Fresno County property record for 22085 Watts Valley Rd, Sanger, CA 93657
| Property Type | Pasture |
|---|---|
| Details | 3 bd · 2 ba · 1,500 sqft · built 1984 |
| Lot Size | 39.9 acres (1,738,915 sqft) |
| Owner | 2 Individual Names on File |
| Last Sale | $685,000 (Aug 2026) |
| Tax Bill | $3,031 (2025) |
| Deeds & Mortgages | Aug 2026 Sale & Mortgage Oct 2025 Transfer |
| Flood Zone | Zone X (minimal risk) |
| APN | 150-081-21 |
| Primary APN | 150-081-21 |
|---|
| Bedrooms | 3 Beds |
|---|---|
| Full Baths | 2 Baths |
| Stories | 1 Story |
| Building Area | 1,500 sqft Gross Area |
| 1st Floor Area | 1,500 sqft |
| Fireplaces | 1 Fireplace |
| Fireplace | Fireplace |
| Year Built | Built 1984 |
|---|---|
| Effective Year Built | Effective 1984 |
| Architectural Style | Custom Design |
| Construction Type | Frame |
| Lot Area | 1,738,915 sqft (39.9 acres) |
| Garage Area | 400 sqft |
| Parking Spaces | 2 Parking Spaces |
| Cooling System | Refrigeration |
|---|
| Street Address | 22085 WATTS VALLEY RD |
|---|---|
| City | SANGER |
| State | CA |
| Zip | 93657-9216 |
| Property Category | Agriculture or Farming |
| Property Type | Agriculture / Farming > Pasture |
| Legal Description | 40.00 AC SW1/4 OF NE1/4 SEC 21 T12R23 |
| Jurisdiction | FRESNO CA |
| Township / Civil Division | SIERRA |
| Census Block Group | 2 |
| Census Block | 2041 |
| Census Tract | 6407 |
22085 Watts Valley Rd, an agricultural property, is owned by two individuals who bought it in August 2026.
Source: Fresno County records, as of September 17, 2026
| Owner of Record | 2 Individual Names on File |
|---|---|
| Mailing Address | 22085 WATTS VALLEY RD, SANGER, CA 93657-9216 |
| Owner Type | Individual |
| Vesting | Husband and Wife |
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 |
|---|---|
| Aug 26, 2026 | Grant Deed, Transfer · Conventional Mortgage GOLDEN EMPIRE MORTGAGE INC |
| Oct 30, 2025 | Intrafamily Transfer, Transfer |
| Deed Names | 2 Names on Deed |
|---|---|
| Last Sale | Aug 26, 2026 · Amount on File |
| Deed Sale | Aug 26, 2026 · Amount on File |
| Deed Document Number | 202684296 |
| Prior Transfer Date | Aug 25, 2025 |
| Prior Transfer Doc | 0000106184 |
| Record Updated | Oct 29, 2026 |
| Document Type | Grant Deed |
|---|---|
| Jurisdiction | FRESNO CA |
| Recording Date | Aug 26, 2026 |
| Property Address | 22085 WATTS VALLEY RD, SANGER, CA 93657-9216 |
| Document Number | 0000084296 |
| Instrument Date | Jul 16, 2026 |
| Instrument | 202684296 |
| Transaction Type | Transfer |
| Record Updated | Sep 24, 2026 |
| Title Company | CHICAGO TITLE W, CHICAGO TITLE |
| Amount | Amount on Record |
|---|---|
| Downpayment | Downpayment on Record |
| Loan-to-Value (LTV) | LTV on Record |
| Tax | $76,103.50 |
| Amount Accuracy | Full Amount Stated |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Address | 22085 WATTS VALLEY RD, SANGER, CA 93657-9216 |
| Document Number | 0000084297, |
|---|---|
| Date | Aug 26, 2026 |
| Instrument | 202684297 |
| Name | GOLDEN EMPIRE MORTGAGE INC |
|---|
| Type | Conventional Mortgage |
|---|---|
| Amount | Amount on Record |
| Term | 360 Months |
| Due | Sep 1, 2056 |
| Rate Type | Fixed Rate |
|---|---|
| Initial Type | Fixed Rate |
| Max Rate | -1% |
| Document Type | Intrafamily Transfer |
|---|---|
| Jurisdiction | FRESNO CA |
| Recording Date | Oct 30, 2025 |
| Property Address | 22085 WATTS VALLEY RD, SANGER, CA 93657-9216 |
| Document Number | 0000106184 |
| Instrument Date | Aug 25, 2025 |
| Instrument | 2025-0106184 |
| Transaction Type | Transfer |
| Record Updated | Nov 28, 2025 |
| Tax | $0.00 |
|---|---|
| Amount Accuracy | Transfer Tax Exempt |
| Additional |
|
| Name | Verified Name |
|---|
| Name | Verified Name |
|---|---|
| Relationship | Separate Estate/Property |
| Address | 22085 WATTS VALLEY RD, SANGER, CA 93657-9216 |
The 2025 property tax bill for 22085 Watts Valley Rd was $3,031.
Source: Fresno County assessment roll, as of August 13, 2026
| Type | Name |
|---|---|
| State | California |
| County | Fresno County |
| Unified School District | Clovis Unified School District (KG - 12) |
| Year | Tax Bill | Assessed Value |
|---|---|---|
| 2026 | $263,455 (+22.95%) Land $55,375 Building $208,080 | |
| 2025 | $3,031.00 | $214,277 Land $46,377 Building $167,900 |
| 2023 | $2,330.00 (+1.35%) Homeowner's exemption | $205,162 Land $43,781 Building $161,381 |
| 2022 | $2,299.00 |
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 22085 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 22085 Watts Valley Rd is high, ranking above 77% of the US, with a 0.5% 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 53% of California |
|---|---|
| Wildfire Likelihood | 0.5% 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 |
May also be available: AT&T.
5G (outdoors only) and 4G LTE
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