716 Bluff Dr, Los Banos, CA 93635 Property Records

Merced County property record for 716 Bluff Dr, Los Banos, CA 93635

Property Summary

Property Type	Single Family Home
Details	4 bd · 3 ba · 2,427 sqft · built 1991
Lot Size	0.181 acres (7,900 sqft)
Owner	Individual Name on Record
Last Sale	$355,000 (Sep 2015)
Tax Bill	$4,807 (2025)
Deeds & Mortgages	May 2020 Mortgage May 2020 Mortgage + 2 more
Flood Zone	Zone X (minimal risk)
APN	`431-200-016-000`

Property Details

APN / Parcel Number

Primary APN	`431-200-016-000`
Alternative APN	`083290016000`

Interior

Bedrooms	4 Beds
Full Baths	3 Baths
Total Rooms	9 Rooms
Stories	2 Stories
Building Area	2,427 sqft Living Area
Gross Area	3,054 sqft
1st Floor Area	2,427 sqft
Fireplaces	2 Fireplaces
Fireplace	Fireplace

Exterior

Year Built	Built 1991
Effective Year Built	Effective 1992
Architectural Style	Other
Construction Type	Wood Frame
Lot Area	7,900 sqft (0.181 acres)
Garage Type	Attached
Garage Area	627 sqft
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Old Parcel Number	083290016000
Street Address	716 BLUFF DR
City	LOS BANOS
State	CA
Zip	93635-5121
Property Category	Residential
Property Type	Residential > Single Family > Home
Legal Description	CRESTHILLS #1 LOT 37
Legal Subdivision	CRESTHILLS 01
Legal Lot Number	37
Jurisdiction	MERCED CA
Township / Civil Division	LOS BANOS
Census Block Group	2
Census Block	2000
Census Tract	2301

Owner

Source: Merced County records, as of September 22, 2025

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

Owner of Record	Individual Name on Record
Mailing Address	716 BLUFF DR, LOS BANOS, CA 93635-5121
Occupancy	Owner Occupied
Owner Type	Individual

Deeds, Mortgages & Sale History

Date	Document
May 28, 2020	Deed of Trust, Mortgage · FHA Mortgage HUD-HOUSING/URBAN DEV
May 28, 2020	Deed of Trust, Mortgage · FHA Mortgage FINANCE OF AMERICA REVERSE
Dec 26, 2017	Deed of Trust, Mortgage · FHA Mortgage FINANCE OF AMERICA REVERSE
Dec 26, 2017	Deed of Trust, Mortgage FEDERAL HOUSING COMMISSIONER

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Sep 16, 2015 · Amount on Record
Deed Sale	Sep 16, 2015 · Amount on Record
Prior Sale	Apr 27, 2005
Deed Document Number	2015-032427
Record Updated	Jun 8, 2026

May 2020: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	MERCED CA
Property Address	716 BLUFF DR, LOS BANOS, CA 93635-5121
Document Number	0000019570
Instrument Date	May 28, 2020
Transaction Type	Mortgage
Record Updated	Jul 14, 2020
Title Company	FNC TITLE SERVICES, FNC TITLE SVCS

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	716 BLUFF DR LOS BANOS CA 936355121, LOS BANOS, CA 93635-5121

Mortgage

Document Number	0000019570
Date	Jun 17, 2020
Instrument	19570

Lender

Name	HUD-HOUSING/URBAN DEV
Address	451 7TH ST SW, WASHINGTON, DC 20410-0001

Agreement

Type	FHA Mortgage
Amount	Amount Recorded
Term	924 Months
Due	Jun 16, 2097

Interest

Rate Type	Adjustable Rate
Rate	2.46%

May 2020: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	MERCED CA
Property Address	716 BLUFF DR, LOS BANOS, CA 93635-5121
Document Number	0000019569
Instrument Date	May 28, 2020
Transaction Type	Mortgage
Record Updated	Jul 14, 2020
Title Company	FNC TITLE SERVICES, FNC TITLE SVCS

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	716 BLUFF DR LOS BANOS CA 936355121, LOS BANOS, CA 93635-5121

Mortgage

Document Number	0000019569
Date	Jun 17, 2020
Instrument	19569

Lender

Name	FINANCE OF AMERICA REVERSE
Address	TULSA, OK 74133

Agreement

Type	FHA Mortgage
Amount	Amount Recorded
Term	924 Months
Due	Jun 16, 2097

Interest

Rate Type	Adjustable Rate
Rate	2.46%

December 2017: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	MERCED CA
Property Address	716 BLUFF DR, LOS BANOS, CA 93635-5121
Document Number	0000000103
Instrument Date	Dec 26, 2017
Transaction Type	Mortgage
Record Updated	Jan 17, 2018
Title Company	OLD REPUBLIC TITLE

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	716 BLUFF DR LOS BANOS CA 936355121, LOS BANOS, CA 93635-5121

Mortgage

Document Number	0000000103
Date	Jan 3, 2018
Instrument	103

Lender

Name	FINANCE OF AMERICA REVERSE
Address	TULSA, OK 74133

Agreement

Type	FHA Mortgage
Amount	Amount Recorded

Interest

Rate Type	Adjustable Rate
Rate	4.04%

December 2017: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	MERCED CA
Property Address	716 BLUFF DR, LOS BANOS, CA 93635-5121
Document Number	0000000104
Instrument Date	Dec 26, 2017
Transaction Type	Mortgage
Record Updated	Nov 20, 2018
Title Company	OLD REPUBLIC TITLE

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	716 BLUFF DR LOS BANOS CA 936355121, LOS BANOS, CA 93635-5121

Mortgage

Document Number	0000000104
Date	Jan 3, 2018
Instrument	104

Lender

Name	FEDERAL HOUSING COMMISSIONER
Address	451 7TH ST SW, WASHINGTON, DC 20410-0001

Agreement

Amount	Amount Recorded

Interest

Rate Type	Adjustable Rate
Rate	4.04%

Tax Assessment & Valuation

Source: Merced County assessment roll, as of July 1, 2025

Property Jurisdictions

Type	Name
State	California
County	Merced County
Municipality	Los Banos City
Unified School District	Los Banos Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2025	$4,807.00 (+5.42%) Homeowner's exemption	$420,241 (+4.04%) Land $59,186 Building $361,055
2023	$4,560.00 (+1.92%) Homeowner's exemption	$403,925 Land $56,889 Building $347,036
2022	$4,474.00

Assessed value is set for property tax purposes and is not a market price estimate.

Flood

Source: FEMA National Flood Hazard Layer, effective October 4, 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

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

Wildfire Risk	Moderate above 42% of the US · lower than 75% 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	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

Violations Reported to EPA

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.

Internet Providers

Source: FCC Broadband Data Collection, based on 418 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
Cal.net Fixed Wireless	100 / 20

May also be available: AT&T, Verizon.

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