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1.88-acre lot near Big Pines and County Line, Mount Waterman, APN 3064-021-009

A 1.88-acre vacant desert lot near Big Pines and County Line in Mount Waterman, Los Angeles County (APN 3064-021-009). It burned in the Scout Fire (1994). 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 $3,410 ($1,814 an acre), with a yearly tax bill of $92. Property taxes are in default since 2026, with $77 owed.

Size

1.88ac

81,726 sqft

Assessed

$3,410

$1,814/acre

Fire Zone

Very High

CAL FIRE

Flood Zone

Outside flood zone

Taxes

Defaulted

$92/yr bill

Risk Assessment

Very High High Moderate This lot· 2 miles around

Flood

Zone X; nearest 1% a year flood zone (A) 1.4 mi northwest

Outside flood zone

Low Risk

Fire

CAL FIRE hazard severity zone

Very High

High Risk

Past Fires

1 mapped fire since 1994

Scout Fire, 1994

Moderate Risk

Check before buying

Fire history

19401960198020002020

Burned this lot Within 3 miles (100+ acres)

Scout Fire burned this lotJun 1994 · 3,488 acres
Bridge Fire 0.1 mi NW2024 · 55,724 acres
Pine Fire 1.8 mi N2021 · 441 acres
Pines Fire 1.3 mi SW2015 · 175 acres
Oasis Fire 2.1 mi NW2011 · 356 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

JFMAMJJASOND

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.

Gravelly sandy loam0 in–2.7 ft

Gravelly fine sandy loam2.7 ft–5.0 ft

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

Bars: typical daily high and low (°F) Rain (in)

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: 3064-021-009
Area: Mount Waterman, Los Angeles County
Zoning: A-2-2 · Heavy Agricultural
Assessor Use: Desert (580V)
Assessor Location: VAC/VIC BIG PINES/COUNTY LINE

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

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 $77 is owed now, growing about $1 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: $92
Owed (county figure, Oct 2026): $77

From the LA County Treasurer and Tax Collector's rolls, checked Oct 21, 2026.

Tax Assessment History

↓ 46% decrease2016 → 2025

Land Prop 13 limit: +2% a year

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 year