776 Bluff Dr, Los Banos, CA 93635 Property Records

Merced County property record for 776 Bluff Dr, Los Banos, CA 93635

Property Summary

Property Type	Single Family Home
Details	4 bd · 3.5 ba · 3,259 sqft · built 1993
Lot Size	0.309 acres (13,472 sqft)
Owner	Company Name on Record
Tax Bill	$6,046 (2025)
Deeds & Mortgages	Aug 2020 Transfer Jul 2017 Mortgage
Flood Zone	Zone X (minimal risk)
APN	`431-223-019-000`

Property Details

APN / Parcel Number

Primary APN	`431-223-019-000`
Alternative APNs	`083370064000` `431-223-019`

Interior

Bedrooms	4 Beds
Full Baths	3.5 Baths
Half Baths	1 Half Bath
Total Rooms	11 Rooms
Stories	2 Stories
Building Area	3,259 sqft Living Area
Gross Area	675 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1993
Effective Year Built	Effective 1993
Construction Type	Wood
Lot Area	13,472 sqft (0.309 acres)
Garage Type	Attached
Garage Area	675 sqft
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Cooling System	HVAC
Heating System	Central
Sewer	Connected

Location & Zoning

Old Parcel Number	431-223-019
Street Address	776 BLUFF DR
City	LOS BANOS
State	CA
Zip	93635-5161
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	R1
Legal Description	CRESTHILLS #2 - 3 LOTS 222 & 223
Legal Subdivision	CRESTHILLS 02 03
Legal Lot Number	222
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 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	776 BLUFF DR, LOS BANOS, CA 93635-5161
Occupancy	Owner Occupied
Owner Type	Company
Vesting	Trust

Deeds, Mortgages & Sale History

Date	Document
Aug 18, 2020	Quit Claim Deed, Transfer OTHER
Jul 5, 2017	Deed of Trust, Mortgage · Conventional with PMI CASHCALL

Assessor's Deed Record

Deed Names	Name on Deed
Last Transfer Date	Aug 16, 2020
Transfer Doc	0000028318
Record Updated	Oct 29, 2026

August 2020: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	MERCED CA
Recording Date	Aug 18, 2020
Property Address	776 BLUFF DR, LOS BANOS, CA 93635-5161
Document Number	0000028318
Instrument Date	Aug 16, 2020
Instrument	28318
Transaction Type	Transfer
Record Updated	Dec 3, 2020
Title Company	OTHER

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Revocable Trust
Address	776 BLUFF DR LOS BANOS CA 936355161, LOS BANOS, CA 93635-5161

July 2017: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	MERCED CA
Property Address	776 BLUFF DR, LOS BANOS, CA 93635-5161
Document Number	0000023509
Instrument Date	Jul 5, 2017
Transaction Type	Mortgage
Record Updated	Sep 20, 2017
Title Company	ORANGE COAST TITLE COMPANY, ORANGE COAST TITLE CO

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants with Right of Survivorship
Address	776 BLUFF DR LOS BANOS CA 936355161, LOS BANOS, CA 93635-5161

Mortgage

Document Number	0000023509
Date	Jul 25, 2017
Instrument	23509

Lender

Name	CASHCALL
Type	Funding / Finance Company
Address	ORANGE, CA 92868

Agreement

Type	Conventional with PMI
Amount	Amount Recorded
Term	120 Months
Due	Jul 24, 2027

Tax Assessment & Valuation

Source: Merced County assessment roll, as of August 21, 2026

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
2026		$544,927 (+2%) Land $120,951 Building $423,976
2025	$6,046.00 (+10.09%) Homeowner's exemption	$534,243 (+4.04%) Land $118,580 Building $415,663
2023	$5,492.00 (+1.46%) Homeowner's exemption	$513,499 Land $113,976 Building $399,523
2022	$5,413.00

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	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.

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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