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785 Bluff Dr, Los Banos, CA 93635 Property Records

Merced County property record for 785 Bluff Dr, Los Banos, CA 93635

Property Summary

Property TypeSingle Family Home
Details3 bd · 2 ba · 2,259 sqft · built 1992
Lot Size0.277 acres (12,044 sqft)
OwnerTrust Name on File
Last Sale$400,000 (Jul 2018)
Tax Bill$5,089 (2025)
Deeds & MortgagesJul 2020 Transfer
Jul 2018 Sale
Flood ZoneZone X (minimal risk)
APN431-223-011-000

Property Details

APN / Parcel Number

Primary APN431-223-011-000
Alternative APNs
  • 083370025000
  • 431-223-011

Interior

Bedrooms3 Beds
Full Baths2 Baths
Total Rooms9 Rooms
Stories1 Story
Building Area2,259 sqft Living Area
Gross Area2,721 sqft
1st Floor Area2,259 sqft
Fireplaces1 Fireplace
FireplaceFireplace

Exterior

Year BuiltBuilt 1992
Effective Year BuiltEffective 1992
Architectural StyleL-Shape
Construction TypeWood
Roof MaterialTile
Lot Area12,044 sqft (0.277 acres)
Garage TypeAttached
Garage Area462 sqft
Parking Spaces2 Parking Spaces
Patio Area298 sqft

Utilities, Heating & Cooling

Cooling SystemCentral
Heating SystemCentral

Location & Zoning

Old Parcel Number431-223-011
Street Address785 BLUFF DR
CityLOS BANOS
StateCA
Zip93635-5127
Property CategoryResidential
Property TypeResidential > Single Family > Home
Local Zoning CodeR1
Legal DescriptionCRESTHILLS #2 - 3 LOT 231
Legal SubdivisionCRESTHILLS 02 03
Legal Lot Number231
JurisdictionMERCED CA
Township / Civil DivisionLOS BANOS
Census Block Group2
Census Block2000
Census Tract2301

Owner

785 Bluff Dr is owner-occupied and held in a trust since June 2020.

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

Owner of RecordTrust Name on File
Mailing Address785 BLUFF DR, LOS BANOS, CA 93635-5127
OccupancyOwner Occupied
Owner TypeCompany
VestingTrust

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

DateDocument
Jul 6, 2020Quit Claim Deed, Transfer
ATTORNEY ONLY
Jul 27, 2018Grant Deed, Transfer
OLD REPUBLIC TITLE

Assessor's Deed Record

Deed NamesName on Deed
Last SaleJul 27, 2018 · Amount on File
Deed SaleJul 27, 2018 · Amount on File
Prior SaleApr 28, 1999
Deed Document Number201822908
Last Transfer DateJun 3, 2020
Transfer Doc0000022114
Record UpdatedOct 29, 2026

July 2020: Quit Claim Deed, Transfer

Document TypeQuit Claim Deed
JurisdictionMERCED CA
Recording DateJul 6, 2020
Property Address785 BLUFF DR, LOS BANOS, CA 93635-5127
Document Number0000022114
Instrument DateJun 3, 2020
Instrument22114
Transaction TypeTransfer
Record UpdatedAug 10, 2020
Title CompanyATTORNEY ONLY

Transaction

Tax$0.00
Additional
  • Quitclaim
  • Intrafamily Transfer

Transferred From (Grantor/Seller)

NameVerified Name

Transferred To (Grantee/Buyer)

NameVerified Name
RelationshipRevocable Trust
Address785 BLUFF DR LOS BANOS CA 936355127, LOS BANOS, CA 93635-5127

July 2018: Grant Deed, Transfer

Document TypeGrant Deed
JurisdictionMERCED CA
Recording DateJul 27, 2018
Property Address785 BLUFF DR, LOS BANOS, CA 93635-5127
Document Number0000022908
Instrument DateJul 25, 2018
Instrument22908
Transaction TypeTransfer
Record UpdatedAug 29, 2018
Title CompanyOLD REPUBLIC TITLE

Transaction

AmountAmount on Record
Tax$440.00
Amount AccuracyFull Value
Additional
  • Arm's Length

Transferred From (Grantor/Seller)

NameVerified Name

Transferred To (Grantee/Buyer)

NameVerified Name
RelationshipJoint Tenants with Right of Survivorship
Address785 BLUFF DR LOS BANOS CA 936355127, LOS BANOS, CA 93635-5127

Tax Assessment & Valuation

The 2025 property tax bill for 785 Bluff Dr was $5,089 with a homeowner's exemption.

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

Property Jurisdictions

TypeName
StateCalifornia
CountyMerced County
MunicipalityLos Banos City
Unified School DistrictLos Banos Unified School District (KG - 12)

Tax Bill & Assessment History

YearTax BillAssessed Value
2026$455,124 (+2%) Land $96,712 Building $358,412
2025$5,089.00 Homeowner's exemption$446,201 Land $94,816 Building $351,385
2023$4,830.00 (+1.9%) Homeowner's exemption$428,877 Land $91,135 Building $337,742
2022$4,740.00

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

Flood

FEMA maps place 785 Bluff Dr in Zone X, an area of minimal flood risk.

Source: FEMA National Flood Hazard Layer, effective October 4, 2022

FEMA Flood ZoneZone X
minimal risk
Flood Insurance RequirementNot required
lenders may require it

Values are read at the parcel center point; lenders make the official flood determination.

Wildfire

Wildfire risk around 785 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 RiskLow
lower than 97% of the US · lower than 97.8% of California
Wildfire Likelihood0.01% annual chance
ExposureDirect
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 SystemCITY OF LOS BANOS
serves 48,896 people · EPA ID CA2410005
Water SourceGroundwater
Last State InspectionDec 2024
LeadUnder 1 ppb (2024–2026)
action level 15 ppb

Violations Reported to EPA

Water QualityNone
last 10 years
Treatment and ProcedureLead service line inventory
Oct 2024
Monitoring and Reporting1
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

ProviderMax 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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