Fresno County property record for 18195 Watts Valley Rd, Sanger, CA 93657
| Property Type | Pasture |
|---|---|
| Details | 4 bd · 3 ba · 4,223 sqft · built 1994 |
| Lot Size | 40.1 acres (1,750,241 sqft) |
| Owner | Trust Name on File |
| Last Sale | $640,000 (Aug 2003) |
| Tax Bill | $10,592 (2025) |
| Deeds & Mortgages | Jun 2023 Transfer Feb 2022 Mortgage |
| Flood Zone | Zone X (minimal risk) |
| APN | 158-022-16 |
| Primary APN | 158-022-16 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 3 Baths |
| Stories | 1 Story |
| Building Area | 4,223 sqft Gross Area |
| 1st Floor Area | 3,440 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1994 |
|---|---|
| Effective Year Built | Effective 1994 |
| Lot Area | 1,750,241 sqft |
| Garage Area | 4,334 sqft |
| Parking Spaces | 5 Parking Spaces |
| Pool Area | 1,840 sqft |
| Cooling System | Refrigeration |
|---|
| Street Address | 18195 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 | 40.18 AC IN SECS 4 & 5 T15R23 |
| Legal Range | 23E |
| Legal Township | 15S |
| Legal Section | 4 |
| Jurisdiction | FRESNO CA |
| Township / Civil Division | SIERRA |
| Census Block Group | 2 |
| Census Block | 2043 |
| Census Tract | 6407 |
18195 Watts Valley Rd, an agricultural property, is owner-occupied and held in a trust since June 2023.
Source: Fresno County records, as of August 13, 2026
| Owner of Record | Trust Name on File |
|---|---|
| Mailing Address | 18195 WATTS VALLEY RD, SANGER, CA 93657-9262 |
| Occupancy | Owner Occupied |
| Owner Type | Company |
| Vesting | 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 |
|---|---|
| Jun 9, 2023 | Intrafamily Transfer, Transfer |
| Feb 15, 2022 | Deed of Trust, Mortgage · Conventional Mortgage INFINITY EQUITY GROUP LLC |
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Aug 14, 2003 · Amount on File |
| Deed Sale | Aug 14, 2003 · Amount on File |
| Deed Document Number | 2003187401 |
| Last Transfer Date | Jun 2, 2023 |
| Transfer Doc | 0000053326 |
| Record Updated | Sep 20, 2026 |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | FRESNO CA |
| Recording Date | Jun 9, 2023 |
| Property Address | 18195 WATTS VALLEY RD, SANGER, CA 93657-9262 |
| Document Number | 0000053326 |
| Instrument Date | Jun 7, 2023 |
| Instrument | 2023-0053326 |
| Transaction Type | Transfer |
| Record Updated | Jun 27, 2023 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Family Trust |
| Address | 18195 WATTS VALLEY RD, SANGER, CA 93657-9262 |
| Document Type | Deed of Trust |
|---|---|
| Jurisdiction | FRESNO CA |
| Property Address | 18195 WATTS VALLEY RD, SANGER, CA 93657-9262 |
| Transaction Type | Mortgage |
| Record Updated | Feb 24, 2022 |
| Title Company | FIDELITY NATIONAL TITLE |
| Name | Verified Name |
|---|---|
| Address | 18195 WATTS VALLEY RD, SANGER, CA 93657-9262 |
| Document Number | 0000020396 |
|---|---|
| Date | Feb 15, 2022 |
| Instrument | 2022-0020396 |
| Name | INFINITY EQUITY GROUP LLC |
|---|---|
| Type | Mortgage Company |
| Address | REDDING, CA 96002 |
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 361 Months |
| Due | Mar 1, 2052 |
The 2025 property tax bill for 18195 Watts Valley Rd was $10,592 with a homeowner's exemption.
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 | $866,298 (+2.04%) Land $86,350 Building $779,948 | |
| 2025 | $10,592.00 Homeowner's exemption | $848,974 Land $84,319 Building $764,655 |
| 2023 | $9,889.00 (+1.54%) Homeowner's exemption | $814,476 Land $79,513 Building $734,963 |
| 2022 | $9,739.00 |
Assessed value is set for property tax purposes and is not a market price estimate.
FEMA maps place 18195 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 18195 Watts Valley Rd is high, ranking above 79% 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 79% of the US · above 57% 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 6 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| unWired Broadband Fixed Wireless | 400 / 50 |
May also be available: T-Mobile.
5G (outdoors only) and 4G LTE
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