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Single Family ResidenceResidential
$476,660$208 / 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 Jul 14, 2026
Last sold for $353,000 on Feb 7, 2020

8816 RIVER RD

PATTERSON, CA 95363
4
Beds
3
Baths
2,290 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.
0.2 ac
Lot SizeThe size of the land the home sits on, from county records.
1986
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

$477K
$455K low$498K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$353,000 · Feb 7, 2020
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.$130,825
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$104,660
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.69%
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.$345,835
LAKEVIEW COMMUNITY CAPITAL LLC · recorded Mar 2, 2021

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$4,990 (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.$386,050 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$92,956
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$293,094
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$378,482

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.
80
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
51
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
6
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.Single Family Residence
CountySTANISLAUS
Lot (acres)The size of the land the home sits on, from county records.0.20
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 · 190 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.

E
Grayson Elementary SchoolD
Elementary · Grades KG–5 · 1.5 mi
M
Creekside Middle SchoolD+
Middle · Grades 6–8 · 6.4 mi
H
Patterson High SchoolC+
High · Grades 9–12 · 6.7 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%

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.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

8816 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.

  • Costs less per square foot than 94% of homes in Stanislaus County
  • Bigger than 83% of homes in Stanislaus County
  • Has a bigger lot than 80% of homes in Patterson 95363
  • Older than 81% of homes in Patterson 95363

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
$296K$991K

This home is worth more than 41% 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$476,660
CheaperTypical $493,240Pricier

Pricier than 41% of homes nearby

Price per ft²$208
CheaperTypical $241Pricier

Pricier than 29% of homes nearby

Living area2,290 ft²
SmallerTypical 2,011 ft²Bigger

Bigger than 63% of homes nearby

Lot size0.2 ac
SmallerTypical 0.15 acBigger

Bigger than 80% of homes nearby

Year built1986
OlderTypical 2003Newer

Newer than 19% of homes nearby

How 8816 River Rd ranks against every home in each area.
MeasureThis homePatterson 95363Stanislaus County
Estimated valuepricier than$476,66041% of homes58% of homes
Price per ft²pricier than$20829% of homes6% of homes
Living areabigger than2,290 ft²63% of homes83% of homes
Lot sizebigger than0.2 ac80% of homes76% of homes
Year builtnewer than198619% of homes54% of homes

About 8816 River Rd

How much is 8816 River Rd, Patterson, CA worth?

The TopHap Estimate for 8816 River Rd, Patterson, CA is $476,660 as of Jul 14, 2026. The likely range is $454,881 to $498,439. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 8816 River Rd, Patterson, CA last sell?

8816 River Rd, Patterson, CA last sold on Feb 7, 2020 for $353,000, according to the county's recorded deed.

How big is 8816 River Rd, Patterson, CA?

8816 River Rd, Patterson, CA has 4 bedrooms, 3 bathrooms, 2,290 square feet of living space and a 0.20-acre lot.

When was 8816 River Rd, Patterson, CA built?

8816 River Rd, Patterson, CA was built in 1986, making it 40 years old. The building has 2 stories.

What schools serve 8816 River Rd, Patterson, CA?

8816 River Rd, Patterson, 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 8816 River Rd, Patterson, CA compare to other homes in Patterson 95363?

Among the 8,530 homes in Patterson 95363, it is worth more than 41% of them ($476,660 against a typical $493,240), its price per square foot is higher than 29% of them ($208 against a typical $241), it is bigger than 63% of them (2,290 ft² against a typical 2,011 ft²), its lot is bigger than 80% of them (0.2 ac against a typical 0.15 ac) and it is newer than 19% of them (1986 against a typical 2003). Measured against all of Stanislaus County, it is worth more than 58% 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 8816 River Rd, Patterson, CA?

The 2025 property tax bill for 8816 River Rd, Patterson, CA was $4,990. The county assessed it at $386,050.

Closest homes

More homes in Patterson 95363

Assigned schools

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