23055 Watts Valley Rd, Sanger, CA 93657 Property Records

Fresno County property record for 23055 Watts Valley Rd, Sanger, CA 93657

Property Summary

Property Type	Pasture
Details	2 bd · 0.5 ba · 1,564 sqft · built 1910
Lot Size	240 acres (10,454,400 sqft)
Owner	Trust Name on File
Last Sale	$621,000 (Sep 2021)
Tax Bill	$2,991 (2025)
Deeds & Mortgages	Mar 2022 Transfer Oct 2021 Mortgage + 3 more
Flood Zone	Zone X (minimal risk)
APN	`150-090-18`

Property Details

APN / Parcel Number

Primary APN	`150-090-18`

Interior

Bedrooms	2 Beds
Full Baths	0.5 Baths
Half Baths	1 Half Bath
Stories	1 Story
Building Area	1,564 sqft Gross Area
1st Floor Area	1,564 sqft

Exterior

Year Built	Built 1910
Effective Year Built	Effective 1910
Architectural Style	L-Shape
Construction Type	Frame
Lot Area	10,454,400 sqft

Location & Zoning

Street Address	23055 WATTS VALLEY RD
City	SANGER
State	CA
Zip	93657
Property Category	Agriculture or Farming
Property Type	Agriculture / Farming > Pasture
Local Zoning Code	AE40
Legal Description	240 AC IN SEC 22 T12R23
Legal Range	23E
Legal Township	12S
Legal Section	22
Jurisdiction	FRESNO CA
Township / Civil Division	SIERRA
Census Block Group	2
Census Block	2041
Census Tract	6407

Owner

23055 Watts Valley Rd, an agricultural property, is held in a trust since February 2022.

Source: Fresno County records, as of August 13, 2026

Owner of Record	Trust Name on File
Mailing Address	9256 S VALENTINE AVE, FRESNO, CA 93706-9170
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.

Deeds, Mortgages & Sale History

Date	Document
Mar 9, 2022	Intrafamily Transfer, Transfer
Oct 14, 2021	Intrafamily Transfer, Transfer · Commercial Mortgage GOLDEN STATE FARM CREDIT FLCA
Sep 8, 2021	Grant Deed, Transfer STEWART TITLE, STEWART TITLE OF CA INC
Jul 23, 2020	Deed of Trust, Mortgage AMERICAN FARM MTG
Jul 31, 2017	Grant Deed, Transfer · Conventional with PMI RAYE L HEDGPETH

Assessor's Deed Record

Deed Names	Name on Deed
Last Sale	Sep 8, 2021 · Amount on File
Deed Sale	Sep 8, 2021 · Amount on File
Prior Sale	Jul 31, 2017 · Amount on File
Deed Document Number	2021146464
Last Transfer Date	Feb 3, 2022
Transfer Doc	0000031122
Record Updated	Sep 20, 2026

March 2022: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	FRESNO CA
Recording Date	Mar 9, 2022
Property Address	23055 WATTS VALLEY RD, SANGER, CA 93657
Document Number	0000031122
Instrument Date	Feb 3, 2022
Instrument	2022-0031122
Transaction Type	Transfer
Record Updated	Jun 7, 2023

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Living Trust
Address	9256 S VALENTINE AVE, FRESNO, CA 93706-9170
Investor	Possibly a Property Investor

October 2021: Intrafamily Transfer, Transfer

Document Type	Intrafamily Transfer
Jurisdiction	FRESNO CA
Recording Date	Oct 14, 2021
Property Address	23055 WATTS VALLEY RD, SANGER, CA 93657
Document Number	0000171380
Instrument Date	Oct 6, 2021
Instrument	2021-0171380
Transaction Type	Transfer
Record Updated	Jul 20, 2022
Title Company	STEWART TITLE, STEWART TITLE OF CA INC

Transaction

Tax	$0.00
Amount Accuracy	Transfer Tax Exempt
Additional	Intrafamily Transfer Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants
Address	9256 S VALENTINE AVE, FRESNO, CA 93706-9170

Mortgage

Document Number	0000171381
Date	Oct 14, 2021
Instrument	2021-0171381

Lender

Name	GOLDEN STATE FARM CREDIT FLCA
Type	Bank

Agreement

Type	Commercial Mortgage
Amount	Amount on Record

September 2021: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	FRESNO CA
Recording Date	Sep 8, 2021
Property Address	23055 WATTS VALLEY RD, SANGER, CA 93657
Document Number	0000146464
Instrument Date	Sep 1, 2021
Instrument	2021-0146464
Transaction Type	Transfer
Record Updated	Jul 20, 2022
Title Company	STEWART TITLE, STEWART TITLE OF CA INC

Transaction

Amount	Amount on Record
Tax	$0.00
Amount Accuracy	Rounded by County
Additional	Arm's Length Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Relationship	Joint Tenants
Address	9256 S VALENTINE AVE, FRESNO, CA 93706-9170

July 2020: Deed of Trust, Mortgage

Document Type	Deed of Trust
Jurisdiction	FRESNO CA
Property Address	23055 WATTS VALLEY RD, SANGER, CA 93657
Document Number	0000097753
Instrument Date	Jul 23, 2020
Transaction Type	Mortgage
Record Updated	Aug 20, 2020
Title Company	CHICAGO TITLE COMPANY, CHICAGO TITLE CO

Transaction

Additional	Multiple Parcels

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	317 PASADENA AVE SONORA CA 953705725, SONORA, CA 95370-5725

Mortgage

Document Number	0000097753
Date	Jul 31, 2020
Instrument	97753

Lender

Name	AMERICAN FARM MTG
Type	Mortgage Company
Address	LOUISVILLE, KY 40220

Agreement

Amount	Amount on Record
Term	180 Months
Due	Jul 30, 2035

July 2017: Grant Deed, Transfer

Document Type	Grant Deed
Jurisdiction	FRESNO CA
Recording Date	Jul 31, 2017
Property Address	23055 WATTS VALLEY RD, SANGER, CA 93657
Document Number	0000094970
Instrument Date	Apr 6, 2017
Instrument	94970
Transaction Type	Transfer
Record Updated	Aug 7, 2017
Title Company	CHICAGO TITLE COMPANY, CHICAGO TITLE CO

Transaction

Amount	Amount on Record
Downpayment	Downpayment on Record
Loan-to-Value (LTV)	LTV on Record
Tax	$396.00
Additional	Arm's Length Multiple Parcels

Transferred From (Grantor/Seller)

Name	Verified Name

Transferred To (Grantee/Buyer)

Name	Verified Name
Address	PO BOX 3505 SONORA CA 953703505, SONORA, CA 95370-3505

Mortgage

Document Number	94971
Date	Jul 31, 2017
Instrument	94971

Lender

Name	RAYE L HEDGPETH
Address	PO BOX 2085, CLOVIS, CA 93613-2085
Special Notes	Seller Financed

Agreement

Type	Conventional with PMI
Amount	Amount on Record

Tax Assessment & Valuation

The 2025 property tax bill for 23055 Watts Valley Rd was $2,991.

Source: Fresno County assessment roll, as of August 13, 2026

Property Jurisdictions

Type	Name
State	California
County	Fresno County
Unified School District	Clovis Unified School District (KG - 12)

Tax Bill & Assessment History

Year	Tax Bill	Assessed Value
2026		$235,678 (-7.4%) Land $149,085 Building $86,593
2025	$2,991.00	$254,506 Land $144,110 Building $110,396
2023	$2,479.00 (-9.76%)	$210,800 Land $129,200 Building $81,600
2022	$2,747.00

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.

Flood

FEMA maps place 23055 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

Wildfire risk around 23055 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 56% 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.

Internet Providers

Source: FCC Broadband Data Collection, based on 1 locations within half a mile, as of December 31, 2025

Provider	Max Down / Up (Mbps)
unWired Broadband Fixed Wireless	400 / 50

Cell Coverage

5G and 4G LTE (outdoors only)

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