Fresno County property record for 18835 Watts Valley Rd, Sanger, CA 93657
| Property Type | Pasture |
|---|---|
| Details | 4 bd · 2 ba · 1,847 sqft · built 1998 |
| Lot Size | 40 acres (1,742,400 sqft) |
| Owner | Trust Name on File |
| Last Sale | $605,000 (Dec 2004) |
| Tax Bill | $1,699 (2025) |
| Flood Zone | Zone X (minimal risk) |
| APN | 158-022-11 |
| Primary APN | 158-022-11 |
|---|---|
| Alternative APN |
|
| Bedrooms | 4 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,847 sqft Gross Area |
| 1st Floor Area | 1,847 sqft |
| Year Built | Built 1998 |
|---|---|
| Effective Year Built | Effective 1998 |
| Architectural Style | L-Shape |
| Construction Type | Frame |
| Lot Area | 1,742,400 sqft |
| Garage Area | 384 sqft |
| Parking Spaces | 1 Parking Space |
| Cooling System | Refrigeration |
|---|
| Street Address | 18835 WATTS VALLEY RD |
|---|---|
| City | SANGER |
| State | CA |
| Zip | 93657-9255 |
| Property Category | Agriculture or Farming |
| Property Type | Agriculture / Farming > Pasture |
| Local Zoning Code | AE40 |
| Legal Description | 40 AC NE1/4 OF SE1/4 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 |
18835 Watts Valley Rd, an agricultural property, is held in a trust since April 2012.
Source: Fresno County records, as of August 13, 2026
| Owner of Record | Trust Name on File |
|---|---|
| Mailing Address | 18835 WATTS VALLEY RD, SANGER, CA 93657-9255 |
| 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.
| Deed Names | Name on Deed |
|---|---|
| Last Sale | Dec 16, 2004 · Amount on File |
| Deed Sale | Dec 16, 2004 · Amount on File |
| Deed Document Number | 2004281119 |
| Last Transfer Date | Apr 16, 2012 |
| Transfer Doc | 0000053228 |
| Record Updated | Sep 20, 2026 |
The 2025 property tax bill for 18835 Watts Valley Rd was $1,699.
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 | $137,596 (+1.84%) Land $39,675 Building $97,921 | |
| 2025 | $1,699.00 | $135,109 Land $38,562 Building $96,547 |
| 2023 | $1,587.00 (+4.55%) | $129,635 Land $35,539 Building $94,096 |
| 2022 | $1,518.00 |
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.
FEMA maps place 18835 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 18835 Watts Valley Rd is high, ranking above 78% 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 78% of the US · above 55% 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 2 locations within half a mile, as of December 31, 2025
| Provider | Max Down / Up (Mbps) |
|---|---|
| unWired Broadband Fixed Wireless | 300 / 30 |
5G and 4G LTE (outdoors only)
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