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Single Family ResidenceResidential
$311,772$253 / 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 89How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026

2087 ASPENGLEN WAY

LIVINGSTON, CA 95334
3
Beds
2
Baths
1,233 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.
0.15 ac
Lot SizeThe size of the land the home sits on, from county records.
1992
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
5
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

$312K
$277K low$346K high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$2,537 (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.$236,753 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$47,348
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$189,405
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$232,112

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.45
35
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
79
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
53
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.7 in
30-Year Flood ChanceThe chance of at least one serious flood here in the next 30 years, not in any single year.6%
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.Single Family 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.1993
Lot (acres)The size of the land the home sits on, from county records.0.14
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
HeatingThe type of heating system in the home.Central
CoolingThe type of cooling or air conditioning in the home.Central
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 · 66 ft²Porch · 66 ft²

Transaction History(4)

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.

E
Yamato Colony Elementary SchoolD+
Elementary · Grades KG–5 · 0.3 mi
H
Livingston High SchoolC-
High · Grades 9–12 · 1.3 mi
M
Livingston Middle SchoolD
Middle · Grades 6–8 · 1.7 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.17,756
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.$63,336
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$75,391
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%

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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

2087 Aspenglen Way 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.

  • Worth less than 79% of homes in Merced County
  • Costs more per square foot than 68% of homes in Livingston 95334
  • Smaller than 75% of homes in Merced County
  • Has a smaller lot than 67% of homes in Merced County

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
$224K$612K

This home is worth more than 29% of 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$311,772
CheaperTypical $365,266Pricier

Pricier than 29% of homes nearby

Price per ft²$253
CheaperTypical $237Pricier

Pricier than 68% of homes nearby

Living area1,233 ft²
SmallerTypical 1,525 ft²Bigger

Bigger than 30% of homes nearby

Lot size0.15 ac
SmallerTypical 0.15 acBigger

Bigger than 40% of homes nearby

Year built1992
OlderTypical 1992Newer

Newer than 52% of homes nearby

How 2087 Aspenglen Way ranks against every home in each area.
MeasureThis homeLivingston 95334Merced County
Estimated valuepricier than$311,77229% of homes21% of homes
Price per ft²pricier than$25368% of homes61% of homes
Living areabigger than1,233 ft²30% of homes25% of homes
Lot sizebigger than0.15 ac40% of homes33% of homes
Year builtnewer than199252% of homes54% of homes

About 2087 Aspenglen Way

How much is 2087 Aspenglen Way, Livingston, CA worth?

The TopHap Estimate for 2087 Aspenglen Way, Livingston, CA is $311,772 as of Sep 24, 2026. The likely range is $277,275 to $346,269. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 2087 Aspenglen Way, Livingston, CA last sell?

2087 Aspenglen Way, Livingston, CA last sold on Jan 1, 1900, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 2087 Aspenglen Way, Livingston, CA?

2087 Aspenglen Way, Livingston, CA has 3 bedrooms, 2 bathrooms, 1,233 square feet of living space and a 0.14-acre lot.

When was 2087 Aspenglen Way, Livingston, CA built?

2087 Aspenglen Way, Livingston, CA was built in 1992, making it 34 years old. The building has 1 story.

What schools serve 2087 Aspenglen Way, Livingston, CA?

2087 Aspenglen Way, Livingston, CA is assigned to Yamato Colony Elementary School (elementary), rated D+; Livingston High School (high), rated C-; Livingston Middle School (middle), rated D. All sit in Livingston Union Elementary School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2087 Aspenglen Way, Livingston, CA compare to other homes in Livingston 95334?

Among the 3,672 homes in Livingston 95334, it is worth more than 29% of them ($311,772 against a typical $365,266), its price per square foot is higher than 68% of them ($253 against a typical $237), it is bigger than 30% of them (1,233 ft² against a typical 1,525 ft²), its lot is bigger than 40% of them (0.15 ac against a typical 0.15 ac) and it is newer than 52% of them (1992 against a typical 1992). Measured against all of Merced County, it is worth more than 21% of 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 2087 Aspenglen Way, Livingston, CA?

The 2025 property tax bill for 2087 Aspenglen Way, Livingston, CA was $2,537. The county assessed it at $236,753.

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