |
| Census Block Group | 2 |
| Census Block | 2000 |
| Census Tract | 2801 |
Source: Stanislaus County records, as of October 6, 2025
Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.
| Owner of Record | 2 Company Names on Record |
|---|---|
| Mailing Address | PO BOX 1165, WATERFORD, CA 95386-1165 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust |
| Deed Names | 2 Names on Deed |
|---|---|
| Record Updated | Jun 7, 2026 |
Source: Stanislaus County assessment roll, as of July 1, 2025
| Type | Name |
|---|---|
| State | California |
| County | Stanislaus County |
| Municipality | Waterford City |
| Unified School District | Waterford Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2025 | $3,941.00 (+4.29%) Homeowner's exemption | $333,321 (+4.04%) Land $173,852 Building $159,469 |
| 2023 | $3,779.00 (+1.59%) Homeowner's exemption | $320,380 Land $167,102 Building $153,278 |
| 2022 | $3,720.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
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.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 69% of the US · above 44% of California |
|---|---|
| Wildfire Likelihood | 0.3% 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 | 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 35 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 1,000 |
| unWired Broadband Fixed Wireless | 400 / 50 |
| Ayera Technologies Fixed Wireless | 120 / 40 |
| Cal.net Fixed Wireless | 100 / 20 |
May also be available: ezWave, Verizon.
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