Pending

$669,000

Est. $4,341/mo —

•

1,900

sq ft

22085 Watts Valley Rd, Sanger, CA 93657

About this home

Welcome to your own private country ranch! Nestled on 40 picturesque acres, this exceptional horse or cattle property offers the perfect blend of comfort, functionality, and breathtaking views. A private circular driveway leads to the charming 3-bedroom, 2-bath home featuring approximately 1,900 square feet of living space. Inside, you'll find a warm and inviting living room with a cozy fireplace, a spacious updated kitchen, indoor laundry, and a large mudroom designed for country living. Energy efficiency is built in with triple-pane windows, owned solar, and a battery backup system for added peace of mind. Equestrians and outdoor enthusiasts will appreciate the thoughtfully designed amenities, including separately fenced pastures, two loafing sheds, a spacious 35' x 40' barn/shop with two 16' x 16' roll-up doors, a large riding arena complete with a squeeze chute, tack room, and two stalls. The property also features RV parking with water and sewer hookups, a greenhouse, and plenty of room to expand or simply enjoy the wide-open space. Whether you're looking for a working ranch, an equestrian retreat, or a peaceful country escape, this remarkable property offers endless possibilities all surrounded by spectacular panoramic views. Don't miss this rare opportunity to own a truly special piece of country paradise!

Single-familyProperty Type

1984Year Built

40 acresLot Size

$352Price/Sq.Ft.

3 spacesParking

Listed by Vivian Swiney •DRE #01069364 • Realty Concepts, Ltd. - Fresno

Listing updated: Jul 12, 2026 at 07:31pm

Redfin checked: a minute ago

•Source:TCMLS #242601

Payment calculator

$4,341 per month

Principal and interest$3,516

Property taxes

$697

HOA dues

Home insurance

$128

Utilities

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Open houses

No upcoming open houses.

Nearby open houses (1)

Around this home

Schools

K - 12
Preschool & daycare

Bud Rank Elementary School

Public K-6 • Assigned • 9.8mi

9/10

Granite Ridge Intermediate School

Public 7-8 • Assigned • 15.0mi

10/10

Clovis North High School

Public 9-12 • Assigned • 15.0mi

10/10

Provided by GreatSchools

Lifestyle

Provided by Walk Score and Local Logic

Market insights

22085 Watts Valley Rd · $669,000

DAYS ON MARKET

The average home goes pending in 48 days.

SALE-TO-LIST

Most homes are selling 1% below list price.

LIST PRICE

Median sale price in this area is $425,121. (36% lower than this home)

PRICE DROP

18% of homes in this area have had a price drop in the past month.

Property details

Interior
Exterior
Finance

Kitchen

Bathroom

Bedroom

Living

Dining

Interior features
Disposal, Dishwasher, Range hood, Free-standing electric range
Masonry fireplace with insert
Vinyl and carpet flooring

Bathrooms
2 full bathrooms

Kitchen
Disposal, Dishwasher, Range hood, Free-standing electric range

Laundry & utility
Laundry inside

Flooring
Vinyl flooring
Carpet

Heating & cooling
Central heating and central air
Fireplace insert

Sale and tax history for 22085 Watts Valley Rd

Sale History
Tax History

Date

Event

Price

FRESNOMLS #650356

Aug 26, 2026

Sold

$685,000

$361/sq ft

Jul 12, 2026

Contingent

—

Jun 29, 2026

Listed

$669,000

$352/sq ft

+93

Welcome to your own private country ranch! Nestled on 40 picturesque acres, this exceptional horse or cattle property offers the perfect blend of comfort, functionality, and breathtaking views. A private circular driveway leads to the charming 3-bedroom, 2-bath home featuring approximately 1,900 square feet of living space. Inside, you'll find a warm and inviting living room with a cozy fireplace, a spacious updated kitchen, indoor laundry, and a large mudroom designed for country living.Energy efficiency is built in with triple-pane windows, owned solar, and a battery backup system for added peace of mind. Equestrians and outdoor enthusiasts will appreciate the thoughtfully designed amenities, including separately fenced pastures, two loafing sheds, a spacious 35' x 40' barn/shop with two 16' x 16' roll-up doors, a large riding arena complete with a squeeze chute, tack room, and two stalls. The property also features RV parking with water and sewer hookups, a greenhouse, and plenty of room to expand or simply enjoy the wide-open space. Whether you're looking for a working ranch, an equestrian retreat, or a peaceful country escape, this remarkable property offers endless possibilities all surrounded by spectacular panoramic views. Don't miss this rare opportunity to own a truly special piece of country paradise!

TCMLS #242601

Jul 12, 2026

Pending

—

Jun 29, 2026

Listed

$669,000

$352/sq ft

Public record

Public record
Zoning

Beds

—

Baths

—

Stories

—

Lot width

—

Lot depth

—

Lot size

—

Year renovated

—

Finished Sq. Ft.

—

Unfinished Sq. Ft.

—

Total Sq. Ft.

—

Year built

—

Style

Single Family Residential

County

Fresno County

APN

15008121

Parking Spaces

—

Basement

—

Accessible

—

HOA Dues

—

Garage

—

Features

—

Last updated by owner on Jun 29, 2026.

AE40

Exclusive Agricultural District 40 Acres

The AE zone is intended to protect agricultural land and provide for those uses which are necessary and an integral part of an agricultural operation. This zone is intended to protect the general welfare of the agricultural community from encroachments of non-related agricultural uses. The AE zone shall be accompanied by an acreage designation which establishes the minimum size of parcels that may be created within the zone, including designations of 40 acres. The AE zone is consistent with the Agriculture, Irrigated Agriculture, and Westside/Eastside Rangeland land use designations of the General Plan.

Permitted uses

Include but are not limited to:

Greenhouse / nursery
Winery & vineyard
Agriculture-Other
Housing-Single unit
Processing
Kennel
Agriculture-Cropland

Climate risks

1/10 Flood Factor

Minimal risk of a flood reaching the building in the next 30 years

6/10 Fire Factor

12% chance of being in a wildfire in next 30 years

8/10 Heat Factor

7 days above 107° expected this year, 17 days in 30 years

1/10 Wind Factor

Minimal risk of severe winds over next 30 years

10/10 Air Factor

63 unhealthy days expected this year, 70 days in 30 years

Provided by First Street

Historical weather

Sanger, CA • 93657

Average low and high temperatures (°F)

Jan

Feb

Mar

Apr

May

Jun

Jul

Aug

Sep

Oct

Nov

Dec

Sun exposure

90/ 100

Exceptional sunlight

Sunscore

There appears to be minimal shading by surrounding buildings, terrain, and vegetation.

10.2 hrs

6.7 hrs

JuneDecember

Provided by Shadowmap

Redfin Estimate for 22085 Watts Valley Rd

$658,575

$10K under list price of $669K

Nearby comparable homes

The Redfin Estimate uses 6 recent nearby sales, priced between $470K to $742K.

SOLD JUN 11, 2026
$625,000 Last sold price
3 beds2 baths2,183 sq ft
14100 Millerton Rd, Prather, CA 93651
$66/sq ft
smaller lot
11 years newer
SOLD MAY 8, 2026
$742,000 Last sold price
3 beds1.5 baths1,920 sq ft
14295 E Nees Ave, Clovis, CA 93619
$34/sq ft
smaller lot
6 years newer
SOLD JUL 10, 2026
$682,000 Last sold price
4 beds2 baths2,396 sq ft
21965 Oak Hill Ln, Clovis, CA 93619
$67/sq ft
smaller lot
17 years newer
SOLD JUL 20, 2026
$470,000 Last sold price
3 beds2.25 baths1,580 sq ft
4153 Chessa Ln, Clovis, CA 93619
$55/sq ft
smaller lot
28 years newer
SOLD JUL 31, 2026
$535,000 Last sold price
3 beds2.25 baths1,778 sq ft
3863 Serena Ave, Clovis, CA 93619
$51/sq ft
smaller lot
26 years newer
SOLD MAY 11, 2026
$615,000 Last sold price
4 beds2.75 baths2,158 sq ft
26045 Pittman Hill (sales Crk) Rd, Clovis, CA 93619
$67/sq ft
smaller lot
1 year newer

Rental earnings

Est. $2,359 per month, based on comparable rentals

This home is pending

The seller has accepted an offer, and this property is now .

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Details provided by TCMLS and may not match the public record. Learn more.

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GreatSchools Ratings provided by GreatSchools.org.

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About this home

Payment calculator

Open houses

Nearby open houses (1)

Around this home

Schools

Lifestyle

Market insights

Property details

Sale and tax history for 22085 Watts Valley Rd

Public record

Climate risks

Historical weather

Sun exposure

Redfin Estimate for 22085 Watts Valley Rd

This home is pending

Questions? Redfin partner agents are here to help

Nearby similar homes

New listings for sale in 93654

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