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Rural ResidenceResidential
$379,601
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 96How 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

7181 RIVER RD

WESTLEY, CA 95387
0
Baths
15.94 ac
Lot SizeThe size of the land the home sits on, from county records.

Valuation

$380K
$365K low$395K 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.$0
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$0
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$3,007,587
YOSEMITE FARM CREDIT ACA · recorded Apr 14, 2022

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$6,921 (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.$596,397 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$569,867
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$26,530
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$596,397

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
39
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
81
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.
5
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.30%
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.0.2 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.Rural Residence
CountyStanislaus
Lot (acres)The size of the land the home sits on, from county records.15.94
HeatingThe type of heating system in the home.None
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(3)

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
Grayson Elementary SchoolD
Elementary · Grades KG–5 · 2.1 mi
M
Creekside Middle SchoolD+
Middle · Grades 6–8 · 7.6 mi
H
Patterson High SchoolC+
High · Grades 9–12 · 8.0 mi

District: Patterson Joint Unified School District

Neighborhood · ZIP 95387These 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.126
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 100.276

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.92%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.20%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.7.0%
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.77
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.14 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$68,123
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$98,208
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%

Ownership

Company ownedWhether the owner is a company or trust rather than a person.No

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

7181 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.

  • Worth less than 76% of homes in Stanislaus County
  • Has a bigger lot than 97% of homes in Stanislaus County

What homes are worth in Stanislaus County

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

This home
$318K$1.4M

This home is worth more than 24% of homes in Stanislaus County.

How it measures up in Stanislaus County

The dot is this home. The mark in the middle is the typical home in Stanislaus County.

Estimated value$379,601
CheaperTypical $450,151Pricier

Pricier than 24% of homes nearby

Lot size15.94 ac
SmallerTypical 0.15 acBigger

Bigger than 97% of homes nearby

How 7181 River Rd ranks against every home in each area.
MeasureThis homeStanislaus County
Estimated valuepricier than$379,60124% of homes
Lot sizebigger than15.94 ac97% of homes

About 7181 River Rd

How much is 7181 River Rd, Westley, CA worth?

The TopHap Estimate for 7181 River Rd, Westley, CA is $379,601 as of Jul 14, 2026. The likely range is $364,589 to $394,613. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

What schools serve 7181 River Rd, Westley, CA?

7181 River Rd, Westley, CA is assigned to Grayson Elementary School (elementary), rated D; 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 7181 River Rd, Westley, CA compare to other homes in Stanislaus County?

Among the 148,703 homes in Stanislaus County, it is worth more than 24% of them ($379,601 against a typical $450,151) and its lot is bigger than 97% of them (15.94 ac against a typical 0.15 ac). These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 7181 River Rd, Westley, CA?

The 2025 property tax bill for 7181 River Rd, Westley, CA was $6,921. The county assessed it at $596,397.

Closest homes

More homes in Westley 95387

Assigned schools

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