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Single Family ResidenceResidential
$434,560$331 / 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 $435,000 on Aug 8, 2023

865 GRANDVIEW CIR

TURLOCK, CA 95382
3
Beds
2
Baths
1,313 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.
3,485 ft²
Lot SizeThe size of the land the home sits on, from county records.
1987
Year BuiltThe year the home was originally built, according to county records.
2
StoriesHow many floors the home has above ground.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$435K
$392K low$477K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$435,000 · Aug 8, 2023

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$4,759 (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.$443,700 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$198,900
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$244,800
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$435,000

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.33
10
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
46
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
50
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.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.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.Single Family Residence
CountySTANISLAUS
Lot (acres)The size of the land the home sits on, from county records.0.08
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
FeaturesExtra features found in county records. Records are not complete everywhere, so a missing feature does not always mean the home lacks it.Patio · 116 ft²

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.

M
Dutcher Middle SchoolB
Middle · Grades 6–8 · 0.2 mi
H
Turlock High SchoolB+
High · Grades 9–12 · 0.7 mi
E
Earl Elementary SchoolC+
Elementary · Grades KG–6 · 1.6 mi

District: Turlock Unified School District

Neighborhood · ZIP 95382These 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.98
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 100.135

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.25%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.9.9%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.2.2%
PopulationHow many people live in this area.38,743
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.3,687 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$83,995
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$110,913
Average tempThe average temperature here across a full year.61°F
Annual precipHow much rain and melted snow falls here in a typical year.13 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

865 Grandview 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 less than 73% of homes in Turlock 95382
  • Costs more per square foot than 86% of homes in Turlock 95382
  • Smaller than 82% of homes in Turlock 95382
  • Has a smaller lot than 95% of homes in Turlock 95382
  • Older than 67% of homes in Turlock 95382

What homes are worth in Turlock 95382

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

This home
$304K$1M

This home is worth more than 27% of homes in Turlock 95382.

How it measures up in Turlock 95382

The dot is this home. The mark in the middle is the typical home in Turlock 95382.

Estimated value$434,560
CheaperTypical $501,320Pricier

Pricier than 27% of homes nearby

Price per ft²$331
CheaperTypical $290Pricier

Pricier than 86% of homes nearby

Living area1,313 ft²
SmallerTypical 1,756 ft²Bigger

Bigger than 18% of homes nearby

Lot size3,485 ft²
SmallerTypical 0.15 acBigger

Bigger than 5% of homes nearby

Year built1987
OlderTypical 1994Newer

Newer than 33% of homes nearby

How 865 Grandview Cir ranks against every home in each area.
MeasureThis homeTurlock 95382Stanislaus County
Estimated valuepricier than$434,56027% of homes43% of homes
Price per ft²pricier than$33186% of homes78% of homes
Living areabigger than1,313 ft²18% of homes31% of homes
Lot sizebigger than3,485 ft²5% of homes5% of homes
Year builtnewer than198733% of homes56% of homes

About 865 Grandview Cir

How much is 865 Grandview Cir, Turlock, CA worth?

The TopHap Estimate for 865 Grandview Cir, Turlock, CA is $434,560 as of Sep 24, 2026. The likely range is $391,852 to $477,268. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 865 Grandview Cir, Turlock, CA last sell?

865 Grandview Cir, Turlock, CA last sold on Aug 8, 2023 for $435,000, according to the county's recorded deed. TopHap holds 2 recorded sales for this parcel.

How big is 865 Grandview Cir, Turlock, CA?

865 Grandview Cir, Turlock, CA has 3 bedrooms, 2 bathrooms, 1,313 square feet of living space and a 0.08-acre lot.

When was 865 Grandview Cir, Turlock, CA built?

865 Grandview Cir, Turlock, CA was built in 1987, making it 39 years old. The building has 2 stories.

What schools serve 865 Grandview Cir, Turlock, CA?

865 Grandview Cir, Turlock, CA is assigned to Dutcher Middle School (middle), rated B; Turlock High School (high), rated B+; Earl Elementary School (elementary), rated C+. All sit in Turlock Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 865 Grandview Cir, Turlock, CA compare to other homes in Turlock 95382?

Among the 10,983 homes in Turlock 95382, it is worth more than 27% of them ($434,560 against a typical $501,320), its price per square foot is higher than 86% of them ($331 against a typical $290), it is bigger than 18% of them (1,313 ft² against a typical 1,756 ft²), its lot is bigger than 5% of them (3,485 ft² against a typical 0.15 ac) and it is newer than 33% of them (1987 against a typical 1994). Measured against all of Stanislaus County, it is worth more than 43% 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 865 Grandview Cir, Turlock, CA?

The 2025 property tax bill for 865 Grandview Cir, Turlock, CA was $4,759. The county assessed it at $443,700.

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