22085 Watts Valley Rd

2
Baths
1,900 Sq. Ft.
$352 / Sq. Ft.
1,900
Sq. Ft.
$352
per Sq. Ft.

Description

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...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!
  1. Listed by Vivian L Swiney • DRE #01069364 • Realty Concepts - Reedley

Property Details for 22085 Watts Valley Road

Style
Ranch
Cross Street Address
Ashlan Ave /Pittman Hill Road
LISTING UPDATED: 06/29/2026 10:42 AM

Property Details for 22085 Watts Valley Road

StatusActive
MLS #650356
Days on Market1
Taxes-
HOA Fees-
Condo/Co-op Fees-
Property TypeSingle Family
MLS TypeResidential / Single Family Residence
Year Built1984
Lot Size40.00 AC / 1,742,400 SF
CountyFresno County

Location

Listing Courtesy of Realty Concepts - Reedley
Add your commute

Building Information for 22085 Watts Valley Road

Stories-Year Built1984Building Size-Lot Size40.00 AC / 1,742,400 SF

Payment Calculator

$3,587 per month

30 year fixed, 6.36% Interest

Principal and Interest

$3,334

Property Taxes

$253

HOA Dues

$0

The Payment Calculator is for illustrative purposes only.

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Property Information for 22085 Watts Valley Road

Summary
Location and General Information
  • Region: Foothill
  • Directions: Fwy 180- Go North on N Academy Ave, East on E Ashlan Ave, Northeast on Watts Valley Road to the property on the right side of the road.
  • Census Tract: .00
  • Detached Structures: Barn, Shed, Green House, Other/See Remarks
School Information
  • Schools Comment: Buyer to verify all schools.
  • School Name 1: Clovis North
  • School Name 2: Granite Ridge
  • School Name 3: Bud Rank
  • School Type 1: High School
  • School Type 2: Junior High School
  • School Type 3: Grade School
Parking
  • Carport Spaces: 1
  • Parking Features: Existing RV Parking, Carport, Uncovered, Work/Shop Area, Circular Driveway
Taxes and HOA Information
  • Association: Fresno MLS
Lot Information
  • Square Footage Source: Appraiser
  • APN: 15008121
  • Unit Description: Ground Floor
  • Lot Size Source: (Tax Records)
  • Multiple Listing Service: Fresno Multiple Listing System
Property
Property and Assessments
  • REO/Bank Owned: No
  • FIPS Code: 19
  • Age: 0
  • Energy Efficiency: Triple Pane Windows
  • Reports Available: Pest, NHD, Prelim Title Report
  • Property Disclaimer: Information herein deemed reliable but not guaranteed, representations are approximate, individual verification recommended.
  • # of Stories: Single Story
  • Stories: 1.0
Utilities
  • Pool: No
  • Utilities: Propane
  • Gas & Electric: Public Utilities, Propane
  • Sewer/Water: Septic Tank, Private Well
  • Special Features: Security Gate,Skylight,Horses Allowed,Horse Setup
  • Well Depth: 188.0
  • Well HP: 1.5
  • Water Level: 42
Interior and Exterior Features
Exterior Features
  • Disabled Features: One Level Floor
  • Exterior: Vinyl
  • Foundation: Concrete
  • Roofing: Tile
  • Yard: Fenced, Mature Landscape, Fruit/Nut Trees, Garden Area, Other
  • Patio Features: Covered
  • Spa Type: Above Ground
  • Spa: Yes
  • Site Amenities: Pasture
Interior Features
  • Extra Rooms: Converted Garage
  • Bath Features: Tub/Shower, Shower
  • Dining Room Features: Living Room/Area
  • Flooring: Carpet, Vinyl
  • # of Fireplaces: 1
  • Fireplace Type: Masonry, Wood Insert
  • Heating & Cooling: Central Heat & Cool
  • Kitchen: F/S Range/Oven, Gas Appliances, Disposal, Dishwasher, Eating Area
  • Laundry: Inside, Utility Room
Rental
Rental Information
  • Lease Type: Net

Property History for 22085 Watts Valley Road

DateEvent & SourcePriceAppreciation
Jun 29, 2026

Listed (Active)

Tulare County MLS #242601

$669,000—
Jun 29, 2026

Listed (Active)

FRESNOMLS #650356

$669,000—
DateEvent & SourcePrice
06/29/2026

Listed (Active)

Tulare County MLS #242601

$669,000
06/29/2026

Listed (Active)

FRESNOMLS #650356

$669,000

For completeness, we often displays two records for one sale: the MLS record and the public record.

Public Records for 22085 Watts Valley Road

Taxable ValueLand$46,377Additions$167,900Total$214,277
Tax Record2025$3,031 ($253 / month)
Home Facts
Total Finished SqFt1,500 SqFtAbove Grade Finished SqFt1,500 SqFtStories1Lot Size1,742,400 SqFtStylePastureYear Built1984CountyFRESNOAPN150-081-21Fireplace TypeHas Fireplace

Schools near 22085 Watts Valley Road

This home is within Clovis Unified School District.
Rating
School
Type
Grades
Distance
Public - K to 6
Public - 7 to 8
Public - 9 to 12
Public - 4 to 6
Rating
School
Distance
Bud Rank Elementary School
PublicK to 6

Granite Ridge Intermediate School
Public7 to 8

Clovis North High School
Public9 to 12

School ratings and boundaries are provided by GreatSchools.org and Pitney Bowes. This information should only be used as a reference. Proximity or boundaries shown here are not a guarantee of enrollment. Please reach out to schools directly to verify all information and enrollment eligibility.

Similar Homes

22085 Watts Valley Road is a single family home for sale in Sanger, CA 93657. This property was listed for sale on June 29, 2026 by Realty Concepts - Reedley, it's currently listed at $669,000. This listing's school districts are Clovis Unified School District, Fresno County Office Of Education School District. Nearby schools include Bud Rank Elementary School, Granite Ridge Intermediate School and Clovis North High School. 22085 Watts Valley Road is a 3-bed, 2-bath, 1,900 sqft single family home built in 1984.

No guarantee, warranty or representation of any kind is made regarding the completeness or accuracy of any information, descriptions or measurements (including square footage measurements and property condition), such should be independently verified through appropriate means, including, but not limited to, in person inspection and public records, and Compass International Holdings, its subsidiaries, affiliates and independently owned and operated franchisees, and their affiliated agents and associated third parties expressly disclaim any liability in connection therewith. Photos may be virtually staged or digitally enhanced and may not reflect actual property conditions. Offers of compensation are subject to change at the seller's discretion. No financial or legal advice provided. Equal Housing Opportunity.

Listing Courtesy of Realty Concepts - Reedley

Based on information from one of the following Multiple Listing Services: CRMLS, CLAW, I-Tech, ROWMLS, GPSMLS, SDMLS, VCRDS/PFAR, Idyllwild Association of Realtors, Ojai Valley Board of REALTORS and/or AVMLS. Information being provided is for the visitor’s personal, noncommercial use and may not be used for any purpose other than to identify prospective properties visitor may be interested in purchasing. The data contained herein is copyrighted by CRMLS, CLAW, I-Tech, ROWMLS, GPSMLS, SDMLS, VCRDS/PFAR, Idyllwild Association of Realtors, Ojai Valley Board of REALTORS and/or AVMLS is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited. Property information referenced on this web site comes from the Internet Data Exchange (IDX) program of the MLS. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site. For the avoidance of doubt, the accuracy of all information, regardless of source, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.