Stanislaus County property record for 956 Forestal Ln, Waterford, CA 95386
| Property Type | Single Family Home |
|---|---|
| Details | 3 bd · 2 ba · 1,056 sqft · built 1987 |
| Lot Size | 0.19 acres (8,276 sqft) |
| Owner | 2 Individual Names on Record |
| Last Sale | $152,500 (Oct 2002) |
| Tax Bill | $2,772 (2026) |
| Deeds & Mortgages | Feb 2022 Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 080-058-014-000 |
| Primary APN | 080-058-014-000 |
|---|---|
| Alternative APNs |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,056 sqft Living Area |
| 1st Floor Area | 1,056 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1987 |
|---|---|
| Effective Year Built | Effective 1987 |
| Construction Type | Wood |
| Lot Area | 8,276 sqft (0.19 acres) |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Central |
|---|---|
| Heating System | Central |
| Street Address | 956 FORESTAL LN |
|---|---|
| City | WATERFORD |
| State | CA |
| Zip | 95386-9760 |
| Property Category | Residential |
| Property Type | Residential > Single Family > Home |
| Legal Description | COUNTRY GARDENS NO 2 BLK 1 LOT 15 |
| Legal Subdivision | COUNTRY GARDENS 02 |
| Legal Block | 1 |
| Legal Lot Number | 15 |
| Jurisdiction | STANISLAUS CA |
| Township / Civil Division | WATERFORD |
| Census Block Group | 2 |
| Census Block | 2000 |
| Census Tract | 2802 |
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 Individual Names on Record |
|---|---|
| Mailing Address | 956 FORESTAL LN, WATERFORD, CA 95386-9760 |
| Occupancy | Owner Occupied |
| Owner Type | Individual |
| Vesting | Joint Tenants |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Oct 18, 2002 · Amount on Record |
| Deed Sale | Oct 18, 2002 · Amount on Record |
| Prior Sale | Sep 30, 1998 · Amount on Record |
| Deed Document Number | 2002135951 |
| Prior Transfer Date | Jun 2, 1998 |
| Prior Transfer Doc | 0000051122 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | STANISLAUS CA |
| Property Address | 956 FORESTAL LN, WATERFORD, CA 95386-9760 |
| Transaction Type | Mortgage |
| Record Updated | Jul 26, 2022 |
| Title Company | FIRST AMERICAN TITLE, FIRST AMERICAN TITLE INS CO |
| Name | Verified Name |
|---|---|
| Address | 22345 E MONTE VISTA AVE, DENAIR, CA 95316-9614 |
| Document Number | 0000012635 |
|---|---|
| Date | Feb 18, 2022 |
| Instrument | 2022-0012635 |
| Name | BANK OF THE WEST |
|---|---|
| Type | Bank |
| Address | OMAHA, NE 68154 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount Recorded |
| Term | 120 Months |
| Due | Feb 1, 2032 |
Source: Stanislaus County assessment roll, as of October 21, 2026
| Type | Name |
|---|---|
| State | California |
| County | Stanislaus County |
| Municipality | Waterford City |
| Unified School District | Waterford Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $2,772.00 (+1.58%) Homeowner's exemption | $225,269 (+2%) Land $62,037 Building $163,232 |
| 2025 | $2,729.00 (+4.36%) Homeowner's exemption | $220,853 (+4.04%) Land $60,821 Building $160,032 |
| 2023 | $2,615.00 (+1.67%) Homeowner's exemption | $212,279 Land $58,460 Building $153,819 |
| 2022 | $2,572.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
Source: FEMA National Flood Hazard Layer, effective October 23, 2022
| FEMA Flood Zone | Zone X minimal risk |
|---|---|
| Flood Insurance Requirement | Not required lenders may require it |
Values are read at the parcel center point; lenders make the official flood determination.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | Moderate above 63% of the US · lower than 61% of California |
|---|---|
| Wildfire Likelihood | 0.2% annual chance |
| Exposure | Direct burnable vegetation |
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 WATERFORD serves 8,788 people · EPA ID CA5010006 |
|---|---|
| Water Source | Groundwater |
| Last State Inspection | Nov 2023 |
| Also Mapped Here | MODESTO IRRIGATION DISTRICT |
| Lead | Under 1 ppb (2024–2026) 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 218 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| Spectrum Cable | 1,000 / 1,000 |
| Ayera Technologies Fixed Wireless | 1,000 / 500 |
| unWired Broadband Fixed Wireless | 400 / 50 |
| Cal.net Fixed Wireless | 100 / 20 |
May also be available: ezWave, Verizon.
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