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28401 263rd St E, Mt Waterman, APN 3064-014-036
30 more lots on map page 3064-014
A 19.94-acre lot at 28401 263rd St E in Mt Waterman, Los Angeles County (APN 3064-014-036). The county lists it as vacant, but satellite imagery from May 2026 shows a building on it. It burned in the Pine Fire (2021). It is in a High CAL FIRE hazard zone and outside the FEMA flood zone (zone X). It is zoned A-2-2 (heavy agricultural) by Los Angeles County. It is assessed at $57,222 ($2,870 an acre), with a yearly tax bill of $855. Property taxes are not in default.
Risk Assessment
Flood
Zone X; nearest 1% a year flood zone (A) at the lot line
Outside flood zone
Low Risk
Fire
CAL FIRE hazard severity zone
High
High Risk
Past Fires
1 mapped fire since 2021
Pine Fire, 2021
High Risk
Fire history
- Pine Fire burned this lotMay 2021 · 441 acres
- Bridge Fire 0.4 mi S2024 · 55,724 acres
- Pines Fire 2.4 mi S2015 · 175 acres
- Oasis Fire 0.2 mi NW2011 · 356 acres
- Highland Fire 2.6 mi W2006 · 146 acres
From CAL FIRE's historic fire perimeters (since 1878), which miss some small and older fires.
From FEMA flood maps and CAL FIRE hazard zones. Maps can lag; confirm with the county before you buy. What the zones mean: flood, fire.
Slope
From USGS elevation data (about 10 m detail), so small banks and retaining walls won't show. Turn on 3D on the map above to see the slopes around it.
Sun
Seen from above: north is up, the rim is the horizon, the middle is straight overhead. Buildings and trees aren't included.
Solar energy
6.0kWh/m² a day
very strong, desert-level
A 6 kW home system
12,200kWh a year
2,027 kWh per kW of panels
Output is for ground-mounted panels at the best tilt; rooftop systems usually make about 10% less. Monthly GHI: PRISM 1991–2020 normals (soltotal), 800 m — PRISM Group, Oregon State University Annual GHI, DNI and PV output: Global Solar Atlas 2.0 — © Solargis, World Bank/ESMAP, CC BY 4.0
Soil
Hanford gravelly sandy loam, 2 to 9 percent slopes
Hanford soil makes up about 85% of the mapped area.
- Water
- Water soaks in and drains readily
- Farming without irrigation
- Class 4 of 8: Crops only with careful management, limited by erosion. With irrigation: class 2, good for crops, with some care.
- Building a house (no basement)
- Not limited
- Septic system
- Very limited · seepage, bottom layer
- Farmland
- Prime farmland if irrigated
Typical layers for the main soil mapped in this area by the USDA soil survey (CA675, 1:24,000), shaded by texture. Your lot may differ: get a soil or percolation test before you buy to build.
Climate
Hottest
91°F
Jul highs
Coldest
31°F
Dec lows
Rain
10.4in/yr
mostly Dec–Mar
Spend a year here and summer stays mild, around 91°F at its warmest; winter nights reach freezing (31°F lows in December), so expect frost; most of the 10.4 inches of rain a year falls Dec–Mar.
30-year averages (1991–2020) for this spot from PRISM, Oregon State University, at about 800 m detail. Single years can be much hotter, colder or wetter.
Property Details
- APN
- 3064-014-036
- Area
- Mt Waterman, Los Angeles County
- Zoning
- A-2-2 · Heavy Agricultural
- Assessor Use
- Single (010V)
A-2-2: Heavy Agricultural
Farming and animal keeping, plus single-family homes.
- Building a house
- Allowed with a site plan review (a staff check, no hearing)
- Smallest lot allowed
- 2 acres
From LA County Code Table 22.16.030-B, LA County Code §22.110.130. A summary, not a permit answer: confirm with the Los Angeles County planning department before you buy.
Taxes
- Tax Status
- Current
- Yearly Tax Bill
- $855
From the LA County Treasurer and Tax Collector's rolls, checked Oct 21, 2026.
Tax Assessment History
The assessment has stayed within the 2% a year limit, so the county hasn't reassessed it for a sale or new building in this period. Assessed values are not market prices.
Show every yearHide years
| Year | Land | Building | Total |
|---|---|---|---|
| 2025 | $56,100 | $0 | $56,100 |
| 2024 | $32,488 | $0 | $32,488 |
| 2023 | $31,851 | $0 | $31,851 |
| 2022 | $31,227 | $0 | $31,227 |
| 2021 | $30,615 | $104,726 | $135,341 |
| 2020 | $30,302 | $103,653 | $133,955 |
| 2019 | $29,708 | $101,621 | $131,329 |
| 2018 | $29,126 | $99,629 | $128,755 |
| 2017 | $28,555 | $97,676 | $126,231 |
| 2016 | $27,996 | $95,761 | $123,757 |
Owner
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Official record: county assessor