21.45 acres of land near Los Banos, Merced County
Parcel 430060023
County file October 2026
- Acres21.45
- Land typeOther
- ZoningR-1Low density residential
- Future land useLow Density Residential
- Flood zoneX · minimal flood hazard
- Wetlands1% of the parcelNational Wetlands Inventory
- Assessed value (county)No assessed value on the county file (as of Oct 2026)Merced County's open parcel layer publishes no assessed values
- Last saleNo priced sale on file (as of Oct 2026)We have no sale-price file for Merced County yet
- Road accessHas road accessRoads: US Census TIGER/Line 2026 roads, Oct 2026
- Road frontage1,175 ft on Pioneer Rd
- Who zones itInside the City of Los Banos limits; Los Banos sets the zoning
- Zoned byLos Banos
Land facts
From public records and official maps, each with its source and date.
- Section, township, rangeSection 21, Township 10 South, Range 10 East, Mount Diablo MeridianBLM PLSS (CadNSDI), at the parcel's center · Oct 2026
- Septic (soils)Very limitedUSDA NRCS soil survey (SSURGO), septic absorption fields · Oct 2026
- Ground elevationAbout 134–140 ft above sea level; average slope 0.4% (flat)USGS 3DEP 1/3 arc-second (about 10 m), NAVD88; about ±1–2 ft · Oct 2026
Services and surroundings
Public federal and state records, each with its source and date. Area facts, not a survey of this parcel.
- USDA home loan areaOutside the eligible areasUSDA Rural Development eligibility map, last edited Jul 2023, read Oct 2026. Household income limits also apply
- Well depth nearbyMedian 230 ft (middle half 155–240 ft)18 household well logs within 1 mi, drilled 1970–2024; water level 25 ft below ground (California DWR well completion reports). Area figures, not this parcel
- Public land nearbyVillage Park, 0.5 miCity Land, open to the public, 559 acres (USGS PAD-US 4.1). Nearby is not access, and never a hunting right
School district and farmland
Public federal records, each with its source and date.
- School districtLos Banos Unified School DistrictGrades K–12 · NCES EDGE school district boundaries, school year 2024–25 (Census TIGER 2025 lines), released Mar 2026. A district, not an assigned school
- Farmland classPrime farmland if irrigatedMap unit Stanislaus clay loam, most of the parcel · USDA NRCS soil survey (SSURGO), survey area CA647, version Sep 2026
- Crop productivity (NCCPI)0.23 of 1National Commodity Crop Productivity Index 3.0 of the main soil, Stanislaus; higher is more productive for non-irrigated commodity crops · USDA NRCS soil survey (SSURGO), version Sep 2026
- Land capability classClass 4s of 8: very severe limits for crops (shallow, droughty or stony soil)Non-irrigated, Stanislaus; class 1 has the fewest limits · USDA NRCS soil survey (SSURGO), version Sep 2026
District details at NCES: Los Banos Unified School District
Crops and forest
Public federal records, each with its source and year. Satellite classifications, not farm records.
- Crop history (CDL)2025 oats · 2024 winter wheat, then corn · 2023 cotton · 2022 cotton · 2021 cottonthe most common class in the 90 m around the parcel's map point, from satellite imagery; a classification, not a farm record · USDA NASS Cropland Data Layer 2021–2025
- Hydric soils3% of the parcelShare of the outline on soils rated hydric: the soil test of a wetland determination and of an NRCS wetland reserve easement (ACEP-WRE) · USDA NRCS soil survey (SSURGO)
Utility service areas
Public service-area maps, each with its source and date. An area, not a connection at this parcel.
- Electric service areaInside the service area of Pacific Gas & Electric Co. (approximate)Investor-owned utility · HIFLD electric retail service territories, frozen 2025 copy, edited Aug 2025; approximate, confirm with the utility
- Water system areaInside the service area of City of Los BanosPublic water system CA2410005 · Boundary verified by the State Water Board, Mar 2020 · California State Water Board water system area boundaries, edited Oct 2021. Not a water line at the lot
Environmental records
Public state and federal lists, each with its agency and date. Distances are from the parcel's map point; a record is not a finding about this parcel.
- Red flags6 environmental lists checked · Water Board cases opened after January 2023 not checked · habitat not checked (farm parcels and verified-vacant lots only)Groundwork check of public lists: U.S. EPA, as of 2026-10-14 and 2026-10-15; California Department of Conservation, Geologic Energy Management Division (CalGEM), as of 2026-10-15; USGS Gap Analysis Project, as of 2025; California Department of Toxic Substances Control (DTSC), as of 2026-10-17; California State Water Resources Control Board, as of 2023-01-26
- Oil and gas wellsNone within 1/4 mi of the parcel's map pointGroundwork check of public lists: California Department of Conservation, Geologic Energy Management Division (CalGEM), as of 2026-10-15
Mapped ground hazards
State and federal geologic and well maps, each with its agency and date. Distances are from the parcel's map point; a mapped area is not a finding about this parcel.
- Young faults (USGS)None mapped within 1 miUSGS: Quaternary Fault and Fold Database (historic and latest-Quaternary faults), read Oct 2026. USGS Quaternary Fault and Fold Database traces, mapped at 1:24,000 to 1:250,000; positions approximate. Not a state fault-zone (Alquist-Priolo) determination
Free account: 25 parcel cards a day on the map, with watches and a saved search
Home facts
- Bedrooms, bathrooms, living area, year built
- Not in Merced County's published parcel file
Property tax
California Constitution art. XIII A (Prop 13) and the county assessment roll · 2026
- Tax rate
- About 1% of assessed value plus local voter-approved rates
- If you buy
- About 1% of the price you pay each year, plus local voter-approved ratesProp 13 resets the assessed value to the purchase price at a sale
The 1% general levy (Prop 13) plus the voter-approved rate of the parcel's tax rate area; bills also carry Mello-Roos and special assessments. California bills come from the county tax collector; we don't show bill amounts here.
California 2026-27 taxes: bills go out by November 1; first installment due by December 10, 2026, second by April 12, 2027; assessment appeals open until November 30, 2026. Pay or check a bill at the Merced County Treasurer-Tax Collector.
Sources: California Revenue and Taxation Code 2617, 2618, 2619 and 1603; the State Board of Equalization’s 2026 appeal filing periods. Checked Oct 13, 2026.
Who decides
- City or countyInside the City of Los Banos's limitsThe City of Los Banos sets zoning, ADU and SB 9 rules.California Department of Technology city boundaries · Sep 21, 2026
Assessed value (Prop 13)
- Merced County's open parcel layer publishes no assessed values. No open sale prices or dated change-of-ownership records here to test a home value against.Merced County GIS Division
Zoning
- R-1 (Los Banos's own code), state class “Suburban residential”. As of Q4 2021, collected from REST (MPO). Verify with Los Banos: the state's classes are generalized.LCI California Zoning (New Classes), release Jan 15, 2026 · Q4 2021
- General planLow Density Residential (Los Banos's own designation); the state's generalized class (“Medium density residential”) reads differently, so it is left out. As of Q4 2021.LCI California General Plan Land Use · Q4 2021
SB 9 signals
What the public maps say about this lot. Not a determination of eligibility and not legal advice; only the City of Los Banos decides.
- Single-family zoneZoned R-1, state class “Suburban residential”: looks single-family. Verify with the City of Los Banos: the state's classes are generalized.LCI California Zoning (New Classes), release Jan 15, 2026 · Q4 2021
- Prime farmlandNot on the farmland map here; check with the City of Los Banos.DOC FMMP Important Farmland · 2022
- WetlandsThe National Wetlands Inventory maps wetland on about 1% of the lot.USFWS National Wetlands Inventory · Oct 9, 2026
- Fire hazard zoneNot in a mapped Very High zone, nor a High zone in the State Responsibility Area. A hazard map, not a risk score.CAL FIRE Fire Hazard Severity Zones · SRA Apr 1, 2024; LRA Mar 24, 2025 · Official map
- Hazardous waste siteNone found near this parcel. Searched: EnviroStor cleanup and investigation sites (California Department of Toxic Substances Control (DTSC), as of Oct 17, 2026); GeoTracker cleanup cases (statewide snapshot) (California State Water Resources Control Board, as of Jan 26, 2023). GeoTracker cleanup cases (statewide snapshot) is a Jan 2023 snapshot: cases opened since then are not checked.California Department of Toxic Substances Control (DTSC); California State Water Resources Control Board · Jan 26, 2023 · Official map
- Earthquake fault zoneCheck the California Geological Survey's earthquake fault zone map.CGS Alquist-Priolo · Official map
- FEMA flood zoneNot in a Special Flood Hazard Area (zone X).FEMA National Flood Hazard Layer · Oct 10, 2026
- FloodwayFloodway not measured for this lot here; check the FEMA map.FEMA National Flood Hazard Layer · Oct 10, 2026
- Conservation easement or planNone in PAD-US 4.1 easements (USGS Gap Analysis Project, as of 2025) at this parcel's map point. PAD-US does not carry every easement or habitat plan: check CCED and the city or county too.USGS Gap Analysis Project · 2025 · Official map
- Protected species habitatCheck USFWS critical habitat.USFWS critical habitat · Official map
- Historic propertyCheck with the City of Los Banos: no statewide layer lists historic landmarks and districts (AB 1061).No statewide layer
- Tenants, rent control, Ellis ActCheck: whether a tenant lived here in the last 3 years, rent control and Ellis Act withdrawals are not in any public map. Ask the City of Los Banos.Not in public data
- Lot split: urban areaInside the 2020 Census urban area: Los Banos, CA Urban Area.US Census 2020 urban areas · 2020
- Lot split: lot sizeMapped lot area about 934,360 sq ft: two lots of at least 1,200 sq ft and 40% each could fit, on mapped lot area only.Parcel outline (county GIS) · Oct 11, 2026
Gov. Code 65852.21 (two units) and 66411.7 (urban lot split), site exclusions in 65913.4(a)(6)(B)-(K); as amended by SB 450 (effective 2025-01-01) and AB 1061 (effective 2026-01-01, historic exclusion); Executive Order N-32-25 (2025 Los Angeles fires). Statute version read 2026-10-11.
ADU
- Accessory dwelling unitsState ADU law (Gov. Code 66310-66342) applies to residential lots: at least 1 ADU + 1 JADU by right, subject to local standards. Check the City of Los Banos.HCD ADU Handbook (March 2026); Gov. Code 66310-66342
Housing
- SB 35 / SB 423 streamliningCheck HCD's current determination for Los Banos: the only map layer HCD publishes is its June 2023 determination, HCD has determined again since (June 2025), and under SB 423 a city or county without a compliant housing element must streamline projects with 10% affordable units. A possible streamlined site is not evaluated here.HCD SB 35 / SB 423 determinations · Jun 23, 2023 · Official map
- Opportunity mapCTCAC/HCD opportunity area: High Resource (used for tax-credit housing).CTCAC/HCD Opportunity Map 2026 · 2025-12
Fire
- Fire Hazard Severity ZoneNot in a mapped Fire Hazard Severity Zone (CAL FIRE maps: SRA effective Apr 1, 2024, LRA dated Mar 24, 2025); this is a hazard map, not a risk score or an insurance rating.CAL FIRE Fire Hazard Severity Zones · SRA Apr 1, 2024; LRA Mar 24, 2025 · Official map
Groundwater
- Groundwater basin: SAN JOAQUIN VALLEY - DELTA-MENDOTA (5-022.07); SGMA priority High; groundwater agency: County of Merced GSA - Delta-Mendota.DWR Bulletin 118 (2025), SGMA basin priority (2019), Groundwater Sustainability Agencies · B118 2025; SGMA priority 2019; GSA layer read Oct 11, 2026 · Official map
Check before you buy
- Earthquake fault zone (Alquist-Priolo)Check the California Geological Survey's official Earthquake Zones of Required Investigation map.Official map
- Liquefaction / landslide zoneCheck the California Geological Survey's official Earthquake Zones of Required Investigation map. Many areas have not been evaluated by the state.Official map
- Williamson Act contractCheck with the county assessor or planning department whether the parcel is under a Williamson Act contract.Official map
Owner: on the county assessment roll (not shown here). Request removal
Data: Merced County GIS Division
Governor's Office of Land Use and Climate Innovation (LCI), California Zoning (New Classes). Zoning from the State of California's statewide zoning layer, provided as a public service for informational purposes only; it is not legal advice. Each jurisdiction's own zoning map governs.
Governor's Office of Land Use and Climate Innovation (LCI), California General Plan Land Use. General plan land use from the State of California's statewide layer, for informational purposes only; not legal advice. The jurisdiction's adopted general plan governs.
California Department of Housing and Community Development (HCD), SB 35 statewide determination. HCD's determination for the jurisdiction as published; a project's eligibility for streamlining is decided by the jurisdiction.
California Tax Credit Allocation Committee (CTCAC) and HCD, 2026 Opportunity Map. Used by CTCAC to score tax-credit housing applications; it describes the census tract, not the parcel.
California Department of Technology, California city boundaries (from CDTFA / BOE). City limits as compiled by the state for tax administration; the city and county confirm jurisdiction.
California Department of Water Resources (DWR), SGMA 2019 basin prioritization. DWR's basin priority under the Sustainable Groundwater Management Act; well rules are set by the local groundwater agency and county.
Hazards
FEMA National Risk Index v1.20, planning-level · For this census tract, not this parcel · as of Dec 2025
- Earthquake
- Relatively High
- Heat wave
- Relatively High
- Riverine flooding
- Relatively High
- Drought
- Relatively Moderate
- Wildfire
- Very Low
- Strong wind
- Very Low
- Landslide
- Very Low
Ratings are from public federal and state maps (named on each row), not a private climate model. FEMA rates each census tract from expected annual losses, community resilience and social vulnerability, for planning; it is not an assessment of this parcel.
Recorded flood claims
OpenFEMA NFIP Redacted Claims v3 · Insured buildings near this parcel, not the parcel itself · as of Sep 2026
- Claims since 1978
- Fewer than 10In this census tract
Neighborhood (Census)
Census ACS 2020–2024 5-year · as of Jan 2026
- Median household income
- $84,036± $9,749 · this block group
- Median home value (owner-reported)
- $566,900± $58,008 · this block group
- Median rent (gross)
- $1,738± $82 · this block group
- Homes lived in by their owners
- 78%± 7 pts · this block group
- Median year homes were built
- 2010± 4 yr · this block group
- Average commute (one way)
- 55 min± 21 min · census tract (not published for block groups)
- Population
- 3,721± 1,007 · this block group
Figures for the census block group around this parcel (a few hundred homes), not this property. ± is the Census 90% margin of error; a figure comes from the larger census tract when the block group's sample is too small. This product uses Census Bureau data but is not endorsed or certified by the Census Bureau.
About these numbersSources, county file October 2026
Assessed value
Assessed value (Prop. 13), not a market price. County file, October 2026.
Assessed value under Prop 13, not a market value: it starts at the price paid (or the value at new construction) in the base year and rises at most 2% a year, so long-held property is usually assessed far below what it would sell for.
Parcel outline
The outline and its edge lengths are measured on the parcel map the map draws; the aerial loads from the public imagery named under it.
Source
Merced County GIS Division, county file Oct 11, 2026.
Record
Public records can be wrong; check before you act.
Parcel: 430060023
Coordinates: 37.0431° N, 120.8773° W