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28.32-acre lot near Big Pines and Angeles Crest, Mount Waterman, APN 3065-006-016

A 28.32-acre vacant desert lot near Big Pines and Angeles Crest in Mount Waterman, Los Angeles County (APN 3065-006-016). It burned in the Bridge Fire (2024). It is in a Very High CAL FIRE hazard zone and outside the FEMA flood zone (zone D). It is zoned C-R (commercial recreation) by Los Angeles County. It is assessed at $17,220 ($608 an acre), with a yearly tax bill of $269. Property taxes are not in default.

Size

28.32ac

1,233,498 sqft

Assessed

$17,220

$608/acre

Fire Zone

Very High

CAL FIRE

Flood Zone

Outside flood zone

Taxes

Current

$269/yr bill

Risk Assessment

Very High High Moderate This lot· 2 miles around

Flood

Zone D; nearest 1% a year flood zone (A) 0.4 mi east

Outside flood zone

Moderate Risk

Fire

CAL FIRE hazard severity zone

Very High

High Risk

Past Fires

1 mapped fire since 2024

Bridge Fire, 2024

High Risk

Check before buying

Fire history

1900192019401960198020002020

Burned this lot Within 3 miles (100+ acres)

Bridge Fire burned this lotSep 2024 · 55,724 acres
Pines Fire 1.5 mi NW2015 · 175 acres
Narrows Fire 1.2 mi SW1997 · 18,160 acres
Scout Fire 0.8 mi NE1994 · 3,488 acres
Fish Fork Fire 2.5 mi S1953 · 24,610 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

5.8kWh/m² a day

very strong, desert-level

A 6 kW home system

11,700kWh a year

1,945 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

Wilshire-Oak Glen, dry families association, 2 to 15 percent slopes

Wilshire family soil makes up about 50% of the mapped area.

Very gravelly coarse sand0 in–5 in

Extremely cobbly coarse sand5 in–15 in

Stratified loamy fine sand to very gravelly coarse sand15 in–5.0 ft

Water: Water drains away fast
Farming without irrigation: Class 6 of 8: Grazing, not crops, limited by erosion.
Building a house (no basement): Not limited
Septic system: Very limited · filtering capacity, seepage, bottom layer

Typical layers for the main soil mapped in this area by the USDA soil survey (CA776, 1:24,000), shaded by texture. Your lot may differ: get a soil or percolation test before you buy to build.

Climate

Hottest

84°F

Jul highs

Coldest

27°F

Dec lows

Rain

20.2in/yr

mostly Dec–Mar

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

Spend a year here and summer stays mild, around 84°F at its warmest; winter nights reach freezing (27°F lows in December), so expect frost; most of the 20.2 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: 3065-006-016
Area: Mount Waterman, Los Angeles County
Zoning: C-R · Commercial Recreation
Assessor Use: Desert (580V)
Assessor Location: VAC/VIC BIG PINES/ANGELES CREST

Taxes

Tax Status: Current
Yearly Tax Bill: $269

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

Tax Assessment History

↑ 18% increase2016 → 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.

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