Santa Cruz County property record for 85 Arroyo Dr, Watsonville, CA 95076
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,712 sqft · built 1972 |
| Lot Size | 0.165 acres (7,187 sqft) |
| Owner | Individual Name on File |
| Last Sale | $350,000 (May 2022) |
| Tax Bill | $8,859 (2025) |
| Deeds & Mortgages | Sep 2022 Transfer May 2022 Mortgage + 1 more |
| Flood Zone | Zone X (minimal risk) |
| APN | 051-532-29 |
| Primary APN | 051-532-29 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Total Rooms | 5 Rooms |
| Building Area | 1,712 sqft Living Area |
| Gross Area | 2,152 sqft |
| Year Built | Built 1972 |
|---|---|
| Effective Year Built | Effective 1972 |
| Construction Type | Wood |
| Roof Material | Composition Shingle |
| Lot Area | 7,187 sqft (0.165 acres) |
| Garage Type | Attached |
| Garage Area | 440 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Sewer | Municipal |
| Water Source | Commercial |
| Street Address | 85 ARROYO DR |
|---|---|
| City | WATSONVILLE |
| State | CA |
| Zip | 95076-0901 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Local Zoning Code | R-1-6 |
| Legal Description | TR 576 |
| Legal Subdivision | MESA VILLAGE |
| Legal Tract | 576 |
| Legal Lot Number | 201 |
| Jurisdiction | SANTA CRUZ CA |
| Township / Civil Division | WATSONVILLE |
| Census Block Group | 3 |
| Census Block | 3003 |
| Census Tract | 122500 |
85 Arroyo Dr is owned and occupied by an individual who acquired it in September 2022.
Source: Santa Cruz County records, as of August 19, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 85 ARROYO DR, WATSONVILLE, CA 95076-0901 |
| 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.
| Date | Document |
|---|---|
| Sep 7, 2022 | Intrafamily Transfer, Transfer |
| May 26, 2022 | Intrafamily Transfer, Transfer · Conventional Mortgage UNITED WHOLESALE MORTGAGE |
| May 17, 2022 | Grant Deed, Transfer FIRSTAMERICAN TITLE COMPANY, FIRST AMERICAN TITLE COMPANY |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | May 17, 2022 · Amount on File |
| Deed Sale | May 17, 2022 · Amount on File |
| Prior Sale | May 8, 2001 · Amount on File |
| Deed Document Number | 202215493 |
| Last Transfer Date | Sep 6, 2022 |
| Transfer Doc | 0000025289 |
| Record Updated | Sep 20, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | SANTA CRUZ CA |
| Recording Date | Sep 7, 2022 |
| Property Address | 85 ARROYO DR, WATSONVILLE, CA 95076-0901 |
| Document Number | 0000025289 |
| Map Reference | MB 56 PG 35 |
| Instrument Date | Sep 6, 2022 |
| Instrument | 2022-0025289 |
| Transaction Type | Transfer |
| Record Updated | Jun 7, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Living Trust |
| Address | 85 ARROYO DR, WATSONVILLE, CA 95076-0901 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | SANTA CRUZ CA |
| Recording Date | May 26, 2022 |
| Property Address | 85 ARROYO DR, WATSONVILLE, CA 95076-0901 |
| Document Number | 0000016421 |
| Map Reference | MB 56 PG 35 |
| Instrument Date | May 19, 2022 |
| Instrument | 2022-0016421 |
| Transaction Type | Transfer |
| Record Updated | Jun 8, 2022 |
| Title Company | FIRSTAMERICAN TITLE COMPANY, FIRST AMERICAN TITLE COMPANY |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 85 ARROYO DR, WATSONVILLE, CA 95076-0901 |
| Document Number | 0000016422 |
|---|---|
| Date | May 26, 2022 |
| Instrument | 2022-0016422 |
| Name | UNITED WHOLESALE MORTGAGE |
|---|---|
| Type | Mortgage Company |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 361 Months |
| Due | Jun 1, 2052 |
| Document Type | Grant Deed |
|---|---|
| Jurisdiction | SANTA CRUZ CA |
| Recording Date | May 17, 2022 |
| Property Address | 85 ARROYO DR, WATSONVILLE, CA 95076-0901 |
| Document Number | 0000015493 |
| Map Reference | MB 56 PG 35 |
| Instrument Date | Apr 20, 2022 |
| Instrument | 2022-0015493 |
| Transaction Type | Transfer |
| Record Updated | May 31, 2022 |
| Title Company | FIRSTAMERICAN TITLE COMPANY, FIRST AMERICAN TITLE COMPANY |
| Amount | Amount on Record |
|---|---|
| Tax | $385.00 |
| Amount Accuracy | Rounded by County |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 85 ARROYO DR, WATSONVILLE, CA 95076-0901 |
The 2025 property tax bill for 85 Arroyo Dr was $8,859 with a homeowner's exemption.
Source: Santa Cruz County assessment roll, as of August 19, 2026
| Type | Name |
|---|---|
| State | California |
| County | Santa Cruz County |
| Unified School District | Pajaro Valley Joint Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value | Assessed Market Value |
|---|---|---|---|
| 2026 | $647,058 (+2%) Land $485,653 Building $161,405 | ||
| 2025 | $8,859.00 Homeowner's exemption | $634,371 Land $476,131 Building $158,240 | |
| 2023 | $6,693.00 (+2.76%) Homeowner's exemption | $505,474 Land $303,284 Building $202,190 | $574,920 |
| 2022 | $6,513.00 |
Assessed value and assessed market value are set for property tax purposes and are not market price estimates.
FEMA maps place 85 Arroyo Dr in Zone X, an area of minimal flood risk, though there have been 42 flood claims nearby since 1982.
Source: FEMA National Flood Hazard Layer, effective July 10, 2019 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Claims | 42 (1982–2023) |
| Claims Outside the SFHA | 3 of 42 |
| Most Recent Claim | Mar 2023 · Severe Winter Storms, Straight-line Winds, Flooding, Landslides, And Mudslides |
| Claims by Event |
|
Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.
Wildfire risk around 85 Arroyo 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 67% of the US · lower than 81% of California |
|---|---|
| Wildfire Likelihood | 0.01% annual chance |
| Exposure | None beyond 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 WATSONVILLE serves 65,231 people · EPA ID CA4410011 |
|---|---|
| Water Source | Surface water |
| Last State Inspection | Jul 2023 |
| Lead | 1 ppb (2023–2025) action level 15 ppb |
| Water Quality | None last 10 years |
|---|---|
| Treatment and Procedure | None last 10 years |
| Monitoring and Reporting | None 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 253 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 1,000 |
| Cruzio Fixed Wireless | 1,000 / 1,000 |
| Razzolink Fixed Wireless | 500 / 250 |
| Verizon Fixed Wireless | 300 / 20 |
| Etheric Networks Fixed Wireless | 250 / 100 |
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