46505 Sandcreek Rd , Squaw Valley, CA 93675(Fresno County)

This truly is a unique property... it has over 1/4 mile of frontage on Sand Creek Road. The road divides the property into 2 parcels. The main parcel on the south side of Sand Creek is about 19 acres with the remaining 8 acres on the north side of the road. The land is in the Williamson Act (AG Land Contract) and enjoys reduced property taxes. The property has terrific terrain that ranges from nearly level to lightly rolling with a great coverage of a variety of mature oaks. There are two ponds on the property... one is year round, the other is seasonal. The property is fenced and cross fenced. Now for improvements...

There is a 2 bedroom 2 bath residence that is very unique... the owners took the shell of an old mobile and created a rustic ramada style cabin around it. It is in very good condition and you would never believe that the core was a mobile home. It has rustic wood walls and ceilings, nice patio style french doors, and a neat tiled entry plus a great old wood stove for some extra charm (also has propane heating). The home is very secluded from the road and sets on a huge pad that overlooks the entire property. There is a nice fenced yard area and patio style deck. West of the home is a very well constructed 2 story barn style shop with a total of 1600 sqft. The shop has a steel roof and Hardy board siding with dual pane windows and sliding doors. It's a great structure. On the south western corner of the property is an elevated area where a large additional pad was built for a future home site. This secluded spot has been improved with septic, water, and electrical service and has a circle drive. Between the shop and home is a seasonal pond. The main improvement on the north side parcel is the year round pond... it has never gone dry. It has a beautiful setting, you can even pick blackberries, with a park of oaks and a creek. The land on this side is equally useable and has gently rolling terrain.

How about any negatives? This property doesn't have much. There is quite a bit of debris left from the former owner but this will be cleaned up. Sand Creek Road does divide the property, but it is considered to be one parcel and it may not be subdivided. The landscaping and yard area is overgrown and does need some attention. The year round pond is very nice but does need some perimeter clearing in places. This is a lender owned property and there are limited disclosures available.

Hands down, this is one mighty fine piece of land. The land is zoned agricultural and you can do just about anything you want on it... from a true horse setup with arenas and barns to growing crops and orchards to creating a truly integrated family farm with a combination of animal and farming uses. Or, you can just set back and enjoy a picturesque and serene place to live.

One final note... this is a cash sale only and the price is not negotiable. But, when you see it, you will truly see the value here. Showings are by appointment only to pre-qualified buyers.