Stanislaus County property record for 7255 Vivian Rd, Modesto, CA 95358
| Property Type | Orchard (Fruit, Nut) |
|---|---|
| Details | 2 bd · 1 ba · 2,213 sqft · built 1944 |
| Lot Size | 92.1 acres (4,014,054 sqft) |
| Owner | 2 Trust Names on File |
| Tax Bill | $9,292 (2026) |
| Flood Zone | Zone X (minimal risk) |
| APN | 022-002-008-000 |
| Primary APN | 022-002-008-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 2 Beds |
|---|---|
| Full Baths | 1 Bath |
| Building Area | 2,213 sqft Gross Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1944 |
|---|---|
| Effective Year Built | Effective 1944 |
| Construction Type | Wood |
| Lot Area | 4,014,054 sqft |
| Parking Spaces | 2 Parking Spaces |
| Pool Type | Above-Ground Pool |
| Patio Area | 1,056 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Sewer | Septic |
| Water Source | Well |
| Street Address | 7255 VIVIAN RD |
|---|---|
| City | MODESTO |
| State | CA |
| Zip | 95358-9653 |
| Property Category | Agriculture or Farming |
| Property Type | Agriculture / Farming > Orchard (Fruit, Nut) |
| Local Zoning Code | A240 |
| Legal Subdivision | ROSS SUB/TURLOCK GARDEN LAND C |
| Legal Block | 1 |
| Legal Lot Number | 1-4&2 |
| Jurisdiction | STANISLAUS CA |
| Township / Civil Division | WESTPORT |
| Census Block Group | 1 |
| Census Block | 1033 |
| Census Tract | 3100 |
7255 Vivian Rd, an agricultural property, is owner-occupied and held in a trust since March 2003.
Source: Stanislaus County records, as of October 21, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 7255 VIVIAN RD, MODESTO, CA 95358-9653 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | 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 Transfer Date | Mar 20, 2003 |
| Transfer Doc | 0000051649 |
| Record Updated | Oct 29, 2026 |
The 2026 property tax bill for 7255 Vivian Rd was $9,292 with a homeowner's exemption, down 0.2% from the year before.
Source: Stanislaus County assessment roll, as of October 21, 2026
| Type | Name |
|---|---|
| State | California |
| County | Stanislaus County |
| Unified School District | Ceres Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $9,292.00 (-0.18%) Homeowner's exemption | $781,221 (+1.83%) Land $298,260 Building $482,961 |
| 2025 | $9,309.00 Homeowner's exemption Additional exemption filed | $767,175 Land $292,412 Building $474,763 |
| 2023 | $8,556.00 (+1.12%) Homeowner's exemption Additional exemption filed | $740,483 Land $281,058 Building $459,425 |
| 2022 | $8,461.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 7255 Vivian Rd in Zone X, an area of minimal flood risk.
Source: FEMA National Flood Hazard Layer, effective October 23, 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 |
| Flood Insurance Cost | Premium on File median of 27 policies |
| Nearby Flood Policies | 27 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 7255 Vivian Rd is moderate, ranking above 67% of the US, with a 0.2% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 67% of the US · above 41% of California |
|---|---|
| Wildfire Likelihood | 0.2% annual chance |
| Exposure | Direct burnable vegetation |
Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.
Source: FCC Broadband Data Collection, based on 2 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Verizon Fixed Wireless | 300 / 20 |
| Starlink Satellite | 280 / 30 |
| Ayera Technologies Fixed Wireless | 120 / 40 |
| Cal.net Fixed Wireless | 100 / 20 |
| unWired Broadband Fixed Wireless | 100 / 20 |
| ezWave Fixed Wireless | 10 / 1 |
5G (outdoors only) and 4G LTE
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