Fresno September 2026 sale — 90 parcels, and the opening bid is the tax debt, not the value
What this is
Fresno's sale is the largest in California between now and December, and it is unlike the rural lists: 39 of the 90 parcels carry a structure. We joined every one to the county assessor's live parcel record for land value, structure value and acreage — 89 of 90 matched.
The headline is what the ratios do to the usual story. 47 parcels open at a quarter of assessed value or less, and the lowest opens at three quarters of a percent of it: a Fresno property the assessor values at $292,259, opening at $2,200. That is not a bargain hiding in plain sight, it is the mechanism. The opening bid is the amount needed to redeem the parcel, not an estimate of what it is worth — so a property that fell into default over one unpaid supplemental bill opens near nothing, and will be bid up hard in a room full of people who can also read.
The same mechanism runs the other way, and that is where money is lost. Thirty-two parcels open above assessed value — one at 25 times it. Those are parcels where the debt has outgrown the asset: abatement and nuisance liens, code-enforcement costs, decades of penalties on a lot nobody wanted. The county's own bidder guidance is blunt that street debt, irrigation assessments, income-tax liens and abatement liens are not necessarily wiped by the sale.
Twenty-five parcels are being offered again after failing to sell before, and they are not the bargains on this list: the re-offered parcels open at a median of 7.21 times assessed value, against 0.16 times for the parcels being offered for the first time.
The list is thinning fast, and not at random. Of the 161 parcels the county approved in June, 90 are still on the auction. What leaves is what is worth rescuing: nothing assessed under $25,000 has come off, while more than half of everything assessed above $100,000 has.
How to read the columns
Bid ÷ assessed is the opening bid divided by the county's assessed value — lower means a bigger paper discount. It is a screen, not a verdict: assessed value is a county figure, not a market appraisal, and under Proposition 13 it is anchored to the last change of ownership, so a long-held parcel can be assessed far below what it would fetch. Screen puts each parcel in a band from the ratio, and Flags names the specific things that cost money.
Want to see a parcel? Here's how.
Copy a parcel's APN and search it on the county's auction site, where the per-parcel listing and any county-published detail appear once the sale opens.
| 171 | 363-411-02 | 0.21 | $2,200 | $292,259 | 0.008 | Deep discount | Structure on record |
| 68 | 190-190-06S | 4.92 | $3,400 | $130,210 | 0.026 | Deep discount | Structure on record |
| 143 | 130-072-74 | 5.00 | $5,300 | $85,000 | 0.062 | Deep discount | — |
| 191 | 435-255-09 | 0.20 | $9,400 | $133,377 | 0.070 | Deep discount | Structure on record |
| 198 | 449-322-10 | 0.23 | $9,400 | $134,389 | 0.070 | Deep discount | Structure on record |
| 111 | 467-241-03 | 0.34 | $6,500 | $84,507 | 0.077 | Deep discount | Structure on record |
| 137 | 083-141-32 | 0.13 | $13,500 | $160,758 | 0.084 | Deep discount | Structure on record |
| 126 | 035-061-21S | 194.34 | $410,100 | $4,742,245 | 0.086 | Deep discount | Structure on record |
| 159 | 310-090-88S | 2.72 | $37,000 | $388,525 | 0.095 | Deep discount | Structure on record |
| 190 | 435-224-03 | 0.15 | $7,500 | $73,322 | 0.102 | Deep discount | Structure on record |
| 122 | 033-104-22 | 0.17 | $12,100 | $118,047 | 0.103 | Deep discount | Structure on record |
| 120 | 023-216-11S | 0.16 | $5,600 | $49,806 | 0.112 | Deep discount | Structure on record |
| 193 | 445-131-12 | 0.19 | $17,400 | $147,320 | 0.118 | Deep discount | Structure on record |
| 213 | 459-252-08 | 0.11 | $8,600 | $72,393 | 0.119 | Deep discount | Structure on record |
| 166 | 329-210-03 | 2.43 | $8,100 | $65,846 | 0.123 | Deep discount | Structure on record |
| 109 | 452-156-21 | 0.28 | $49,500 | $393,132 | 0.126 | Deep discount | Structure on record |
| 197 | 449-243-01 | 0.23 | $19,600 | $152,607 | 0.128 | Deep discount | Structure on record |
| 214 | 459-272-11 | 0.11 | $5,800 | $45,166 | 0.128 | Deep discount | Structure on record |
| 144 | 130-173-11 | 0.10 | $3,500 | $27,191 | 0.129 | Deep discount | — |
| 156 | 195-370-54 | 56.58 | $14,500 | $111,097 | 0.131 | Deep discount | Structure on record |
| 222 | 467-235-04 | 0.17 | $12,700 | $96,138 | 0.132 | Deep discount | Structure on record |
| 186 | 426-151-04 | 0.44 | $21,900 | $160,501 | 0.136 | Deep discount | Structure on record |
| 148 | 158-203-78 | 25.40 | $38,100 | $274,936 | 0.139 | Deep discount | — |
| 217 | 460-181-01 | 0.14 | $7,500 | $53,766 | 0.139 | Deep discount | Structure on record |
| 112 | 477-123-16 | 0.19 | $7,000 | $50,169 | 0.140 | Deep discount | — |
| 184 | 415-170-22 | 0.59 | $86,400 | $612,414 | 0.141 | Deep discount | Structure on record |
| 196 | 447-274-12 | 0.21 | $20,900 | $143,451 | 0.146 | Deep discount | Structure on record |
| 221 | 465-040-04 | 0.77 | $13,400 | $90,752 | 0.148 | Deep discount | — |
| 140 | 118-501-05 | 0.19 | $6,700 | $45,000 | 0.149 | Deep discount | — |
| 175 | 375-102-13 | 0.26 | $14,600 | $97,264 | 0.150 | Deep discount | Structure on record |
| 141 | 128-310-35 | 3.08 | $8,400 | $55,000 | 0.153 | Deep discount | — |
| 233 | 496-041-13 | 0.18 | $15,600 | $97,662 | 0.160 | Deep discount | Structure on record |
| 150 | 160-440-21S | 4.50 | $4,300 | $26,769 | 0.161 | Deep discount | — |
| 225 | 471-261-06 | 0.15 | $11,700 | $72,460 | 0.161 | Deep discount | Structure on record |
| 230 | 478-231-25 | 0.15 | $10,600 | $64,161 | 0.165 | Deep discount | Structure on record |
| 131 | 070-041-51S | 3.32 | $127,400 | $722,517 | 0.176 | Deep discount | Structure on record |
| 106 | 015-341-20 | 20.00 | $38,100 | $215,725 | 0.177 | Deep discount | Structure on record |
| 185 | 418-161-06S | 0.18 | $8,000 | $45,021 | 0.178 | Deep discount | — |
| 241 | 553-030-13 | 4.99 | $12,700 | $68,291 | 0.186 | Deep discount | Structure on record |
| 132 | 070-041-52S | 20.16 | $892,700 | $4,758,398 | 0.188 | Deep discount | Structure on record |
| 94 | 190-350-36 | 4.86 | $7,400 | $38,314 | 0.193 | Deep discount | Structure on record |
| 135 | 075-224-10 | 0.16 | $17,700 | $85,645 | 0.207 | Deep discount | Structure on record |
| 129 | 065-101-07 | 1.00 | $2,400 | $11,177 | 0.215 | Deep discount | Structure on record |
| 139 | 090-230-03 | 0.49 | $1,800 | $8,206 | 0.219 | Deep discount | — |
| 80 | 041-210-45 | 0.17 | $4,000 | $17,520 | 0.228 | Deep discount | Structure on record |
| 220 | 461-291-32 | 0.11 | $4,500 | $19,526 | 0.230 | Deep discount | — |
| 176 | 375-151-08 | 0.26 | $5,000 | $21,654 | 0.231 | Deep discount | Structure on record |
| 121 | 030-070-34S | 2.00 | $1,500 | $3,670 | 0.409 | Discount | — |
| 136 | 075-233-16 | 0.07 | $1,500 | $3,656 | 0.410 | Discount | Paper lot |
| 130 | 065-192-43S | 0.11 | $1,400 | $3,406 | 0.411 | Discount | — |
| 116 | 004-060-02 | 1.00 | $1,800 | $4,336 | 0.415 | Discount | — |
| 145 | 130-354-06 | 0.23 | $7,200 | $17,065 | 0.422 | Discount | — |
| 226 | 471-315-10 | 0.15 | $30,300 | $63,691 | 0.476 | Discount | Structure on record |
| 147 | 158-120-37 | 5.12 | $6,700 | $13,929 | 0.481 | Discount | — |
| 47 | 071-253-11S | 2.88 | $3,200 | $6,559 | 0.488 | Discount | Offered before, didn't sell |
| 209 | 454-091-02 | 0.20 | $17,000 | $34,614 | 0.491 | Discount | — |
| 157 | 303-113-09 | 0.14 | $46,700 | $61,560 | 0.759 | Near value | Structure on record |
| 44 | 053-490-22S | 0.63 | $1,300 | $1,198 | 1.08 | Above assessed | — |
| 212 | 459-133-21 | 0.08 | $2,200 | $1,746 | 1.26 | Above assessed | Paper lot |
| 61 | 452-209-05 | 0.14 | $95,600 | $65,000 | 1.47 | Above assessed | Offered before, didn't sell |
| 138 | 090-101-80S | 3.27 | $900 | $426 | 2.11 | Above assessed | Nominal assessment |
| 75 | 460-026-10 | 0.12 | $114,300 | $52,959 | 2.16 | Above assessed | Offered before, didn't sell |
| 72 | 447-091-19 | 0.22 | $161,400 | $69,609 | 2.32 | Above assessed | Offered before, didn't sell |
| 78 | 467-153-07 | 0.34 | $148,100 | $52,596 | 2.82 | Above assessed | Offered before, didn't sell |
| 37 | 128-770-41 | 0.66 | $1,500 | $426 | 3.52 | Above assessed | Nominal assessment |
| 76 | 464-192-14 | 0.15 | $59,600 | $15,595 | 3.82 | Above assessed | Offered before, didn't sell |
| 64 | 461-032-06 | 0.20 | $128,300 | $30,042 | 4.27 | Above assessed | Offered before, didn't sell |
| 211 | 455-131-27 | 0.00 | $900 | $196 | 4.59 | Above assessed | Paper lot Nominal assessment |
| 219 | 461-212-23 | 0.14 | $106,500 | $23,089 | 4.61 | Above assessed | — |
| 63 | 460-154-26 | 0.23 | $115,300 | $23,674 | 4.87 | Above assessed | Offered before, didn't sell |
| 87 | 467-134-01 | 0.34 | $249,000 | $46,420 | 5.36 | Above assessed | Offered before, didn't sell |
| 85 | 453-061-44 | 0.21 | $114,700 | $19,243 | 5.96 | Above assessed | Offered before, didn't sell |
| 201 | 450-174-03 | 0.13 | $78,800 | $11,750 | 6.71 | Above assessed | — |
| 33 | 402-610-34 | 0.45 | $1,200 | $175 | 6.86 | Above assessed | Nominal assessment |
| 88 | 468-132-08 | 0.16 | $102,300 | $14,759 | 6.93 | Above assessed | Offered before, didn't sell |
| 74 | 459-072-04 | 0.17 | $251,100 | $35,511 | 7.07 | Above assessed | Offered before, didn't sell |
| 84 | 452-082-06 | 0.15 | $125,500 | $17,058 | 7.36 | Above assessed | Offered before, didn't sell |
| 208 | 454-021-18 | 0.14 | $148,500 | $19,463 | 7.63 | Above assessed | — |
| 73 | 452-313-09 | 0.13 | $151,700 | $19,582 | 7.75 | Above assessed | Offered before, didn't sell |
| 65 | 478-252-10 | 0.14 | $125,800 | $14,934 | 8.42 | Above assessed | Offered before, didn't sell |
| 79 | 470-071-39 | 0.12 | $60,500 | $7,126 | 8.49 | Above assessed | Offered before, didn't sell |
| 9 | 477-040-57 | 0.65 | $112,000 | $12,786 | 8.76 | Above assessed | Offered before, didn't sell |
| 82 | 328-132-21 | 0.07 | $64,000 | $6,308 | 10.15 | Above assessed | Paper lot Offered before, didn't sell |
| 89 | 470-152-17 | 0.08 | $75,800 | $4,588 | 16.52 | Above assessed | Paper lot Offered before, didn't sell |
| 77 | 465-216-06 | 0.13 | $104,100 | $6,207 | 16.77 | Above assessed | Offered before, didn't sell |
| 16 | 083-233-17S | 0.07 | $2,400 | $125 | 19.20 | Above assessed | Paper lot Nominal assessment Offered before, didn't sell |
| 34 | 494-234-06 | 0.01 | $2,900 | $149 | 19.46 | Above assessed | Paper lot Nominal assessment Offered before, didn't sell |
| 62 | 459-171-26 | 0.11 | $168,300 | $7,127 | 23.61 | Above assessed | Offered before, didn't sell |
| 69 | 328-132-19 | 0.07 | $62,800 | $2,515 | 24.97 | Above assessed | Paper lot Structure on record Offered before, didn't sell |
| 102 | 360-180-30-02 | — | $24,500 | — | — | No value on file | Offered before, didn't sell |
What the screen says
- Deep discount
- Opens at a quarter of the county's assessed value or less.
- Discount
- Opens between a quarter and 60% of assessed value.
- Near value
- Opens between 60% and 100% of assessed value — little headroom.
- Above assessed
- Opens for MORE than the county's own total assessed value. You are paying a premium on day one, before costs.
- No value on file
- The assessor carries no value for this parcel, so there is nothing to screen the bid against. An unknown, not a bargain.
- Structure on record
- The assessor carries improvement value here, so something is built on it. That can be the asset or it can be the liability — a derelict building is a demolition bill, and an occupied one is a possession problem.
- Offered before, didn't sell
- This parcel was in the county's previous sale and drew no bid. The market has already seen it once and passed. A lower opening bid this time is the county trying again, not a discount someone missed.
- Paper lot
- Under a tenth of an acre. Too small to build on under most zoning — the classic legacy-subdivision lot that costs money to own and cannot be developed or easily resold.
- Nominal assessment
- The county's total assessed value here is under $1,000, which is not a statement of what the parcel is worth — it is a leftover from an old nominal-value transfer that Proposition 13 has never re-based. The ratio beside it is arithmetic, not a screen: a huge number means the assessment is tiny, not that the price is outrageous.
90 parcels · every value traces to the county/auction source · download the full CSV
Source: Fresno County's live RealAuction advance list for the September 10, 2026 sale (fresnocounty.california.taxdefaultsale.com), the platform the auction runs on — cross-read against Board of Supervisors Resolution 26-245 (Legistar File 26-0600), Schedules A and B, and joined to the county assessor's live parcel layer (FC_PARCEL_SELECT, gisprod10.co.fresno.ca.us). The 161 parcels were read from the adopted resolution and machine-verified line by line against its PDF text. On September 1 the county's auction platform carried 123 of them — 90 open and 33 closed or canceled — and the 90 open ones are what this table publishes. The join is on the county item number, which both sources print; every one of the 90 opening bids matches the resolution to the dollar. Assessor values come from the county's live parcel layer, matched by APN on 89 of 90. Assessed value is a county figure, not a market appraisal — a screen, not a verdict. One parcel has no assessor record and so carries no ratio. Parcels can still be redeemed up to 5 p.m. on September 9.
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