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Single Family ResidenceResidential
$366,889$193 / 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 96How 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
Last sold for $303,500 on Jan 13, 2015

21196 RUSCELLO LN

FRIANT, CA 93626
4
Beds
2.5
Baths
1,900 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.
0.22 ac
Lot SizeThe size of the land the home sits on, from county records.
2015
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$367K
$351K low$383K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$303,500 · Jan 13, 2015
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.$46,889
Est. Lendable EquityThe part of the owner's equity a lender would typically let them borrow against — about 80% of their equity.$37,511
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.84%
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.$320,000
INTELLILOAN INC · recorded Dec 3, 2021

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$6,435 (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.$391,675 (2026)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$122,584
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$269,091
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$383,996

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.0.22
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
PoolWhether the property has a pool, and what kind, such as in-ground.Yes

Transaction History(4)

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.

E
Valley Oak Elementary SchoolA-
Elementary · Grades KG–6 · 9.6 mi
H
Clovis West High SchoolA
High · Grades 9–12 · 10.0 mi
M
Kastner Intermediate SchoolA-
Middle · Grades 7–8 · 11.0 mi

District: Clovis Unified School District

Neighborhood · ZIP 93626These 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.105
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.85
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.99

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.88%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.31%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.8.7%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.9%
PopulationHow many people live in this area.1,741
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.16 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$122,187
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$164,073
Average tempThe average temperature here across a full year.63°F
Annual precipHow much rain and melted snow falls here in a typical year.17 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.79%

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

21196 Ruscello Ln 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 80% of homes in Friant 93626
  • Costs more per square foot than 69% of homes in Fresno County
  • Smaller than 68% of homes in Friant 93626
  • Has a bigger lot than 73% of homes in Fresno County
  • Newer than 92% of homes in Fresno County

What homes are worth in Friant 93626

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

This home
$149K$1.5M

This home is worth more than 20% of homes in Friant 93626.

How it measures up in Friant 93626

The dot is this home. The mark in the middle is the typical home in Friant 93626.

Estimated value$366,889
CheaperTypical $525,519Pricier

Pricier than 20% of homes nearby

Price per ft²$193
CheaperTypical $200Pricier

Pricier than 47% of homes nearby

Living area1,900 ft²
SmallerTypical 2,376 ft²Bigger

Bigger than 32% of homes nearby

Lot size0.22 ac
SmallerTypical 0.24 acBigger

Bigger than 44% of homes nearby

Year built2015
OlderTypical 2007Newer

Newer than 76% of homes nearby

How 21196 Ruscello Ln ranks against every home in each area.
MeasureThis homeFriant 93626Fresno County
Estimated valuepricier than$366,88920% of homes72% of homes
Price per ft²pricier than$19347% of homes69% of homes
Living areabigger than1,900 ft²32% of homes67% of homes
Lot sizebigger than0.22 ac44% of homes73% of homes
Year builtnewer than201576% of homes92% of homes

About 21196 Ruscello Ln

How much is 21196 Ruscello Ln, Friant, CA worth?

The TopHap Estimate for 21196 Ruscello Ln, Friant, CA is $366,889 as of Jul 14, 2026. The likely range is $350,617 to $383,161. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 21196 Ruscello Ln, Friant, CA last sell?

21196 Ruscello Ln, Friant, CA last sold on Jan 13, 2015 for $303,500, according to the county's recorded deed.

How big is 21196 Ruscello Ln, Friant, CA?

21196 Ruscello Ln, Friant, CA has 4 bedrooms, 2.5 bathrooms, 1,900 square feet of living space and a 0.22-acre lot.

When was 21196 Ruscello Ln, Friant, CA built?

21196 Ruscello Ln, Friant, CA was built in 2015, making it 11 years old. The building has 1 story.

What schools serve 21196 Ruscello Ln, Friant, CA?

21196 Ruscello Ln, Friant, CA is assigned to Valley Oak Elementary School (elementary), rated A-; Clovis West High School (high), rated A; Kastner Intermediate School (middle), rated A-. All sit in Clovis Unified School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 21196 Ruscello Ln, Friant, CA compare to other homes in Friant 93626?

Among the 881 homes in Friant 93626, it is worth more than 20% of them ($366,889 against a typical $525,519), its price per square foot is higher than 47% of them ($193 against a typical $200), it is bigger than 32% of them (1,900 ft² against a typical 2,376 ft²), its lot is bigger than 44% of them (0.22 ac against a typical 0.24 ac) and it is newer than 76% of them (2015 against a typical 2007). Measured against all of Fresno County, it is worth more than 72% 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 21196 Ruscello Ln, Friant, CA?

The 2025 property tax bill for 21196 Ruscello Ln, Friant, CA was $6,435. The county assessed it at $391,675.

Closest homes

More homes in Friant 93626

Assigned schools

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