Description:

NEW PRICE!!!...Looking for the perfect horse property? Your search is over...this 4.7 acre parcel has everything you could ask for in a foothill property. The land is 100% useable (and I don't say that very often) with the large majority of it being dead flat. This is one of the only properties on the entire mountain that has native permanent pasture (picture were taken July 29th so you are seeing it at its very worst). This land sub-irrigates which makes for highly productive grassland and the soils are very deep and fertile. In short, you would be hard pressed to find a more suitable equestrian site. Don't like horses? How about beef, buffalo, llamas, alpacas, donkeys, sheep, goats, or any other critter that takes your fancy?

This parcel is located at the end of a cul-de-sac in a very quiet little valley. Power and telephone are to the property line. The land has been improved with a new raised drive that leads to an enormous elevated pad near the rear of the property. This pad measures over 20,000sqft, easily large enough for the largest house, a pool, shop, and huge yard area. There are also two new wells...one at 15gpm with a pump for irrigating and a second house well at about 9gpm. The 15gpm well has some slight mineral content which is why it is best used for irrigation. This is a highly productive water area and both wells are less than 100 feet deep (average for our mountain area is about 400 feet).

As I stated, this is 100% useable ground with most of it being level. There is plenty of room to have naturally sub-irrigated pasture areas plus room for multiple arena and training areas plus all of the accompanying outbuildings. The sub-irrigation comes from a higher than normal water table...about 3 feet in winter and drops to about 8 feet in the summer. This natural soil moisture gives the land its ability to sustain grass growth even in the summer. A seasonal stream cuts through one small corner of the property in the rear. This stream runs most of the winter and sometimes well into late spring. There is also one new ponding area (a result of the newly constructed pad). This will probably fill in the first winter and provide an additional water feature. The property is fully fenced on three sides and about 70% fenced on the fourth side. The pictures tell it all... this property truly is an animal lover's paradise.

OK...I've told you about the good stuff, but what about the negatives? The worst thing is that the road in is a little rough. Yes, it is paved but it's pretty bumpy. 'Course that means you won't get any speeders on it. The feature that is most desirable about the property, water, also creates a bit of a negative. The higher water table may require an engineered septic system. The pad was elevated to minimize the possibility. Even if required, it is not a huge additional expense. In heavy rain years, the pasture area does get pretty soggy but that impact generally only lasts a few weeks when rains are at their very heaviest. Location is about 7 miles off of Hwy 180, so commute time to Fresno is about 40 minutes but commute to the south, i.e. Reedley, Dinuba, or Visalia, is shorter because of the back way out of Squaw Valley. Finally, the last negative, if it is one, is that there are no trees. You get to plant what you want and you can be rest assured that they are going to grow very quickly.

So what's not to like? Premier land, natural permanent pasture, 2 wells, a huge building pad, a seasonal creek, and a very quiet, peaceful location. All it needs is an animal loving family that wants their paradise here on earth at a price that seems almost unfair. Compare it to any other available offering...this one is priced to move quickly.

The real question is...who is going to be the lucky one to get here first? At this price, it absolutely will not last. Come check it out...you will love it!!

Special Features:

• 2 wells ... 15gpm and 9gpm
• Native permanent pasture
• Huge building pad
• 100% useable land...nearly all level
• Quiet cul-de-sac location

Additional Pictures: