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Single Family ResidenceResidential
$215,370$128 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 88How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Jul 14, 2026

1465 RIVER BLUFF DR

REEDLEY, CA 93654
3
Beds
2
Baths
1,686 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.16 ac
Lot SizeThe size of the land the home sits on, from county records.
1991
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.

Valuation

$215K
$189K low$241K high
Est. Owner EquityRoughly how much of the home's value the owner would keep after paying off known loans. It is our estimate minus the loans still owed.$105,070
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$84,056
Loan-to-ValueHow much is still owed on the home compared to what it is worth. 80% means loans equal 80% of our estimate, so it shifts when the estimate does.49%
1st MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$85,300
COUNTRYWIDE HOME LOANS INC · recorded Nov 30, 2001
2nd MortgageA loan still believed to be open on this home, in the order lenders get repaid. The first position is paid back before the second.$25,000
ARMED FORCES BANK NA

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$1,855 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$166,461 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$36,775
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$129,686
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$163,198

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyFRESNO
Lot (acres)The size of the land the home sits on, from county records.0.16
ConstructionThe main material the home's frame and walls are built from.Frame (Unspecified)
CoolingThe type of cooling or air conditioning in the home.Refrigerator
FireplaceWhether the home has a fireplace, and what kind.Yes
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(1)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

H
Reedley High SchoolB+
High · Grades 9–12 · 1.3 mi
E
Riverview K-8 SchoolB+
Elementary · Grades KG–8 · 1.9 mi

District: Kings Canyon Joint Unified School District

Neighborhood · ZIP 93654These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.61
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.87
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.93

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.96%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.12%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.14%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.2.4%
PopulationHow many people live in this area.33,664
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.308 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$65,811
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$86,498
Average tempThe average temperature here across a full year.63°F
Annual precipHow much rain and melted snow falls here in a typical year.15 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.78%

Ownership

OccupancyWhether the owner appears to live here or somewhere else. It is inferred from the mailing address on record.Owner occupied
Company ownedWhether the owner is a company or trust rather than a person.No

Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

1465 River Bluff Dr measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth less than 67% of homes in Fresno County
  • Costs less per square foot than 82% of homes in Reedley 93654
  • Has a smaller lot than 67% of homes in Reedley 93654

What homes are worth in Reedley 93654

Each bar is how many homes fall in that price range. The marker is this home.

This home
$116K$587K

This home is worth more than 37% of homes in Reedley 93654.

How it measures up in Reedley 93654

The dot is this home. The mark in the middle is the typical home in Reedley 93654.

Estimated value$215,370
CheaperTypical $246,543Pricier

Pricier than 37% of homes nearby

Price per ft²$128
CheaperTypical $153Pricier

Pricier than 18% of homes nearby

Living area1,686 ft²
SmallerTypical 1,572 ft²Bigger

Bigger than 60% of homes nearby

Lot size0.16 ac
SmallerTypical 0.18 acBigger

Bigger than 33% of homes nearby

Year built1991
OlderTypical 1979Newer

Newer than 63% of homes nearby

How 1465 River Bluff Dr ranks against every home in each area.
MeasureThis homeReedley 93654Fresno County
Estimated valuepricier than$215,37037% of homes33% of homes
Price per ft²pricier than$12818% of homes19% of homes
Living areabigger than1,686 ft²60% of homes55% of homes
Lot sizebigger than0.16 ac33% of homes45% of homes
Year builtnewer than199163% of homes62% of homes

About 1465 River Bluff Dr

How much is 1465 River Bluff Dr, Reedley, CA worth?

The TopHap Estimate for 1465 River Bluff Dr, Reedley, CA is $215,370 as of Jul 14, 2026. The likely range is $189,406 to $241,334. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 1465 River Bluff Dr, Reedley, CA last sell?

1465 River Bluff Dr, Reedley, CA last sold on Jan 1, 1900, according to the county's recorded deed.

How big is 1465 River Bluff Dr, Reedley, CA?

1465 River Bluff Dr, Reedley, CA has 3 bedrooms, 2 bathrooms, 1,686 square feet of living space and a 0.16-acre lot.

When was 1465 River Bluff Dr, Reedley, CA built?

1465 River Bluff Dr, Reedley, CA was built in 1991, making it 35 years old. The building has 1 story.

What schools serve 1465 River Bluff Dr, Reedley, CA?

1465 River Bluff Dr, Reedley, CA is assigned to Reedley High School (high), rated B+; Riverview K-8 School (elementary), rated B+. All sit in Kings Canyon Joint Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 1465 River Bluff Dr, Reedley, CA compare to other homes in Reedley 93654?

Among the 6,871 homes in Reedley 93654, it is worth more than 37% of them ($215,370 against a typical $246,543), its price per square foot is higher than 18% of them ($128 against a typical $153), it is bigger than 60% of them (1,686 ft² against a typical 1,572 ft²), its lot is bigger than 33% of them (0.16 ac against a typical 0.18 ac) and it is newer than 63% of them (1991 against a typical 1979). Measured against all of Fresno County, it is worth more than 33% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 1465 River Bluff Dr, Reedley, CA?

The 2025 property tax bill for 1465 River Bluff Dr, Reedley, CA was $1,855. The county assessed it at $166,461.

Closest homes

More homes in Reedley 93654

Assigned schools

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