Merced County property record for 784 Florence Ct, Los Banos, CA 93635
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2.5 ba · 2,081 sqft · built 1997 |
| Lot Size | 0.226 acres (9,826 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $179,000 (Oct 1999) |
| Tax Bill | $3,425 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 082-405-012-000 |
| Primary APN | 082-405-012-000 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Total Rooms | 9 Rooms |
| Stories | 2 Stories |
| Building Area | 2,081 sqft Living Area |
| Gross Area | 1,689 sqft |
| 1st Floor Area | 1,047 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1997 |
|---|---|
| Effective Year Built | Effective 1998 |
| Construction Type | Wood |
| Roof Material | Tile |
| Lot Area | 9,826 sqft (0.226 acres) |
| Garage Type | Attached |
| Garage Area | 642 sqft |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | HVAC |
|---|---|
| Heating System | HVAC |
| Old Parcel Number | 082-405-012 |
|---|---|
| Street Address | 784 FLORENCE CT |
| City | LOS BANOS |
| State | CA |
| Zip | 93635-2626 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | R1 |
| Legal Description | RANCHWD EST #8 PH 5,6,7 LOT 376 |
| Legal Subdivision | RANCHWD ESTATE |
| Legal Lot Number | 376 |
| Jurisdiction | MERCED CA |
| Township / Civil Division | LOS BANOS |
| Census Block Group | 2 |
| Census Block | 2012 |
| Census Tract | 2204 |
784 Florence Ct is owned and occupied by two individuals who bought it in October 1999.
Source: Merced County records, as of August 21, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 784 FLORENCE CT, LOS BANOS, CA 93635-2626 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
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 Sale | Oct 28, 1999 · Amount on File |
| Deed Sale | Oct 28, 1999 · Amount on File |
| Prior Sale | Oct 27, 1997 · Amount on File |
| Deed Document Number | 199939542 |
| Deed Book / Page | 3934 / 446 |
| Record Updated | Oct 29, 2026 |
The 2025 property tax bill for 784 Florence Ct was $3,425 with a homeowner's exemption.
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 | $311,167 (+2%) Land $47,017 Building $264,150 | |
| 2025 | $3,425.00 Homeowner's exemption | $305,067 Land $46,096 Building $258,971 |
| 2023 | $3,253.00 (+1.88%) Homeowner's exemption | $293,223 Land $44,307 Building $248,916 |
| 2022 | $3,193.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 784 Florence Ct 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.
The area around 784 Florence Ct has no burnable land within ember reach, so its wildfire risk is not rated.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Not rated no burnable land within ember reach |
|---|
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 798 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 |
| AT&T Fixed Wireless · DSL in parts of the area | 100 / 20 |
May also be available: Verizon.
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