Merced County property record for 656 Willow Way, Los Banos, CA 93635
| Property Type | Single Family Home |
|---|---|
| Details | 5 bd · 2.5 ba · 3,184 sqft · built 2004 |
| Lot Size | 0.157 acres (6,846 sqft) |
| Owner | 2 Trust Names on File |
| Last Sale | $305,000 (Jun 2014) |
| Tax Bill | $4,868 (2025) |
| Deeds & Mortgages | Feb 2024 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 431-092-018-000 |
| Primary APN | 431-092-018-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 5 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 11 Rooms |
| Stories | 2 Stories |
| Building Area | 3,184 sqft Living Area |
| Gross Area | 608 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 2004 |
|---|---|
| Effective Year Built | Effective 2004 |
| Construction Type | Wood |
| Lot Area | 6,846 sqft (0.157 acres) |
| Garage Type | Attached |
| Garage Area | 608 sqft |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Old Parcel Number | 431-092-018 |
|---|---|
| Street Address | 656 WILLOW WAY |
| City | LOS BANOS |
| State | CA |
| Zip | 93635-6208 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | PD |
| Legal Description | LOS BANOS GARDENS 5 UNIT NO 2B LOT 123 |
| Legal Subdivision | LOS BANOS GARDENS 05 |
| Legal Lot Number | 123 |
| Jurisdiction | MERCED CA |
| Township / Civil Division | LOS BANOS |
| Census Block Group | 4 |
| Census Block | 4010 |
| Census Tract | 2301 |
656 Willow Way is held in a trust since December 2023.
Source: Merced County records, as of August 21, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 330 W HEDDING ST, 100, SAN JOSE, CA 95110-1634 |
| Owner Type | Company |
| Vesting | Trust, Irrevocable Trust |
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 | Jun 30, 2014 · Amount on File |
| Deed Sale | Jun 30, 2014 · Amount on File |
| Prior Sale | Sep 9, 2013 · Amount on File |
| Deed Document Number | 201419702 |
| Last Transfer Date | Dec 30, 2023 |
| Transfer Doc | 0000002812 |
| Record Updated | Oct 29, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | MERCED CA |
| Recording Date | Feb 7, 2024 |
| Property Address | 656 WILLOW WAY, LOS BANOS, CA 93635-6208 |
| Document Number | 0000002812 |
| Map Reference | MB 61 PG 6-10 |
| Instrument Date | Dec 30, 2023 |
| Instrument | 2024002812 |
| Transaction Type | Transfer |
| Record Updated | Mar 1, 2024 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Irrevocable Trust |
| Address | 330 W HEDDING ST STE 100, 100, SAN JOSE, CA 95110-1634 |
The 2025 property tax bill for 656 Willow Way was $4,868, down 0.2% from the year before.
Source: Merced County assessment roll, as of August 21, 2026
| Type | Name |
|---|---|
| State | California |
| County | Merced County |
| Municipality | Los Banos City |
| Unified School District | Los Banos Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $381,354 (+2%) Land $50,009 Building $331,345 | |
| 2025 | $4,868.00 (-0.18%) | $373,878 Land $49,029 Building $324,849 |
| 2024 | $4,877.00 (+5.91%) | |
| 2023 | $4,605.00 (+2.17%) | $359,362 Land $47,126 Building $312,236 |
| 2022 | $4,507.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 656 Willow Way in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective October 4, 2022 · 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 |
| Nearby Flood Policies | 4 in force |
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 656 Willow Way is low, with a 0.04% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 66% of the US · lower than 80% of California |
|---|---|
| Wildfire Likelihood | 0.04% 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 LOS BANOS serves 48,896 people · EPA ID CA2410005 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Dec 2024 |
| Lead | Under 1 ppb (2024–2026) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | Lead service line inventory Oct 2024 |
| 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.
Source: FCC Broadband Data Collection, based on 204 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Xfinity Cable | 2,000 / 250 |
| unWired Broadband Fixed Wireless | 400 / 50 |
| Verizon Fixed Wireless | 300 / 20 |
| Cal.net Fixed Wireless | 100 / 20 |
| AT&T DSL · Fiber in parts of the area | 100 / 20 |
May also be available: T-Mobile.
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