Fresno County property record for 18165 Watts Valley Rd, Sanger, CA 93657
| Property Type | Pasture |
|---|---|
| Details | 3 bd · 2 ba · 1,824 sqft · built 1995 |
| Lot Size | 39.6 acres (1,728,025 sqft) |
| Owner | Individual Name on File |
| Last Sale | $537,500 (Feb 2019) |
| Tax Bill | $8,533 (2025) |
| Deeds & Mortgages | Feb 2019 Sale & Mortgage Dec 2018 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 158-022-14 |
| Primary APN | 158-022-14 |
|---|---|
| Alternative APN |
|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 2 Stories |
| Building Area | 1,824 sqft Gross Area |
| 1st Floor Area | 960 sqft |
| 2nd Floor Area | 864 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1995 |
|---|---|
| Effective Year Built | Effective 1995 |
| Architectural Style | Custom Design |
| Construction Type | Frame |
| Lot Area | 1,728,025 sqft |
| Garage Area | 1,770 sqft |
| Parking Spaces | 6 Parking Spaces |
| Cooling System | Refrigeration |
|---|
| Street Address | 18165 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 | 39.67 AC IN SE1/4 OF SW1/4 SEC 4 T13R23 |
| Legal Range | 23E |
| Legal Township | 13S |
| Legal Section | 4 |
| Jurisdiction | FRESNO CA |
| Township / Civil Division | SIERRA |
| Census Block Group | 2 |
| Census Block | 2043 |
| Census Tract | 6407 |
18165 Watts Valley Rd, an agricultural property, is owned by an individual who bought it in February 2019.
Source: Fresno County records, as of August 13, 2026
| Owner of Record | Individual Name on File |
|---|---|
| Mailing Address | 18165 WATTS VALLEY RD, SANGER, CA 93657-9262 |
| Owner Type | Individual |
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 |
|---|---|
| Feb 28, 2019 | Grant Deed, Transfer · Conventional Mortgage STACY D BANKS |
| Dec 5, 2018 | Quit Claim Deed, Transfer Quitclaim |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Feb 28, 2019 · Amount on File |
| Deed Sale | Feb 28, 2019 · Amount on File |
| Deed Document Number | 201920485 |
| Prior Transfer Date | Nov 27, 2018 |
| Prior Transfer Doc | 0000145476 |
| Record Updated | Sep 20, 2026 |
| Document Type | Grant Deed |
|---|---|
| Jurisdiction | FRESNO CA |
| Recording Date | Feb 28, 2019 |
| Property Address | 18165 WATTS VALLEY RD, SANGER, CA 93657-9262 |
| Document Number | 0000020485 |
| Instrument Date | Feb 25, 2019 |
| Instrument | 20485 |
| Transaction Type | Transfer |
| Record Updated | Mar 20, 2019 |
| Title Company | FIDELITY NATIONAL TITLE, FIDELITY NATIONAL TITLE CO |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $591.25 |
| Amount Accuracy | Full Value |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 18165 WATTS VALLEY RD SANGER CA 936579262, SANGER, CA 93657-9262 |
| Document Number | 20486 |
|---|---|
| Date | Feb 28, 2019 |
| Instrument | 20486 |
| Name | STACY D BANKS |
|---|---|
| Address | 5049 W LAMOND, FRESNO, CA 93722 |
| Special Notes | Seller Financed |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Document Type | Quit Claim Deed |
|---|---|
| Jurisdiction | FRESNO CA |
| Recording Date | Dec 5, 2018 |
| Property Address | 18165 WATTS VALLEY RD, SANGER, CA 93657-9262 |
| Document Number | 0000145476 |
| Instrument Date | Nov 27, 2018 |
| Instrument | 145476 |
| Transaction Type | Transfer |
| Record Updated | Dec 24, 2018 |
| Tax | $0.00 |
|---|---|
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Separate Estate/Property |
| Address | 18165 WATTS VALLEY RD SANGER CA 936579262, SANGER, CA 93657-9262 |
The 2025 property tax bill for 18165 Watts Valley Rd was $8,533.
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 | $697,266 (+2.79%) Land $342,456 Building $354,810 | |
| 2025 | $8,533.00 | $678,311 Land $330,458 Building $347,853 |
| 2023 | $11,140.00 (+61.61%) | $554,876 Land $321,674 Building $233,202 |
| 2022 | $6,893.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 18165 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 | 4 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 18165 Watts Valley Rd is high, ranking above 79% of the US, with a 0.7% annual chance of wildfire.
Source: USDA Forest Service Wildfire Risk to Communities (2nd edition), as of 2024
| Wildfire Risk | High above 79% of the US · above 57% of California |
|---|---|
| Wildfire Likelihood | 0.7% 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 3 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| unWired Broadband Fixed Wireless | 400 / 50 |
5G (outdoors only) and 4G LTE
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