781 Bluff Dr, Los Banos, CA 93635 Property Records

Merced County property record for 781 Bluff Dr, Los Banos, CA 93635

Property Summary

Property Type	Single Family Home
Details	4 bd · 3 ba · 2,379 sqft · built 1992
Lot Size	0.222 acres (9,675 sqft)
Owner	2 Individual Names on File
Last Sale	$550,000 (Aug 2023)
Tax Bill	$6,337 (2025)
Deeds & Mortgages	Aug 2023 Sale & Mortgage Nov 2020 Transfer + 2 more
Flood Zone	Zone X (minimal risk)
APN	`431-223-010-000`

Property Details

APN / Parcel Number

Primary APN	`431-223-010-000`
Alternative APNs	`083370024000` `431-223-010`

Interior

Bedrooms	4 Beds
Full Baths	3 Baths
Total Rooms	9 Rooms
Stories	2 Stories
Building Area	2,379 sqft Living Area
Gross Area	2,070 sqft
1st Floor Area	1,395 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1992
Effective Year Built	Effective 1993
Construction Type	Wood
Roof Material	Tile
Lot Area	9,675 sqft (0.222 acres)
Garage Type	Attached
Garage Area	675 sqft
Parking Spaces	2 Parking Spaces
Porch	Porch
Porch Area	36 sqft
Patio Area	180 sqft

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Old Parcel Number	431-223-010
Street Address	781 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 232
Legal Subdivision	CRESTHILLS 02
Legal Lot Number	232
Jurisdiction	MERCED CA
Township / Civil Division	LOS BANOS
Census Block Group	2
Census Block	2000
Census Tract	2301

Owner

781 Bluff Dr is owned and occupied by two individuals who bought it in August 2023.

Source: Merced County records, as of August 21, 2026

Owner of Record	2 Individual Names on File
Mailing Address	781 BLUFF DR, LOS BANOS, CA 93635-5127
Occupancy	Owner Occupied
Owner Type	Individual
Vesting	Community Property

Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.

Deeds, Mortgages & Sale History

Date	Document
Aug 9, 2023	Grant Deed, Transfer · VA Mortgage MORTGAGE RESEARCH CENTER LLC
Nov 3, 2020	Quit Claim Deed, Transfer TICOR TITLE SAN DIEGO BR
Aug 11, 2020	Quit Claim Deed, Transfer NORTH AMERICAN TITLE
Aug 11, 2020	Grant Deed, Transfer NORTH AMERICAN TITLE CO INC

Assessor's Deed Record

Deed Names	2 Names on Deed
Last Sale	Aug 9, 2023 · Amount on File
Deed Sale	Aug 9, 2023 · Amount on File
Prior Sale	Aug 11, 2020 · Amount on File
Deed Document Number	202318638
Prior Transfer Date	Aug 29, 2020
Prior Transfer Doc	0000040398
Record Updated	Oct 29, 2026

August 2023: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	MERCED CA
Recording Date	Aug 9, 2023
Property Address	781 BLUFF DR, LOS BANOS, CA 93635-5127
Document Number	0000018638
Map Reference	MB 35 PG 44-48
Instrument Date	Aug 8, 2023
Instrument	2023018638
Transaction Type	Transfer
Record Updated	Sep 4, 2023
Title Company	FIRSTAMERICAN TITLE COMPANY, FIRST AMERICAN TITLE COMPANY

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Community Property with Right of Survivorship
Address	556 PINEWOOD CT, LOS BANOS, CA 93635-2973

Mortgage

Document Number	0000018639
Date	Aug 9, 2023
Instrument	2023018639

Lender

Name	MORTGAGE RESEARCH CENTER LLC
Type	Mortgage Company

Agreement

Type	VA Mortgage
Amount	Amount on Record
Term	361 Months
Due	Sep 1, 2053

November 2020: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	MERCED CA
Recording Date	Nov 3, 2020
Property Address	781 BLUFF DR, LOS BANOS, CA 93635-5127
Document Number	0000040398
Instrument Date	Aug 29, 2020
Instrument	40398
Transaction Type	Transfer
Record Updated	Dec 2, 2020
Title Company	TICOR TITLE SAN DIEGO BR

Transaction

Tax	$0.00
Amount Accuracy	Full Value
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Community Property
Address	781 BLUFF DR LOS BANOS CA 936355127, LOS BANOS, CA 93635-5127

August 2020: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	MERCED CA
Recording Date	Aug 11, 2020
Property Address	781 BLUFF DR, LOS BANOS, CA 93635-5127
Document Number	0000027358
Instrument Date	Aug 7, 2020
Instrument	27358
Transaction Type	Transfer
Record Updated	Sep 4, 2020
Title Company	NORTH AMERICAN TITLE

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Separate Estate/Property
Address	781 BLUFF DR LOS BANOS CA 936355127, LOS BANOS, CA 93635-5127

August 2020: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	MERCED CA
Recording Date	Aug 11, 2020
Property Address	781 BLUFF DR, LOS BANOS, CA 93635-5127
Document Number	0000027357
Map Reference	MB 35 PG 44-48
Instrument Date	Aug 5, 2020
Instrument	2020027357
Transaction Type	Transfer
Record Updated	Jul 27, 2021
Title Company	NORTH AMERICAN TITLE CO INC

Transaction

Amount	Amount on Record
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	781 BLUFF DR, LOS BANOS, CA 93635-5127

Tax Assessment & Valuation

The 2025 property tax bill for 781 Bluff Dr was $6,337 with a homeowner's exemption.

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		$572,220 (+2%) Land $114,444 Building $457,776
2025	$6,337.00 Homeowner's exemption	$561,000 Land $112,200 Building $448,800
2023	$5,469.00 (+1.84%) Homeowner's exemption	$487,947 Land $98,838 Building $389,109
2022	$5,370.00

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

Flood

FEMA maps place 781 Bluff Dr in Zone X, an area of minimal flood risk.

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

Wildfire risk around 781 Bluff Dr is low, with a 0.01% annual chance of 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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