16557 E Manning Ave, Reedley, CA 93654 Property Records

Fresno County property record for 16557 E Manning Ave, Reedley, CA 93654 · Last verified August 2026

Property Summary

Property Type	Orchard (Fruit, Nut)
Details	3 bd · 2 ba · 2,460 sqft · built 1940
Lot Size	97.6 acres (4,253,634 sqft)
Owner	Company Name on File
Last Sale	$3,320,000 (Dec 2020)
Tax Bill	$17,926 (2025)
Deeds & Mortgages	Jun 2021 Transfer Dec 2020 Transfer + 4 more
Flood Zone	Zone X (minimal risk)
APN	`365-022-33`

Property Details

APN / Parcel Number

Primary APN	`365-022-33`

Interior

Bedrooms	3 Beds
Full Baths	2 Baths
Stories	1 Story
Building Area	2,460 sqft Gross Area
1st Floor Area	1,756 sqft
Fireplaces	1 Fireplace
Fireplace	Fireplace

Exterior

Year Built	Built 1940
Effective Year Built	Effective 1940
Construction Type	Frame
Lot Area	4,253,634 sqft
Pool Area	2,040 sqft

Utilities, Heating & Cooling

Cooling System	Refrigeration

Location & Zoning

Street Address	16557 E MANNING AVE
City	REEDLEY
State	CA
Zip	93654-9231
Property Category	Agriculture or Farming
Property Type	Agriculture / Farming > Orchard (Fruit, Nut)
Legal Description	97.65 AC IN NE1/4 SEC 29 T15R23
Legal Range	23E
Legal Township	15S
Legal Section	29
Jurisdiction	FRESNO CA
Township / Civil Division	PARLIER-DEL REY
Census Block Group	2
Census Block	2004
Census Tract	6802

Owner

Source: Fresno County records · APN 365-022-33

Assessment roll updated August 13, 2026 · Last verified August 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 File
Mailing Address	PO BOX 339, PARLIER, CA 93648-0339
Owner Type	Company
Vesting	Trust

Deeds, Mortgages & Sale History

Date	Document
Jun 15, 2021	Intrafamily Transfer, Transfer
Dec 29, 2020	Affidavit of Death, Transfer CHICAGO TITLE COMPANY, CHICAGO TITLE CO
Dec 29, 2020	Affidavit of Death, Transfer · Line of Credit FARM CREDIT SVCS
Dec 29, 2020	Grant Deed, Transfer CHICAGO TITLE COMPANY, CHICAGO TITLE CO
Jan 09, 2017	Quit Claim Deed, Transfer ATTORNEY ONLY
Jan 09, 2017	Quit Claim Deed, Transfer ATTORNEY ONLY

Assessor's Deed Record

Deed Names	Verified Name on Deed
Last Sale	Dec 29, 2020 · Amount on Record
Deed Sale	Dec 29, 2020 · Amount on Record
Prior Sale	Jan 10, 2006
Deed Document Number	2020189004
Last Transfer Date	May 12, 2021
Transfer Doc	0000098421
Record Updated	Sep 20, 2026

June 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	FRESNO CA
Recording Date	Jun 15, 2021
Property Address	16557 E MANNING AVE, REEDLEY, CA 93654-9231
Document Number	0000098421
Instrument Date	May 12, 2021
Instrument	2021-0098421
Transaction Type	Transfer
Record Updated	Jun 07, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Family Trust
Address	16557 E MANNING AVE, REEDLEY, CA 93654-9231

December 2020: Affidavit of Death, Transfer

Document Type	Affidavit of Death
Jurisdiction	FRESNO CA
Recording Date	Dec 29, 2020
Property Address	16557 E MANNING AVE, REEDLEY, CA 93654-9231
Document Number	0000189003
Instrument Date	Dec 28, 2020
Instrument	189003
Transaction Type	Transfer
Record Updated	Jan 20, 2021
Title Company	CHICAGO TITLE COMPANY, CHICAGO TITLE CO

Transaction

Tax	$0.00
Additional	Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Revocable Trust
Address	9274 SMITH AVE REEDLEY CA 936549232, REEDLEY, CA 93654-9232

December 2020: Affidavit of Death, Transfer

Document Type	Affidavit of Death
Jurisdiction	FRESNO CA
Recording Date	Dec 29, 2020
Property Address	16557 E MANNING AVE, REEDLEY, CA 93654-9231
Document Number	0000189002
Instrument Date	Dec 14, 2020
Instrument	189002
Transaction Type	Transfer
Record Updated	Jan 21, 2021
Title Company	CHICAGO TITLE COMPANY, CHICAGO TITLE CO

Transaction

Tax	$0.00
Additional	Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Revocable Trust
Address	9274 SMITH AVE REEDLEY CA 936549232, REEDLEY, CA 93654-9232

Mortgage

Document Number	189005
Date	Dec 29, 2020
Instrument	189005

Lender

Name	FARM CREDIT SVCS
Type	Funding / Finance Company
Address	200 E CARTMILL AVE, TULARE, CA 93274-9302

Agreement

Type	Line of Credit
Amount	Amount Recorded

Interest

Rate Type	Adjustable Rate

December 2020: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	FRESNO CA
Recording Date	Dec 29, 2020
Property Address	16557 E MANNING AVE, REEDLEY, CA 93654-9231
Document Number	0000189004
Instrument Date	Dec 14, 2020
Instrument	189004
Transaction Type	Transfer
Record Updated	Jan 21, 2021
Title Company	CHICAGO TITLE COMPANY, CHICAGO TITLE CO

Transaction

Amount	Amount Recorded
Tax	$3,652.00
Amount Accuracy	Full Value
Additional	Arm's Length Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants with Right of Survivorship
Address	16557 E MANNING AVE REEDLEY CA 936549231, REEDLEY, CA 93654-9231

January 2017: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	FRESNO CA
Recording Date	Jan 09, 2017
Property Address	16557 E MANNING AVE, REEDLEY, CA 93654-9231
Document Number	0000002504
Instrument Date	Dec 13, 2016
Instrument	2504
Transaction Type	Transfer
Record Updated	Jan 18, 2017
Title Company	ATTORNEY ONLY

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	16557 E MANNING AVE REEDLEY CA 936549231, REEDLEY, CA 93654-9231

January 2017: Quit Claim Deed, Transfer

Document Type	Quit Claim Deed
Jurisdiction	FRESNO CA
Recording Date	Jan 09, 2017
Property Address	16557 E MANNING AVE, REEDLEY, CA 93654-9231
Document Number	0000002503
Instrument Date	Dec 13, 2016
Instrument	2503
Transaction Type	Transfer
Record Updated	Jan 18, 2017
Title Company	ATTORNEY ONLY

Transaction

Tax	$0.00
Additional	Quitclaim Intrafamily Transfer

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Personal Trust
Address	16557 E MANNING AVE REEDLEY CA 936549231, REEDLEY, CA 93654-9231

Tax Assessment & Valuation

Source: Fresno County records · Assessment roll updated August 13, 2026 · Last verified August 2026

Property Jurisdictions

Type	Name
State	California
County	Fresno County
Unified School District	Kings Canyon Joint Unified School District (KG - 12)

Tax Bill & Assessment History

Assessed value and assessed market value are set for property tax purposes, not market price estimates; both are a fraction of this property's market value.

Year	Tax Bill	Assessed Value
2026		$1,112,086 (+22.09%) Land $528,977 Building $583,109
2025	$17,926.00 (+18.53%)	$910,893 (+8.83%) Land $445,064 Building $465,829
2023	$15,124.00 (-1.75%)	$836,967 Land $473,765 Building $363,202
2022	$15,393.00

Flood & Wildfire

Source: FEMA National Flood Hazard Layer, Fresno County (06019C), updated April 29, 2026 · FEMA OpenFEMA NFIP redacted claims and policies, census block group 060190068022, refreshed September 2026 · USDA Forest Service Wildfire Risk to Communities, 2nd edition (2024), fuels as of 2020 · Last verified October 2026

Flood

FEMA Flood Zone	Zone X
Special Flood Hazard Area	No
Flood Hazard	Minimal
500-Year Floodplain	No
Community Rating System	Class 7 (15% premium discount)
Nearby Flood Policies	3 in force
Nearby Flood Claims	2 (2006)
Most Recent Claim	Jun 2006, river or lake flooding

Wildfire

Wildfire Risk	High above 73% of the US · above 48% of California
Wildfire Likelihood	About 1 in 300 per year
Exposure	Direct burnable vegetation at the parcel

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.

Internet Providers

Source: FCC Broadband Data Collection, availability as of December 31, 2025 · Published October 2026 · based on 9 locations within about half a mile of this property, a small sample

Provider	Technology	Download / Upload (Mbps)
UnWired Broadband Holding	Fixed Wireless (unlicensed)	400 / 50
Verizon	Fixed Wireless	300 / 20
Cal.net	Fixed Wireless (licensed-by-rule)	100 / 20
Frontier	DSL	10 / 1

Availability varies by address; speeds are provider-advertised maximums, not measured.

Mobile Coverage

5G and 4G LTE

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