Stanislaus County property record for 87 Black Crow Ln, Patterson, CA 95363
| Property Type | Single Family Home |
|---|---|
| Details | 4 bd · 2.5 ba · 2,238 sqft · built 2002 |
| Lot Size | 0.11 acres (4,792 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $218,000 (May 2013) |
| Tax Bill | $4,253 (2026) |
| Flood Zone | Zone X (moderate risk) |
| APN | 021-045-082-000 |
| Primary APN | 021-045-082-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2.5 Baths |
| Half Baths | 1 Half Bath |
| Building Area | 2,238 sqft Living Area |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 2002 |
|---|---|
| Effective Year Built | Effective 2002 |
| Construction Type | Wood |
| Lot Area | 4,792 sqft (0.11 acres) |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 87 BLACK CROW LN |
|---|---|
| City | PATTERSON |
| State | CA |
| Zip | 95363-9063 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | PATTERSON RANCH PHASE 4(39M50) LOT 4038 |
| Legal Subdivision | PATTERSON RANCH PH 04 |
| Legal Block | 1 |
| Legal Lot Number | 4038 |
| Jurisdiction | STANISLAUS CA |
| Township / Civil Division | PATTERSON |
| Census Block Group | 1 |
| Census Block | 1011 |
| Census Tract | 3205 |
87 Black Crow Ln is owned by two individuals who acquired it in November 2013.
Source: Stanislaus County records, as of October 21, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 1140 SILVER ST, UNION CITY, CA 94587-5484 |
| 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.
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | May 24, 2013 · Amount on File |
| Deed Sale | May 24, 2013 · Amount on File |
| Prior Sale | Nov 26, 2002 · Amount on File |
| Deed Document Number | 201345124 |
| Last Transfer Date | Nov 8, 2013 |
| Transfer Doc | 0000017070 |
| Record Updated | Oct 29, 2026 |
The 2026 property tax bill for 87 Black Crow Ln was $4,253, up 4% from the year before.
Source: Stanislaus County assessment roll, as of October 21, 2026
| Type | Name |
|---|---|
| State | California |
| County | Stanislaus County |
| Municipality | Patterson City |
| Unified School District | Patterson Joint Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $4,253.00 (+4.01%) | $273,805 (+2%) Land $50,235 Building $223,570 |
| 2025 | $4,089.00 | $268,437 Land $49,250 Building $219,187 |
| 2023 | $3,995.00 (+4.91%) | $258,016 Land $47,339 Building $210,677 |
| 2022 | $3,808.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 87 Black Crow Ln in Zone X, an area of moderate flood risk.
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 moderate risk |
|---|---|
| 500-Year Floodplain | Yes 0.2% annual chance |
| Flood Insurance Requirement | Not required lenders may require it |
| Community Rating System | Class 8 (10% premium discount) |
| 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 87 Black Crow Ln 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 80% of the US · lower than 88% 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 PATTERSON serves 24,977 people · EPA ID CA5010017 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Feb 2025 |
| Lead | Under 1 ppb (2022–2024) 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 662 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 |
| Ayera Technologies Fixed Wireless | 120 / 40 |
| Cal.net Fixed Wireless | 100 / 20 |
May also be available: Frontier, Verizon.
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