Skip to content
Skip to content
TopHapOpen in map
Rural ResidenceResidential
$1,072,211$518 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 90How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026

16508 RIVER RD

LIVINGSTON, CA 95334
3
Beds
2
Baths
2,068 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
63 ac
Lot SizeThe size of the land the home sits on, from county records.
1948
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
8
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
5
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$1.1M
$968K low$1.2M high
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$1,072,211
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$857,769

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$12,230 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$1,124,887 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$622,984
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$501,903
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$1,124,887

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.50
65
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
76
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
52
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
14
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
45
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
Projected Flood DepthHow deep a serious flood is expected to get here at some point in the next 30 years. Shown in inches.10 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.51%
FEMA Flood ZoneFEMA's flood zone for this address. Zones starting with A or V are high risk, and lenders usually require flood insurance there.1 percent flood zone

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Rural Residence
CountyMerced
Effective Year BuiltAn adjusted build year that accounts for condition and major remodels. A big renovation can make a home count as newer than it is.1962
Lot (acres)The size of the land the home sits on, from county records.63.00
ConstructionThe main material the home's frame and walls are built from.Tilt-Up Concrete
HeatingThe type of heating system in the home.Floor/Wall Furnace
CoolingThe type of cooling or air conditioning in the home.Wall Unit
FireplaceWhether the home has a fireplace, and what kind.Yes
GarageWhether the property has a garage, and details like whether it is attached to the home.Garage, Detached
PoolWhether the property has a pool, and what kind, such as in-ground.No
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Patio · 78 ft²Porch · 78 ft²

Transaction History(1)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

M
Livingston Middle SchoolD
Middle · Grades 6–8 · 2.7 mi
E
Selma Herndon Elementary SchoolC
Elementary · Grades KG–5 · 3.4 mi
H
Livingston High SchoolC-
High · Grades 9–12 · 3.8 mi

District: Livingston Union Elementary School District

Neighborhood · ZIP 95334These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.81
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.80
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.130

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.97%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.10%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.13%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.3.2%
PopulationHow many people live in this area.17,755
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.271 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$63,335
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$75,389
Average tempThe average temperature here across a full year.62°F
Annual precipHow much rain and melted snow falls here in a typical year.12 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.78%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.No

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

16508 River Rd measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Among the most valuable homes in Livingston 95334
  • Among the highest price per square foot in Livingston 95334
  • Bigger than 78% of homes in Merced County
  • Among the largest lots in Livingston 95334
  • Older than 90% of homes in Livingston 95334

What homes are worth in Livingston 95334

Each bar is how many homes fall in that price range. The marker is this home.

This home
$202K$702K

This home is worth more than almost all homes in Livingston 95334.

How it measures up in Livingston 95334

The dot is this home. The mark in the middle is the typical home in Livingston 95334.

Estimated value$1,072,211
CheaperTypical $357,152Pricier

Pricier than almost all homes nearby

Price per ft²$518
CheaperTypical $226Pricier

Pricier than almost all homes nearby

Living area2,068 ft²
SmallerTypical 1,548 ft²Bigger

Bigger than 74% of homes nearby

Lot size63 ac
SmallerTypical 0.15 acBigger

Bigger than almost all homes nearby

Year built1948
OlderTypical 1992Newer

Newer than 10% of homes nearby

How 16508 River Rd ranks against every home in each area.
MeasureThis homeLivingston 95334Merced County
Estimated valuepricier than$1,072,211almost all homesalmost all homes
Price per ft²pricier than$518almost all homesalmost all homes
Living areabigger than2,068 ft²74% of homes78% of homes
Lot sizebigger than63 acalmost all homesalmost all homes
Year builtnewer than194810% of homes10% of homes

About 16508 River Rd

How much is 16508 River Rd, Livingston, CA worth?

The TopHap Estimate for 16508 River Rd, Livingston, CA is $1,072,211 as of Jul 14, 2026. The likely range is $968,097 to $1,176,325. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

How big is 16508 River Rd, Livingston, CA?

16508 River Rd, Livingston, CA has 3 bedrooms, 2 bathrooms, 2,068 square feet of living space and a 63.00-acre lot.

When was 16508 River Rd, Livingston, CA built?

16508 River Rd, Livingston, CA was built in 1948, making it 78 years old. The building has 1 story.

What schools serve 16508 River Rd, Livingston, CA?

16508 River Rd, Livingston, CA is assigned to Livingston Middle School (middle), rated D; Selma Herndon Elementary School (elementary), rated C; Livingston High School (high), rated C-. All sit in Livingston Union Elementary School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 16508 River Rd, Livingston, CA compare to other homes in Livingston 95334?

Among the 3,786 homes in Livingston 95334, it is worth more than almost all of them ($1,072,211 against a typical $357,152), its price per square foot is higher than almost all of them ($518 against a typical $226), it is bigger than 74% of them (2,068 ft² against a typical 1,548 ft²), its lot is bigger than almost all of them (63 ac against a typical 0.15 ac) and it is newer than 10% of them (1948 against a typical 1992). Measured against all of Merced County, it is worth more than almost all homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 16508 River Rd, Livingston, CA?

The 2025 property tax bill for 16508 River Rd, Livingston, CA was $12,230. The county assessed it at $1,124,887.

Closest homes

More homes in Livingston 95334

Assigned schools

Explore the area

See this home in context

Open 16508 River Rd on TopHap’s interactive map to compare it against every sale nearby, overlay school zones and flood risk, and run a CMA.

Open in map
A flyover of TopHap's photorealistic 3D map, with recorded sale prices pinned to homes
Search any address, city, zip, or county…3D$1.9M$6.25MOpen in map