A great opportunity for Country Living. A short drive from Fresno, this property offers approx. 2.2 acres, horse stables, fenced pastures, a pole barn, a home with lots of potential and a price that's hard to beat. You'll be doing some handyman work with this one but at the price, you won't mind.
Single-familyProperty Type
1956Year Built
2.06 acresLot Size
$285Est. Price/Sq.Ft.
Listed by Douglass Sanderson•DRE #DRE #01731702• RE/MAX Gold - Clovis
Bought with Lisa Padgett•DRE #DRE #01111886• Raco-Smith Realty, Inc.
A wonderful view of the mountains from this suburban property. It has a horse set-up, 4 car carport, haybarn, tack room, work room, arena with lights, 2 fenced pastures, home has a separate room not in square footage. Home has woodburning stove. The 1/2 bath needs work on the shower.
Public Records
Nov 1, 2001
Sold
$154,500
$114/sq ft
Year
Property tax
Land + Additions
Assessment*
2025
$2,331 (+5.5%)
$77,259 + $108,037
$185,296
2024
$2,209 (+1.3%)
$77,259 + $108,037
$185,296
2023
$2,181 (+1.6%)
$75,745 + $105,919
$181,664
2022
$2,148 (+0.8%)
$74,260 + $103,843
$178,103
2021
$2,131 (+3.0%)
$72,804 + $101,807
$174,611
2020
$2,068 (+2.1%)
$71,377 + $99,811
$171,188
2019
$2,025 (+4.4%)
$70,646 + $98,788
$169,434
2018
$1,940 (+3.2%)
$69,261 + $96,851
$166,112
2017
$1,880 (+6.5%)
$65,653 + $91,750
$157,403
2016
$1,765 (−0.8%)
$65,653 + $91,750
$157,403
2015
$1,780 (+6.1%)
$64,366 + $89,951
$154,317
2014
$1,677
$59,400 + $83,000
$142,400
Tax history for 2214 Tivy Valley Rd
Year
Property tax
Land + Additions
Assessment*
2025
$2,331 (+5.5%)
$77,259 + $108,037
$185,296
2024
$2,209 (+1.3%)
$77,259 + $108,037
$185,296
2023
$2,181 (+1.6%)
$75,745 + $105,919
$181,664
2022
$2,148 (+0.8%)
$74,260 + $103,843
$178,103
2021
$2,131 (+3.0%)
$72,804 + $101,807
$174,611
2020
$2,068 (+2.1%)
$71,377 + $99,811
$171,188
2019
$2,025 (+4.4%)
$70,646 + $98,788
$169,434
2018
$1,940 (+3.2%)
$69,261 + $96,851
$166,112
2017
$1,880 (+6.5%)
$65,653 + $91,750
$157,403
2016
$1,765 (−0.8%)
$65,653 + $91,750
$157,403
2015
$1,780 (+6.1%)
$64,366 + $89,951
$154,317
2014
$1,677
$59,400 + $83,000
$142,400
*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
2
Baths
1
Stories
1
Lot width
280 ft.
Lot depth
320 ft.
Lot size
2.45 Acres
Year renovated
1956
Sq. Ft.
1,350
Year built
1956
Style
Single Family Residential
County
Fresno County
APN
15812005
Parking Spaces
—
Basement
—
Accessible
—
HOA Dues
—
Garage
—
Features
—
Last updated by owner on Aug 13, 2026.
AE5
Exclusive Agricultural District 5 acres
The AE District is intended to be an exclusive district for agriculture and for those uses which are necessary and an integral part of the agricultural operation. This district is intended to protect the general welfare of the agricultural community from encroachments of non-related agricultural uses which by their nature would be injurious to the physical and economic well-being of the agricultural district.
Permitted uses
Include but are not limited to:
Agriculture
Livestock production
Winery & vineyard
Housing-Single unit
Housing-Other
Kennel
Agriculture-Cropland
Agriculture-Grove / orchard / vineyard
Property details
Parking
Parking Information
Parking Features: Carport
Garage Information
Has Carport
Interior
Bathroom Information
Bathroom Features: Tub/Shower,Shower
Heating & Cooling
Has Cooling
Cooling: Evaporative Cooling, Wall/Window Unit(s)
Interior Features
Appliances: Built In Range/Oven, Disposal
Flooring: Carpet, Tile
Laundry Features: Inside
Exterior
Exterior Features
Levels: One
Fencing: Fenced
Roof: Composition
Construction Materials: Wood Siding
Foundation Details: Concrete
Patio And Porch Features: Covered
Pool Information
Pool Features: None
Living Area
Living Area Source: Public Records
Lot Information
Lot Features: Rural, Sprinklers In Front, Mature Landscape
Property Information
Property Sub Type: Single Family Residence
Location
School Information
High School District: Sanger
Location Information
Directions: Highway 198 East left on Piedra road and left on Tivi Valley Road.
County Or Parish: Fresno
Utility Information
Sewer: Septic Tank
Utilities: Public Utilities
Public facts
Beds: 2
Baths: 1.0
Sq. Ft.: 1,350
Stories: 1.0
Lot Size: 2.45 acres
Style: Single Family Residential
Year Built: 1956
Year Renovated: 1956
County: Fresno County
APN: 15812005
Home facts updated by county records on Aug 13, 2026
Around this home
Schools
Fairmont Elementary School
Public K-8 • Assigned • 8.2mi
8/10
Sanger High School
Public 9-12 • Assigned • 9.9mi
8/10
Provided by GreatSchools
Lifestyle
Provided by Walk Score and Local Logic
Climate risks
4/10 Flood Factor
Estimated 11-17% chance of a flood reaching the building in the next 30 years
7/10 Fire Factor
23% chance of being in a wildfire in next 30 years
8/10 Heat Factor
7 days above 107° expected this year, 19 days in 30 years
1/10 Wind Factor
Minimal risk of severe winds over next 30 years
10/10 Air Factor
62 unhealthy days expected this year, 68 days in 30 years
Provided by First Street
Historical weather
Sanger, CA • 93657
Average low and high temperatures (°F)
59
40
65
44
72
50
75
51
84
58
93
64
95
65
97
67
91
64
79
55
63
47
55
43
Jan
Feb
Mar
Apr
May
Jun
Jul
Aug
Sep
Oct
Nov
Dec
Sun exposure
In this area, properties receive around 13.4 hours in
June and 4.4 hours in December, placing it above the
U.S. average for solar exposure.