Merced County property record for 773 Bluff Dr, Los Banos, CA 93635
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2.5 ba · 1,665 sqft · built 1993 |
| Lot Size | 0.157 acres (6,856 sqft) |
| Owner | Company Name on Record |
| Tax Bill | $2,779 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 431-223-008-000 |
| Primary APN | 431-223-008-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 8 Rooms |
| Stories | 1 Story |
| Building Area | 1,665 sqft Living Area |
| Gross Area | 2,187 sqft |
| 1st Floor Area | 1,665 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1993 |
|---|---|
| Effective Year Built | Effective 1993 |
| Architectural Style | L-Shape |
| Construction Type | Wood |
| Roof Material | Tile |
| Lot Area | 6,856 sqft (0.157 acres) |
| Garage Type | Attached |
| Garage Area | 522 sqft |
| Parking Spaces | 2 Parking Spaces |
| Porch | Porch |
| Porch Area | 17 sqft |
| Patio Area | 220 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Old Parcel Number | 431-223-008 |
|---|---|
| Street Address | 773 BLUFF DR |
| City | LOS BANOS |
| State | CA |
| Zip | 93635-5127 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | R1 |
| Legal Description | CRESTHILLS #2 - 3 LOT 234 |
| Legal Subdivision | CRESTHILLS 02 03 |
| Legal Lot Number | 234 |
| Jurisdiction | MERCED CA |
| Township / Civil Division | LOS BANOS |
| Census Block Group | 2 |
| Census Block | 2000 |
| Census Tract | 2301 |
Source: Merced County records, as of August 21, 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 | 53614 WOAKA POYAH, NORTH FORK, CA 93643-9429 |
| Owner Type | Company |
| Vesting | Trust |
| Deed Names | Name on Deed |
|---|---|
| Last Transfer Date | Aug 7, 1997 |
| Transfer Doc | 0000028416 |
| Record Updated | Oct 29, 2026 |
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 | $231,263 (+2%) Land $59,949 Building $171,314 | |
| 2025 | $2,779.00 (+5.91%) | $226,729 (+4.04%) Land $58,774 Building $167,955 |
| 2023 | $2,624.00 (+2.26%) | $217,927 Land $56,493 Building $161,434 |
| 2022 | $2,566.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
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.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Low lower than 97% of the US · lower than 97.8% of California |
|---|---|
| Wildfire Likelihood | 0.01% 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 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 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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