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Rural ResidenceResidential
$980,277$436 / 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 95How 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

22012 BARNETT RD

WATERFORD, CA 95386
2
Beds
2
Baths
2,247 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.
93 ac
Lot SizeThe size of the land the home sits on, from county records.
2003
Year BuiltThe year the home was originally built, according to county records.

Valuation

$980K
$929K low$1M high

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$6,402 (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.$537,349 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$151,261
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$386,088
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$537,349

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.57
19
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
92
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
57
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
23
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
98
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.16 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.minimal

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
CountyStanislaus
Lot (acres)The size of the land the home sits on, from county records.93.00
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
PoolWhether the property has a pool, and what kind, such as in-ground.No

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.

E
Roberts Ferry Elementary School
Elementary · Grades KG–8 · 3.7 mi
H
Hughson High SchoolB-
High · Grades 9–12 · 16.1 mi

District: Hughson Unified School District

Neighborhood · ZIP 95386These 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.89
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.82
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.104

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.4.4%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.12%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.2.1%
PopulationHow many people live in this area.10,700
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.103 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$66,118
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$91,814
Average tempThe average temperature here across a full year.61°F
Annual precipHow much rain and melted snow falls here in a typical year.16 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.78%

Owner Tools

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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

22012 Barnett 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.

  • Worth more than 97% of homes in Stanislaus County
  • Costs more per square foot than 96% of homes in Stanislaus County
  • Bigger than 86% of homes in Waterford 95386
  • Among the largest lots in Stanislaus County
  • Newer than 86% of homes in Stanislaus County

What homes are worth in Waterford 95386

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

This home
$259K$1.2M

This home is worth more than 96% of homes in Waterford 95386.

How it measures up in Waterford 95386

The dot is this home. The mark in the middle is the typical home in Waterford 95386.

Estimated value$980,277
CheaperTypical $412,998Pricier

Pricier than 96% of homes nearby

Price per ft²$436
CheaperTypical $292Pricier

Pricier than 92% of homes nearby

Living area2,247 ft²
SmallerTypical 1,399 ft²Bigger

Bigger than 86% of homes nearby

Lot size93 ac
SmallerTypical 0.17 acBigger

Bigger than almost all homes nearby

Year built2003
OlderTypical 1990Newer

Newer than 82% of homes nearby

How 22012 Barnett Rd ranks against every home in each area.
MeasureThis homeWaterford 95386Stanislaus County
Estimated valuepricier than$980,27796% of homes97% of homes
Price per ft²pricier than$43692% of homes96% of homes
Living areabigger than2,247 ft²86% of homes82% of homes
Lot sizebigger than93 acalmost all homesalmost all homes
Year builtnewer than200382% of homes86% of homes

About 22012 Barnett Rd

How much is 22012 Barnett Rd, Waterford, CA worth?

The TopHap Estimate for 22012 Barnett Rd, Waterford, CA is $980,277 as of Sep 24, 2026. The likely range is $928,554 to $1,032,000. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

How big is 22012 Barnett Rd, Waterford, CA?

22012 Barnett Rd, Waterford, CA has 2 bedrooms, 2 bathrooms, 2,247 square feet of living space and a 93.00-acre lot.

When was 22012 Barnett Rd, Waterford, CA built?

22012 Barnett Rd, Waterford, CA was built in 2003, making it 23 years old.

What schools serve 22012 Barnett Rd, Waterford, CA?

22012 Barnett Rd, Waterford, CA is assigned to Roberts Ferry Elementary School (elementary); Hughson High School (high), rated B-. All sit in Hughson Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 22012 Barnett Rd, Waterford, CA compare to other homes in Waterford 95386?

Among the 2,755 homes in Waterford 95386, it is worth more than 96% of them ($980,277 against a typical $412,998), its price per square foot is higher than 92% of them ($436 against a typical $292), it is bigger than 86% of them (2,247 ft² against a typical 1,399 ft²), its lot is bigger than almost all of them (93 ac against a typical 0.17 ac) and it is newer than 82% of them (2003 against a typical 1990). Measured against all of Stanislaus County, it is worth more than 97% 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 22012 Barnett Rd, Waterford, CA?

The 2025 property tax bill for 22012 Barnett Rd, Waterford, CA was $6,402. The county assessed it at $537,349.

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More homes in Waterford 95386

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