91 Black Crow Ln, Patterson, CA 95363 Property Records

Stanislaus County property record for 91 Black Crow Ln, Patterson, CA 95363

Property Summary

Property Type	Single Family Home
Details	4 bd · 2 ba · 1,773 sqft · built 2002
Lot Size	0.109 acres (4,791 sqft)
Owner	2 Company Names on Record
Last Sale	$240,500 (Dec 2002)
Tax Bill	$4,926 (2025)
Deeds & Mortgages	Dec 2023 Transfer Jul 2019 Mortgage
Flood Zone	Zone X (moderate risk)
APN	`021-045-083-000`

Property Details

APN / Parcel Number

Primary APN	`021-045-083-000`
Alternative APN	`0214583`

Interior

Bedrooms	4 Beds
Full Baths	2 Baths
Building Area	1,773 sqft Living Area

Exterior

Year Built	Built 2002
Construction Type	Wood
Lot Area	4,791 sqft (0.109 acres)
Parking Spaces	2 Parking Spaces

Utilities, Heating & Cooling

Cooling System	Central
Heating System	Central

Location & Zoning

Old Parcel Number	0214583
Street Address	91 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 4039
Legal Subdivision	PATTERSON RANCH PHASE 4
Legal Lot Number	4039
Jurisdiction	STANISLAUS CA
Township / Civil Division	PATTERSON
Census Block Group	1
Census Block	1011
Census Tract	3205

Owner

Source: Stanislaus County records, as of October 6, 2025

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record	2 Company Names on Record
Co-owner	Co-owner on Record
Mailing Address	91 BLACK CROW LN, PATTERSON, CA 95363-9063
Occupancy	Owner Occupied
Owner Type	Company, Secondary Individual
Vesting	Trust

Deeds, Mortgages & Sale History

Date	Document
Dec 18, 2023	Intrafamily Transfer, Transfer
Jul 30, 2019	Deed of Trust, Mortgage · Commercial Mortgage BBVA USA

Assessor's Deed Record

Deed Names	3 Names on Deed
Last Sale	Dec 4, 2002 · Amount on Record
Deed Sale	Dec 4, 2002 · Amount on Record
Prior Sale	Dec 4, 2002 · Amount on Record
Deed Document Number	0000158743
Last Transfer Date	Dec 18, 2023
Transfer Doc	0000058847
Record Updated	Jun 7, 2026

December 2023: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	STANISLAUS CA
Recording Date	Dec 18, 2023
Property Address	91 BLACK CROW LN, PATTERSON, CA 95363-9063
Document Number	0000058847
Map Reference	VOL 39 PG 50
Instrument Date	Dec 18, 2023
Instrument	2023-0058847
Transaction Type	Transfer
Record Updated	Dec 29, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Family Trust
Address	91 BLACK CROW LN, PATTERSON, CA 95363-9063

July 2019: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	STANISLAUS CA
Property Address	91 BLACK CROW LN, PATTERSON, CA 95363-9063
Transaction Type	Mortgage
Record Updated	Feb 5, 2021

Transferred To (Grantee/Buyer)

Name	Verified Name

Mortgage

Document Number	0000049645
Date	Jul 30, 2019
Instrument	2019-0049645

Lender

Name	BBVA USA
Type	Bank
Address	LIVERMORE, CA 94550

Agreement

Type	Commercial Mortgage
Amount	Amount Recorded
Term	299 Months
Due	Jun 19, 2044

Interest

Rate Type	Adjustable Rate
Change Frequency	Monthly

Tax Assessment & Valuation

Source: Stanislaus County assessment roll, as of July 1, 2025

Property Jurisdictions

Type	Name
State	California
County	Stanislaus County
Municipality	Patterson City
Unified School District	Patterson Joint Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2025	$4,926.00 (+2.48%) Homeowner's exemption	$348,300 (+4.04%) Land $101,371 Building $246,929
2023	$4,807.00 (+5.05%) Homeowner's exemption	$334,778 Land $97,436 Building $237,342
2022	$4,576.00

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

Flood

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

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.

Drinking Water

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

Violations Reported to EPA

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.

Internet Providers

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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