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Private Preserve, Open Space - Vacant LandVacant Land
$2,048,275$457 / 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 91How 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

420 APTOS RIDGE CIR

WATSONVILLE, CA 95076
3
Beds
3
Baths
4,481 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.
5.78 ac
Lot SizeThe size of the land the home sits on, from county records.
1989
Year BuiltThe year the home was originally built, according to county records.
10
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
3
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$2M
$1.9M low$2.2M 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.$2,048,275
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$1,638,620

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$10,553 (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.$876,961 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$326,849
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$550,112
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$859,896
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$1,128,240

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.34
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
68
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
21
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
50
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
33
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.
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.Private Preserve, Open Space - Vacant Land
CountySANTA CRUZ
ConstructionThe main material the home's frame and walls are built from.Wood (Unspecified)
RoofThe main material covering the roof, such as asphalt shingle or tile.Composition Shingle
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.Deck · 1,316 ft²Patio · 1,316 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.

H
Aptos High SchoolA-
High · Grades 9–12 · 0.8 mi
M
Aptos Junior HighC
Middle · Grades 7–8 · 1.7 mi
E
Calabasas ElementaryC-
Elementary · Grades KG–6 · 3.8 mi

District: Pajaro Valley Joint Unified School District

Neighborhood · ZIP 95076These 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.79
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.84
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.510

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.93%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.14%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.15%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.9%
PopulationHow many people live in this area.83,352
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.573 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$82,517
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$113,801
Average tempThe average temperature here across a full year.57°F
Annual precipHow much rain and melted snow falls here in a typical year.23 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.74%

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

420 Aptos Ridge Cir 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 98% of homes in Watsonville 95076
  • Costs less per square foot than 86% of homes in Santa Cruz County
  • Bigger than 98% of homes in Watsonville 95076
  • Has a bigger lot than 98% of homes in Santa Cruz County
  • Newer than 81% of homes in Santa Cruz County

What homes are worth in Watsonville 95076

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

This home
$398K$2.2M

This home is worth more than 98% of homes in Watsonville 95076.

How it measures up in Watsonville 95076

The dot is this home. The mark in the middle is the typical home in Watsonville 95076.

Estimated value$2,048,275
CheaperTypical $740,192Pricier

Pricier than 98% of homes nearby

Price per ft²$457
CheaperTypical $493Pricier

Pricier than 40% of homes nearby

Living area4,481 ft²
SmallerTypical 1,516 ft²Bigger

Bigger than 98% of homes nearby

Lot size5.78 ac
SmallerTypical 0.17 acBigger

Bigger than 96% of homes nearby

Year built1989
OlderTypical 1973Newer

Newer than 79% of homes nearby

How 420 Aptos Ridge Cir ranks against every home in each area.
MeasureThis homeWatsonville 95076Santa Cruz County
Estimated valuepricier than$2,048,27598% of homes93% of homes
Price per ft²pricier than$45740% of homes14% of homes
Living areabigger than4,481 ft²98% of homes98% of homes
Lot sizebigger than5.78 ac96% of homes98% of homes
Year builtnewer than198979% of homes81% of homes

About 420 Aptos Ridge Cir

How much is 420 Aptos Ridge Cir, Watsonville, CA worth?

The TopHap Estimate for 420 Aptos Ridge Cir, Watsonville, CA is $2,048,275 as of Jul 14, 2026. The likely range is $1,858,645 to $2,237,905. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 420 Aptos Ridge Cir, Watsonville, CA last sell?

420 Aptos Ridge Cir, Watsonville, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 420 Aptos Ridge Cir, Watsonville, CA?

420 Aptos Ridge Cir, Watsonville, CA has 3 bedrooms, 3 bathrooms and 4,481 square feet of living space.

When was 420 Aptos Ridge Cir, Watsonville, CA built?

420 Aptos Ridge Cir, Watsonville, CA was built in 1989, making it 37 years old.

What schools serve 420 Aptos Ridge Cir, Watsonville, CA?

420 Aptos Ridge Cir, Watsonville, CA is assigned to Aptos High School (high), rated A-; Aptos Junior High (middle), rated C; Calabasas Elementary (elementary), rated C-. All sit in Pajaro Valley Joint Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 420 Aptos Ridge Cir, Watsonville, CA compare to other homes in Watsonville 95076?

Among the 16,208 homes in Watsonville 95076, it is worth more than 98% of them ($2,048,275 against a typical $740,192), its price per square foot is higher than 40% of them ($457 against a typical $493), it is bigger than 98% of them (4,481 ft² against a typical 1,516 ft²), its lot is bigger than 96% of them (5.78 ac against a typical 0.17 ac) and it is newer than 79% of them (1989 against a typical 1973). Measured against all of Santa Cruz County, it is worth more than 93% 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 420 Aptos Ridge Cir, Watsonville, CA?

The 2025 property tax bill for 420 Aptos Ridge Cir, Watsonville, CA was $10,553. The county assessed it at $876,961.

Closest homes

More homes in Watsonville 95076

Assigned schools

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