Stanislaus County property record for 850 River Bluff Dr, Oakdale, CA 95361
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 2,077 sqft · built 1987 |
| Lot Size | 0.2 acres (8,712 sqft) |
| Owner | 2 Trust Names on File |
| Tax Bill | $2,570 (2026) |
| Deeds & Mortgages | Mar 2017 Line of Credit |
| Flood Zone | Zone X (minimal risk) |
| APN | 064-002-009-000 |
| Primary APN | 064-002-009-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 2,077 sqft Living Area |
| 1st Floor Area | 2,077 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1987 |
|---|---|
| Effective Year Built | Effective 1987 |
| Construction Type | Wood |
| Lot Area | 8,712 sqft (0.2 acres) |
| Parking Spaces | 2 Parking Spaces |
| Patio Area | 180 sqft |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 850 RIVER BLUFF DR |
|---|---|
| City | OAKDALE |
| State | CA |
| Zip | 95361-2677 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | THE EDGEWATER LOT 4 |
| Legal Subdivision | EDGEWATER |
| Legal Block | 1 |
| Legal Lot Number | 4 |
| Jurisdiction | STANISLAUS CA |
| Township / Civil Division | OAKDALE |
| Census Block Group | 1 |
| Census Block | 1001 |
| Census Tract | 204 |
850 River Bluff Dr is owner-occupied and held in a trust since September 2023.
Source: Stanislaus County records, as of October 21, 2026
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 850 RIVER BLUFF DR, OAKDALE, CA 95361-2677 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | Trust, Family Trust |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Transfer Date | Sep 27, 2023 |
| Transfer Doc | 0000047236 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | STANISLAUS CA |
| Property Address | 850 RIVER BLUFF DR, OAKDALE, CA 95361-2677 |
| Transaction Type | Mortgage |
| Record Updated | Jul 5, 2022 |
| Title Company | OLD REPUBLIC |
| Name | Verified Name |
|---|
| Document Number | 0000021861 |
|---|---|
| Date | Mar 29, 2017 |
| Instrument | 2017-0021861 |
| Name | OAK VALLEY COMMUNITY BANK |
|---|---|
| Type | Bank |
| Address | OAKDALE, CA 95361 |
| Type | Line of Credit |
|---|---|
| Amount | Amount on Record |
| Rate Type | Adjustable Rate |
|---|---|
| Change Frequency | Monthly |
The 2026 property tax bill for 850 River Bluff Dr was $2,570 with a homeowner's exemption, up 1.2% from the year before.
Source: Stanislaus County assessment roll, as of October 21, 2026
| Type | Name |
|---|---|
| State | California |
| County | Stanislaus County |
| Municipality | Oakdale City |
| Unified School District | Oakdale Joint Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $2,570.00 (+1.18%) Homeowner's exemption | $239,254 (+2%) Land $68,319 Building $170,935 |
| 2025 | $2,540.00 Homeowner's exemption | $234,564 Land $66,980 Building $167,584 |
| 2023 | $2,354.00 (+1.77%) Homeowner's exemption | $225,458 Land $64,380 Building $161,078 |
| 2022 | $2,313.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 850 River Bluff Dr in Zone X, an area of minimal flood risk, within 500 ft of a high-risk flood zone.
Source: FEMA National Flood Hazard Layer, effective October 23, 2022 · OpenFEMA NFIP redacted claims and policies, as of September 2026
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Nearest Special Flood Hazard Area | Zone AE, within 500 ft |
| Flood Insurance Requirement | Not required lenders may require it |
| Nearby Flood Policies | 1 in force |
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 850 River Bluff Dr is moderate, ranking above 48% of the US, with a 0.1% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 48% of the US · lower than 71% of California |
|---|---|
| Wildfire Likelihood | 0.1% annual chance |
| Exposure | Indirect within ember reach |
| Adjoins Burnable Land | Yes |
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 OAKDALE serves 23,235 people · EPA ID CA5010014 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Nov 2025 |
| Lead | Under 1 ppb (2023–2025) 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 594 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Xfinity Cable | 2,000 / 250 |
| Ayera Technologies Fixed Wireless | 1,000 / 500 |
| ezWave Fixed Wireless | 1,000 / 200 |
| unWired Broadband Fixed Wireless | 400 / 50 |
| Verizon Fixed Wireless | 300 / 20 |
| Cal.net Fixed Wireless | 100 / 20 |
| AT&T Fixed Wireless · DSL · Fiber in parts of the area | 100 / 20 |
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