Stunning vast open river & bluff views in one of Fresno's finest neighborhoods. Enjoy as is, remodel or build your dream home. Beamed, wood ceiling living room with large windows overlooking the San Joaquin River, adobe fireplace, wet bar and kitchen with generous storage & pantry. Master bedroom w/view and walk in closet, two additional bedrooms, two full baths & two half baths. Large formal dining. Over-sized 3 car garage. Slide open the rear doors onto the deck, smart landscaping & mature foliage into the finest scene nature has to offer. Set in a lovely, secluded private Northwest Fresno neighborhood, this is truly a one of a kind special property.
Single-familyProperty Type
1980Year Built
0.47 acresLot Size
$452Est. Price/Sq.Ft.
1 car garageParking
Listed by Eldon Daetweiler•DRE #DRE #01311184• Fresno Modern Real Estate
Bought with Michael Van Horst•DRE #DRE #01308563• Fresno Modern Real Estate
PANORAMIC RIVER VIEWS! Fabulous Bluff property with spectacular views of the river and bluffs. With 2629+/- square feet of living space, this custom built handicap accessible home provides a Formal Dining/Living Room, an open & spacious Family Room w/floor to ceiling windows overlooking the San Joaquin River, an Adobe fireplace, wet bar, Kitchen with ample storage, a large pantry, and a charming phone booth. There is a door from the breakfast nook that leads you out onto the extensive deck perfect for enjoying the river and entertaining. The over-sized Laundry Room has 1/2 Bath and is equipped with cabinets & sink, Master Suite provides a large walk-in closet, dual basins, Roman tub/shower and more gorgeous views, two additional bedrooms, 2 full Baths, 2 half baths and a 5 car garage. Located just off Van Ness extension and close to San Joaquin Country Club, this home offers so much potential. This is a one-of-a-kind bluff location in a secluded, Northwest Fresno neighborhood.
Year
Property tax
Land + Additions
Assessment*
2025
$10,551 (+1.9%)
$464,232 + $406,201
$870,433
2024
$10,354 (+1.9%)
$464,232 + $406,201
$870,433
2023
$10,162 (+1.2%)
$455,130 + $398,237
$853,367
2022
$10,043 (+2.8%)
$446,206 + $390,429
$836,635
2021
$9,769 (+0.4%)
$437,457 + $382,774
$820,231
2020
$9,733 (+1.9%)
$428,880 + $375,269
$804,149
2019
$9,550 (+2.2%)
$424,483 + $371,422
$795,905
2018
$9,347 (+1.7%)
$416,160 + $364,140
$780,300
2017
$9,193 (+7.7%)
$400,000 + $350,000
$750,000
2016
$8,535 (+1.6%)
$400,000 + $350,000
$750,000
2015
$8,404 (+1.9%)
$351,734 + $378,790
$730,524
2014
$8,249
$339,665 + $365,793
$705,458
Tax history for 1272 W Moraga Rd
Year
Property tax
Land + Additions
Assessment*
2025
$10,551 (+1.9%)
$464,232 + $406,201
$870,433
2024
$10,354 (+1.9%)
$464,232 + $406,201
$870,433
2023
$10,162 (+1.2%)
$455,130 + $398,237
$853,367
2022
$10,043 (+2.8%)
$446,206 + $390,429
$836,635
2021
$9,769 (+0.4%)
$437,457 + $382,774
$820,231
2020
$9,733 (+1.9%)
$428,880 + $375,269
$804,149
2019
$9,550 (+2.2%)
$424,483 + $371,422
$795,905
2018
$9,347 (+1.7%)
$416,160 + $364,140
$780,300
2017
$9,193 (+7.7%)
$400,000 + $350,000
$750,000
2016
$8,535 (+1.6%)
$400,000 + $350,000
$750,000
2015
$8,404 (+1.9%)
$351,734 + $378,790
$730,524
2014
$8,249
$339,665 + $365,793
$705,458
*Taxable value of land and structures on it ("additions") is determined regularly by local assessors and does not affect market price.
Public record
Public record
Zoning
Beds
3
Baths
3
Stories
1
Lot width
74 ft.
Lot depth
274 ft.
Lot size
0.47 Acres
Year renovated
1980
Sq. Ft.
2,629
Year built
1980
Style
Single Family Residential
County
Fresno County
APN
40517033
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Aug 13, 2026.
R1B
Single Family, Low Density Residential Zone
The R-1-B zone identifies areas appropriate for large lot single-family uses with urban standards, with not more than one primary dwelling unit per parcel. The R-1-B zone is consistent with the Low-Density Residential land use designation of the General Plan.
Permitted uses
Include but are not limited to:
Day care facility
Housing-Single unit
Infrastructure
Property details
Parking
Parking Information
Parking Features: Garage Door Opener
Interior
Bathroom Information
Bathroom Features: Tub/Shower,Shower
Heating & Cooling
Has Heating
Has Cooling
Cooling: Central Heat & Cool
Interior Features
Interior Features: Built-in Features, Bar
Appliances: Built In Range/Oven, Electric Appliances, Disposal, Dishwasher
Flooring: Carpet, Tile, Other
Window Features: Double Pane Windows
Laundry Features: Inside, Utility Room
Fireplace Information
Has Fireplace
Fireplaces Total: 1
Exterior
Exterior Features
Levels: One
Fencing: Fenced
Roof: Composition
Construction Materials: Stucco, Brick
Foundation Details: Concrete
Pool Information
Pool Features: None
Living Area
Living Area Source: Public Records
Lot Information
Lot Features: Urban, Sprinklers In Front, Sprinklers In Rear, Sprinklers Auto
Property Information
Property Sub Type: Single Family Residence
Location
School Information
Elementary School: Nelson
Middle Or Junior School: Kastner
High School: Clovis West
High School District: Clovis Unified
Location Information
Directions: From Herndon & West go North on West. Right on Alluvial, left on Moraga. Moraga curves to the right. Continue to follow Moraga right at the Big Sandy/Moraga split. Home on North side of street.
County Or Parish: Fresno
Utility Information
Sewer: Septic Tank
Utilities: Public Utilities
Public facts
Beds: 3
Baths: 3.0
Sq. Ft.: 2,629
Stories: 1.0
Lot Size: 0.47 acres
Style: Single Family Residential
Year Built: 1980
Year Renovated: 1980
County: Fresno County
APN: 40517033
Home facts updated by county records on Aug 13, 2026
Around this home
Schools
Nelson Elementary School
Public K-6 • Assigned • 0.5mi
7/10
Kastner Intermediate School
Public 7-8 • Assigned • 2.3mi
8/10
Clovis West High School
Public 9-12 • Assigned • 3.0mi
9/10
Provided by GreatSchools
Lifestyle
Provided by Walk Score and Local Logic
Climate risks
1/10 Flood Factor
Minimal risk of a flood reaching the building in the next 30 years
4/10 Fire Factor
0.93% chance of being in a wildfire in next 30 years
7/10 Heat Factor
5 days above 105° expected this year, 13 days in 30 years
1/10 Wind Factor
Minimal risk of severe winds over next 30 years
10/10 Air Factor
48 unhealthy days expected this year, 50 days in 30 years
Provided by First Street
Historical weather
Fresno, CA • 93711
Average low and high temperatures (°F)
60
41
66
46
73
50
76
51
85
57
94
63
96
65
98
67
92
64
80
56
64
48
56
44
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
In this area, properties receive around 13.5 hours in
June and 4.2 hours in December, placing it above the
U.S. average for solar exposure.
13.5 hrs
4.2 hrs
JuneDecember
Provided by Shadowmap
Estimated sale price
$1.13M – $1.37M
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