16004 Watts Valley Rd, Sanger, CA 93657 Property Records

Fresno County property record for 16004 Watts Valley Rd, Sanger, CA 93657

Property Summary

Property Type	Single Family Home
Details	3 bd · 2 ba · 1,173 sqft · built 1977
Lot Size	26 acres (1,132,560 sqft)
Owner	Company Name on Record
Tax Bill	$1,657 (2025)
Deeds & Mortgages	Oct 2022 Transfer Jan 2022 Transfer
Flood Zone	Zone X (minimal risk)
APN	`158-330-40`

Property Details

APN / Parcel Number

Primary APN	`158-330-40`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Stories	1 Story
Building Area	1,173 sqft Living Area
1st Floor Area	1,173 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1977
Effective Year Built	Effective 1977
Architectural Style	L-Shape
Construction Type	Frame
Lot Area	1,132,560 sqft
Garage Area	1,050 sqft
Parking Spaces	4 Parking Spaces

Utilities, Heating & Cooling

Cooling System	Refrigeration

Location & Zoning

Street Address	16004 WATTS VALLEY RD
City	SANGER
State	CA
Zip	93657-8400
Property Category	Residential
Property Type	Residential > Single Family > Home
Local Zoning Code	AE20
Legal Description	26 ACS PAR 3 MAP 1377 BK 7 PG 53 SEC 18 T13R23
Legal Range	23E
Legal Township	13S
Legal Section	18
Legal Subdivision	PARCEL MAP NO 1377
Jurisdiction	FRESNO CA
Township / Civil Division	SANGER
Census Block Group	1
Census Block	1019
Census Tract	5906

Owner

Source: Fresno County records, as of August 13, 2026

Owner names and exact recorded amounts shown locked on this page are available instantly with a free trial.

Owner of Record	Company Name on Record
Mailing Address	16004 WATTS VALLEY RD, SANGER, CA 93657-8400
Occupancy	Owner Occupied
Owner Type	Company
Vesting	Trust

Deeds, Mortgages & Sale History

Date	Document
Oct 17, 2022	Intrafamily Transfer, Transfer
Jan 3, 2022	Intrafamily Transfer, Transfer

Assessor's Deed Record

Deed Names	Name on Deed
Record Updated	Sep 20, 2026

October 2022: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	FRESNO CA
Recording Date	Oct 17, 2022
Property Address	16004 WATTS VALLEY RD, SANGER, CA 93657-8400
Document Number	0000129395
Map Reference	MB 7 PG 53
Instrument Date	Oct 11, 2022
Instrument	2022-0129395
Transaction Type	Transfer
Record Updated	Jun 7, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Revocable Trust
Address	16004 WATTS VALLEY RD, SANGER, CA 93657-8400

January 2022: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	FRESNO CA
Recording Date	Jan 3, 2022
Property Address	16004 WATTS VALLEY RD, SANGER, CA 93657-8400
Document Number	0000000372
Map Reference	MB 7 PG 53
Instrument Date	Dec 28, 2021
Instrument	2022-0000372
Transaction Type	Transfer
Record Updated	Jan 20, 2022

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	16004 WATTS VALLEY RD, SANGER, CA 93657-8400

Tax Assessment & Valuation

Source: Fresno County assessment roll, as of August 13, 2026

Property Jurisdictions

Type	Name
State	California
County	Fresno County
Unified School District	Sanger Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$137,714 (+2%) Land $47,569 Building $90,145
2025	$1,657.00 (+6.9%) Homeowner's exemption	$135,015 (+4.04%) Land $46,637 Building $88,378
2023	$1,550.00 (-3.79%) Homeowner's exemption	$129,775 Land $44,827 Building $84,948
2022	$1,611.00

Assessed value is set for property tax purposes and is not a market price estimate.

Flood

Source: FEMA National Flood Hazard Layer, effective April 29, 2026 · OpenFEMA NFIP redacted claims and policies, as of September 2026

FEMA Flood Zone	Zone X minimal risk
Flood Insurance Requirement	Not required lenders may require it
Flood Insurance Cost	Premium on Record median of 23 policies
Community Rating System	Class 7 (15% premium discount)
Nearby Flood Policies	23 in force
Nearby Flood Claims	3 (1986–2023)
Claims Outside the SFHA	3 of 3
Most Recent Claim	Feb 2023 · Severe Winter Storm And Flooding

Values are read at the parcel center point; flood claims are located to the census block group, not this parcel; lenders make the official flood determination.

Wildfire

Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024

Wildfire Risk	High above 79% of the US · above 56% of California
Wildfire Likelihood	0.6% annual chance
Exposure	Direct burnable vegetation

Values cover an area roughly 900 ft across, not the parcel itself; insurers use their own ratings.

Internet Providers

Source: FCC Broadband Data Collection, based on 7 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
unWired Broadband Fixed Wireless	400 / 50
Verizon Fixed Wireless	25 / 6

Cell Coverage

5G (outdoors only) and 4G LTE

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