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35.43-acre lot near Big Pines and 263rd St E, Mount Waterman, APN 3064-021-008
10 more lots on map page 3064-021
A 35.43-acre vacant desert lot near Big Pines and 263rd St E in Mount Waterman, Los Angeles County (APN 3064-021-008). It burned in the Bridge Fire (2024), and 1 earlier mapped fire reached it. It is in a Very 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 $72,818 ($2,055 an acre), with a yearly tax bill of $865. Property taxes are in default since 2026, with $517 owed.
Risk Assessment
Flood
Zone X; nearest 1% a year flood zone (A) 1.5 mi north
Outside flood zone
Low Risk
Fire
CAL FIRE hazard severity zone
Very High
High Risk
Past Fires
2 mapped fires since 1994
Bridge Fire, 2024
High Risk
Fire history
- Bridge Fire burned this lotSep 2024 · 55,724 acres
- Scout Fire burned this lotJun 1994 · 3,488 acres
- Pine Fire 1.8 mi N2021 · 441 acres
- Pines Fire 1.1 mi SW2015 · 175 acres
- Oasis Fire 2.1 mi NW2011 · 356 acres
- Narrows Fire 2.1 mi SW1997 · 18,160 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
5.9kWh/m² a day
very strong, desert-level
A 6 kW home system
11,900kWh a year
1,980 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
Oak Glen gravelly sandy loam, 2 to 9 percent slopes
Oak Glen soil makes up about 85% of the mapped area.
- Water
- Water soaks in and drains readily
- Farming without irrigation
- Class 3 of 8: Crops possible, with real limits, 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
87°F
Jul highs
Coldest
33°F
Dec lows
Rain
16.6in/yr
mostly Dec–Mar
Spend a year here and summer stays mild, around 87°F at its warmest; winter nights reach freezing (33°F lows in December), so expect frost; most of the 16.6 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
- 3064-021-008
- Area
- Mount Waterman, Los Angeles County
- Zoning
- A-2-2 · Heavy Agricultural
- Assessor Use
- Desert (580V)
- Assessor Location
- VAC/VIC BIG PINES/263 STE
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
<1
years of unpaid taxes
Taxes defaulted
July 2026
County can sell
From July 2031
Auction
Later
Taxes have been unpaid since 2026. Under California law the county can sell homes, farmland and desert land after 5 years of default (R&T Code §3691).0
About $517 is owed now, growing about $6 a month (1.5% of the unpaid tax, §4103). The owner can pay it off until the business day before the auction (§3707), and most lots on the list are paid off before the sale.
- Tax Status
- Tax defaulted
- Yearly Tax Bill
- $865
- Owed (county figure, Oct 2026)
- $517
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 | Assessed |
|---|---|
| 2025 | $71,391 |
| 2024 | $69,992 |
| 2023 | $68,620 |
| 2022 | $67,275 |
| 2021 | $65,956 |
| 2020 | $65,280 |
| 2019 | $178,432 |
| 2018 | $174,934 |
| 2017 | $171,504 |
| 2016 | $168,142 |
Owner
Who owns this land?
Thinking of buying?
Talk to a local land agent
An agent who knows land in this area can check zoning, access, water and what nearby lots sold for, and make an offer for you.
Buying this land?
Full parcel report · $29
Can you build on it, how do you reach it, and what is it worth? Flood, fire, slope, road access, tax history and nearby sales in one report.
Official record: county assessor