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Single Family ResidenceResidential
$486,081$228 / 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 Sep 24, 2026
Last sold for $507,000 on Oct 2, 2024

2116 BLOSSOM RANCH RD

PATTERSON, CA 95363
3
Beds
2.5
Baths
2,136 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.
0.13 ac
Lot SizeThe size of the land the home sits on, from county records.
2024
Year BuiltThe year the home was originally built, according to county records.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$486K
$437K low$536K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$507,000 · Oct 2, 2024

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$10,202 (2026)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$517,140 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$188,700
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$328,440
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$507,000

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.44
35
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
85
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
49
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
8
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.6 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
CountySTANISLAUS
Lot (acres)The size of the land the home sits on, from county records.0.13
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
PoolWhether the property has a pool, and what kind, such as in-ground.No

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.

E
Apricot Valley Elementary SchoolC-
Elementary · Grades KG–5 · 0.8 mi
M
Creekside Middle SchoolD
Middle · Grades 6–8 · 1.1 mi
H
Patterson High SchoolC
High · Grades 9–12 · 1.4 mi

District: Patterson Joint Unified School District

Neighborhood · ZIP 95363These 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.84
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.81
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.346

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.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.11%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.9.2%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.2.4%
PopulationHow many people live in this area.27,621
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.234 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$79,286
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$110,914
Average tempThe average temperature here across a full year.61°F
Annual precipHow much rain and melted snow falls here in a typical year.14 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

2116 Blossom Ranch 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.

  • Costs less per square foot than 88% of homes in Stanislaus County
  • Bigger than 77% of homes in Stanislaus County
  • Has a smaller lot than 84% of homes in Patterson 95363
  • Among the newest homes in Stanislaus County

What homes are worth in Patterson 95363

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

This home
$291K$788K

This home is worth more than 51% of homes in Patterson 95363.

How it measures up in Patterson 95363

The dot is this home. The mark in the middle is the typical home in Patterson 95363.

Estimated value$486,081
CheaperTypical $484,406Pricier

Pricier than 51% of homes nearby

Price per ft²$228
CheaperTypical $237Pricier

Pricier than 44% of homes nearby

Living area2,136 ft²
SmallerTypical 2,062 ft²Bigger

Bigger than 54% of homes nearby

Lot size0.13 ac
SmallerTypical 0.15 acBigger

Bigger than 16% of homes nearby

Year built2024
OlderTypical 2004Newer

Newer than 98% of homes nearby

How 2116 Blossom Ranch Rd ranks against every home in each area.
MeasureThis homePatterson 95363Stanislaus County
Estimated valuepricier than$486,08151% of homes63% of homes
Price per ft²pricier than$22844% of homes12% of homes
Living areabigger than2,136 ft²54% of homes77% of homes
Lot sizebigger than0.13 ac16% of homes18% of homes
Year builtnewer than202498% of homesalmost all homes

About 2116 Blossom Ranch Rd

How much is 2116 Blossom Ranch Rd, Patterson, CA worth?

The TopHap Estimate for 2116 Blossom Ranch Rd, Patterson, CA is $486,081 as of Sep 24, 2026. The likely range is $436,656 to $535,506. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 2116 Blossom Ranch Rd, Patterson, CA last sell?

2116 Blossom Ranch Rd, Patterson, CA last sold on Oct 2, 2024 for $507,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 2116 Blossom Ranch Rd, Patterson, CA?

2116 Blossom Ranch Rd, Patterson, CA has 3 bedrooms, 2.5 bathrooms, 2,136 square feet of living space and a 0.13-acre lot.

When was 2116 Blossom Ranch Rd, Patterson, CA built?

2116 Blossom Ranch Rd, Patterson, CA was built in 2024, making it 2 years old.

What schools serve 2116 Blossom Ranch Rd, Patterson, CA?

2116 Blossom Ranch Rd, Patterson, CA is assigned to Apricot Valley Elementary School (elementary), rated C-; Creekside Middle School (middle), rated D; Patterson High School (high), rated C. All sit in Patterson Joint Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 2116 Blossom Ranch Rd, Patterson, CA compare to other homes in Patterson 95363?

Among the 8,285 homes in Patterson 95363, it is worth more than 51% of them ($486,081 against a typical $484,406), its price per square foot is higher than 44% of them ($228 against a typical $237), it is bigger than 54% of them (2,136 ft² against a typical 2,062 ft²), its lot is bigger than 16% of them (0.13 ac against a typical 0.15 ac) and it is newer than 98% of them (2024 against a typical 2004). Measured against all of Stanislaus County, it is worth more than 63% 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 2116 Blossom Ranch Rd, Patterson, CA?

The 2026 property tax bill for 2116 Blossom Ranch Rd, Patterson, CA was $10,202. The county assessed it at $517,140.

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