Fresno County property record for 17570 Watts Valley Rd, Sanger, CA 93657
| Property Type | Pasture |
|---|---|
| Details | 6 bd · 3.5 ba · 5,580 sqft · built 2004 |
| Lot Size | 40 acres (1,742,400 sqft) |
| Owner | 2 Trust Names on File |
| Last Sale | $1,230,000 (Nov 2020) |
| Tax Bill | $17,152 (2025) |
| Deeds & Mortgages | Jan 2017 Mortgage Nov 2020 Sale & Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 158-021-16 |
| Primary APN | 158-021-16 |
|---|
| Bedrooms | 6 Beds |
|---|---|
| Full Baths | 3.5 Baths |
| Half Baths | 1 Half Bath |
| Stories | 2 Stories |
| Building Area | 5,580 sqft Gross Area |
| 1st Floor Area | 3,690 sqft |
| 2nd Floor Area | 1,890 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 2004 |
|---|---|
| Effective Year Built | Effective 2004 |
| Architectural Style | Conventional |
| Construction Type | Frame |
| Lot Area | 1,742,400 sqft |
| Garage Area | 1,060 sqft |
| Parking Spaces | 4 Parking Spaces |
| Pool Area | 1,434 sqft |
| Cooling System | Refrigeration |
|---|
| Street Address | 17570 WATTS VALLEY RD |
|---|---|
| City | SANGER |
| State | CA |
| Zip | 93657-9262 |
| Property Category | Agriculture or Farming |
| Property Type | Agriculture / Farming > Pasture |
| Local Zoning Code | AE40 |
| Legal Description | 40 AC IN S1/2 OF SEC 5 & N1/2 OF SEC 8 T13R23 |
| Jurisdiction | FRESNO CA |
| Township / Civil Division | SIERRA |
| Census Block Group | 1 |
| Census Block | 1038 |
| Census Tract | 6407 |
17570 Watts Valley Rd, an agricultural property, is held in a trust since November 2024.
Source: Fresno County records, as of August 26, 2026
| Owner of Record | 2 Trust Names on File |
|---|---|
| Mailing Address | 17570 WATTS VALLEY RD, SANGER, CA 93657-9262 |
| Owner Type | Company |
| Vesting | Trust, Revocable Trust |
Owner names and exact recorded amounts are on file and can be viewed instantly on this page with a free 10-day trial.
| Date | Document |
|---|---|
| Jan 9, 2017 | Deed of Trust, Mortgage · Conventional Mortgage MUFG UNION BANK NA |
| Nov 10, 2020 | Grant Deed, Transfer · Conventional Mortgage MUFG UNION BANK NA |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Nov 10, 2020 · Amount on File |
| Deed Sale | Nov 10, 2020 · Amount on File |
| Prior Sale | Nov 9, 2020 · Amount on File |
| Deed Document Number | 2020161095 |
| Last Transfer Date | Nov 12, 2024 |
| Transfer Doc | 0000106822 |
| Record Updated | Oct 29, 2026 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | FRESNO CA |
| Property Address | 17570 WATTS VALLEY RD, SANGER, CA 93657-9262 |
| Transaction Type | Mortgage |
| Record Updated | Feb 5, 2021 |
| Title Company | CHICAGO TITLE COMPANY |
| Name | Verified Name |
|---|
| Document Number | 0000002741 |
|---|---|
| Date | Jan 9, 2017 |
| Instrument | 2017-0002741 |
| Name | MUFG UNION BANK NA |
|---|---|
| Type | Bank |
| Address | SAN DIEGO, CA 92121 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 360 Months |
| Due | Jan 1, 2047 |
| Document Type | Grant Deed |
|---|---|
| Jurisdiction | FRESNO CA |
| Recording Date | Nov 10, 2020 |
| Property Address | 17570 WATTS VALLEY RD, SANGER, CA 93657-9262 |
| Document Number | 0000161095 |
| Instrument Date | Oct 23, 2020 |
| Instrument | 2020-0161095 |
| Transaction Type | Transfer |
| Record Updated | Aug 5, 2021 |
| Title Company | ORANGE COAST TTL CO OF NORTH |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $0.00 |
| Amount Accuracy | Rounded by County |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Joint Tenants |
| Address | 17570 WATTS VALLEY RD, SANGER, CA 93657-9262 |
| Document Number | 0000161096 |
|---|---|
| Date | Nov 10, 2020 |
| Instrument | 2020-0161096 |
| Name | MUFG UNION BANK NA |
|---|---|
| Type | Bank |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 361 Months |
| Due | Dec 10, 2050 |
The 2025 property tax bill for 17570 Watts Valley Rd was $17,152.
Source: Fresno County assessment roll, as of August 13, 2026
| Type | Name |
|---|---|
| State | California |
| County | Fresno County |
| Unified School District | Sanger Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $1,394,589 (+18.6%) Land $318,322 Building $1,076,267 | |
| 2025 | $17,152.00 | $1,175,828 Land $120,664 Building $1,055,164 |
| 2024 | $17,152.00 (+29.08%) | |
| 2023 | $13,288.00 (+1.59%) | $1,041,138 Land $115,182 Building $925,956 |
| 2022 | $13,080.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 17570 Watts Valley Rd in Zone X, an area of minimal flood risk.
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 |
| Community Rating System | Class 7 (15% premium discount) |
| Nearby Flood Policies | 5 in force |
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 risk around 17570 Watts Valley Rd is high, ranking above 77% of the US, with a 0.6% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | High above 77% of the US · above 54% 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.
Source: FCC Broadband Data Collection, based on 4 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| unWired Broadband Fixed Wireless | 400 / 50 |
5G and 4G LTE (outdoors only)
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