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Orchard (Fruit, Nut)Agriculture / Farming
$960,181$413 / 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 92How 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

16990 RIVER RD

LIVINGSTON, CA 95334
5
Beds
1.5
Baths
2,326 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.
19 ac
Lot SizeThe size of the land the home sits on, from county records.
1941
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
10
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$960K
$887K low$1M 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.$960,181
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$768,145

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$5,730 (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.$539,800 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$115,224
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$424,576
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$539,892

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.49
60
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
75
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.8 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.Orchard (Fruit, Nut)
StyleThe architectural style of the home, such as ranch or colonial.Custom Design
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.1951
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
HeatingThe type of heating system in the home.Yes
CoolingThe type of cooling or air conditioning in the home.Evaporative
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, Attached
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 · 240 ft²Porch · 240 ft²

Transaction History(2)

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 · 3.0 mi
E
Selma Herndon Elementary SchoolC
Elementary · Grades KG–5 · 3.7 mi
H
Livingston High SchoolC-
High · Grades 9–12 · 4.0 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.Yes

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

16990 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 86% of homes in Merced County
  • Among the largest lots in Merced County
  • Older than 94% 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$578K

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$960,181
CheaperTypical $353,580Pricier

Pricier than almost all homes nearby

Price per ft²$413
CheaperTypical $225Pricier

Pricier than almost all homes nearby

Living area2,326 ft²
SmallerTypical 1,524 ft²Bigger

Bigger than 83% of homes nearby

Lot size19 ac
SmallerTypical 0.15 acBigger

Bigger than almost all homes nearby

Year built1941
OlderTypical 1992Newer

Newer than 6% of homes nearby

How 16990 River Rd ranks against every home in each area.
MeasureThis homeLivingston 95334Merced County
Estimated valuepricier than$960,181almost all homesalmost all homes
Price per ft²pricier than$413almost all homesalmost all homes
Living areabigger than2,326 ft²83% of homes86% of homes
Lot sizebigger than19 acalmost all homesalmost all homes
Year builtnewer than19416% of homes7% of homes

About 16990 River Rd

How much is 16990 River Rd, Livingston, CA worth?

The TopHap Estimate for 16990 River Rd, Livingston, CA is $960,181 as of Jul 14, 2026. The likely range is $886,863 to $1,033,499. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 16990 River Rd, Livingston, CA last sell?

16990 River Rd, Livingston, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 16990 River Rd, Livingston, CA?

16990 River Rd, Livingston, CA has 5 bedrooms, 1.5 bathrooms and 2,326 square feet of living space.

When was 16990 River Rd, Livingston, CA built?

16990 River Rd, Livingston, CA was built in 1941, making it 85 years old. It is a custom design home. The building has 2 stories.

What schools serve 16990 River Rd, Livingston, CA?

16990 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 16990 River Rd, Livingston, CA compare to other homes in Livingston 95334?

Among the 3,662 homes in Livingston 95334, it is worth more than almost all of them ($960,181 against a typical $353,580), its price per square foot is higher than almost all of them ($413 against a typical $225), it is bigger than 83% of them (2,326 ft² against a typical 1,524 ft²), its lot is bigger than almost all of them (19 ac against a typical 0.15 ac) and it is newer than 6% of them (1941 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 16990 River Rd, Livingston, CA?

The 2025 property tax bill for 16990 River Rd, Livingston, CA was $5,730. The county assessed it at $539,800.

Closest homes

More homes in Livingston 95334

Assigned schools

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