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Outline and lengths from the county parcel map.

5.3 acres of farm and timber land in Napa County

1285 Leaning Oak Dr, Napa, CA · Parcel 050170053000

County file October 2026

  • Home6,662 sq ft · 6 beds · 5 baths · built 1990
  • Acres5.3About 4.96 of 5.3 acres outside mapped wetlands and floodway
  • Land typeFarm and timber
  • ZoningRS 40Single-family residential Minimum lot Size 40000 Sq Ft
  • Future land useSFR-54Medium density residential (state class)
  • Flood zoneX · minimal flood hazard
  • Wetlands6% of the parcelNational Wetlands Inventory
  • Assessed value (county)$2.39MProp. 13 value, not a market price · county file October 2026
  • Last saleNo priced sale on file (as of Oct 2026)We have no sale-price file for Napa County yet
  • Road accessHas road accessRoads: US Census TIGER/Line 2026 roads, Oct 2026
  • Road frontage840 ft on Leaning Oak Dr
  • Who zones itInside the City of Napa limits; Napa sets the zoning
  • Zoned byNapa

Can I build?

  • Fronts a public road
  • Zoning RS 40: rules not on file
  • 6% wetlands
  • Soils very limited for septic
  • A building already on the lot

Land facts

From public records and official maps, each with its source and date.

  • Section, township, rangeTownship 5 North, Range 4 West, 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. Inside the City of Napa limits: a soil rating, not a sewer check; ask the city whether a sewer main serves the lot
  • Ground elevationAbout 223–322 ft above sea level; average slope 21.5%USGS 3DEP 1/3 arc-second (about 10 m), NAVD88; about ±1–2 ft · Oct 2026

Services and surroundings

What serves the area around this parcel, from federal and state maps. Area facts, not a survey of the lot.

  • USDA home loan areaOutside the eligible areasHousehold income limits also apply. USDA Rural Development map, edited Jul 2023.
  • Well depth nearbyMedian 300 ft (middle half 175–410 ft)From 19 household well logs within 1 mi, drilled 1980–2025; water level 35 ft below ground. Area figures, not this parcel. California DWR well completion reports.
  • Public land nearbyValley Park, 0.9 miCity land, open to the public. 77 acres. Being nearby does not give access or hunting rights. USGS protected areas map (PAD-US 4.1).

School district and farmland

Public federal records, each with its source and date.

  • School districtNapa Valley 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 classNot prime farmlandMap unit Bressa-Dibble complex, 5 to 15 percent slopes, about 93% of the parcel · USDA NRCS soil survey (SSURGO), survey area CA055, version Sep 2026
  • Crop productivity (NCCPI)0.49 of 1National Commodity Crop Productivity Index 3.0 of the main soil, Bressa; higher is more productive for non-irrigated commodity crops · USDA NRCS soil survey (SSURGO), version Sep 2026
  • Land capability classClass 4e of 8: very severe limits for crops (erosion)Non-irrigated, Bressa; class 1 has the fewest limits · USDA NRCS soil survey (SSURGO), version Sep 2026

District details at NCES: Napa Valley Unified School District

Crops and forest

Public federal records, each with its source and year. Satellite classifications, not farm records.

  • Crop history (CDL)2025 developed (open space) · 2024 grapes · 2023 grapes · 2022 grapes · 2021 grass or pasturethe 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 soilsNone mappedShare 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 NapaPublic water system CA2810003 · Boundary not yet verified by the State Water Board · California State Water Board water system area boundaries, edited Oct 2020. 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 flags7 environmental lists checked · Water Board cases opened after January 2023 not checkedGroundwork check of public lists: U.S. EPA, as of Oct 2026; California Department of Conservation, Geologic Energy Management Division (CalGEM), as of Oct 15, 2026; U.S. Fish and Wildlife Service, as of Aug 31, 2026; USGS Gap Analysis Project, as of 2025; California Department of Toxic Substances Control (DTSC), as of Oct 17, 2026; California State Water Resources Control Board, as of Jan 26, 2023
  • 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 Oct 15, 2026

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)Nearest fault trace USGS maps as active in the last 15,000 years within about 1/4 mi of the parcel's map point (West Napa fault, historic fault)USGS: 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

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Land price (est.)No price estimate for this parcel yetNot a Pro lock: no plan has a price for this parcel yet
Open on the map
In this areaNapaParcels, flood and zoning251vacant-coded on the roll, not verified11%in a FEMA flood zone24,855parcels on the roll

Home facts

Napa County Assessor, as of Oct 2026

Bedrooms
6
Bathrooms
5
Living area
6,662 sq ft
Year built
1990

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
About this estimateHow the figure is made and what it leaves out

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 Napa 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.

Value history

Current roll (Oct 2026): $2,388,433 ($203,115 land, $2,185,318 improvements)

Roll values set for property tax · Napa County assessment roll · as of Oct 2026

Who decides

  • City or countyInside the City of Napa's limitsThe City of Napa sets zoning, ADU and SB 9 rules.California Department of Technology city boundaries · Sep 21, 2026

Assessed value (Prop 13)

  • $2,388,433The county does not publish the base yearIn California this is not a market value. Under Prop 13 it starts at the purchase price and rises at most 2% a year, so long-held property is usually assessed far below what it would sell for. We don't have tested sale data for this county, so we don't show a price estimate.Napa County (ODC-PDDL)

Zoning

  • RS 40 (Napa's own code), state class “Suburban residential”. As of Q4 2021, collected from Direct. Verify with Napa: the state's classes are generalized.LCI California Zoning (New Classes), release Jan 15, 2026 · Q4 2021
  • General planSFR-54 (Napa's own designation), state class “Medium density residential”. As of Q4 2021.LCI California General Plan Land Use · Q4 2021

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 Napa.HCD ADU Handbook (March 2026); Gov. Code 66310-66342

Housing

  • SB 35 / SB 423 streamliningCheck HCD's current determination for Napa: 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

  • Not over a DWR Bulletin 118 groundwater basin; well rules here come from the county.DWR Bulletin 118 (2025), SGMA basin priority (2019), Groundwater Sustainability Agencies · B118 2025; SGMA priority 2019; GSA layer read Oct 11, 2026

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: Napa County (ODC-PDDL)

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.

Hazards

FEMA National Risk Index for this census tract, not this parcel. As of Dec 2025.

Riverine flooding
Very high
Coastal flooding
Very high
Drought
Very high
Earthquake
Relatively high
Wildfire
Relatively high
Landslide
Relatively moderate
Heat wave
Very low
Strong wind
Very low
About these ratingsFEMA's index and what it measures

Ratings come from FEMA's National Risk Index (v1.20, planning-level) and the 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
82In this census tract
Outside the mapped flood zone
17%Rated zone X, B or C
Largest event
Pineapple Express - Southern1998, 10 claims

Neighborhood (Census)

Census ACS 2020–2024 5-year, as of Jan 2026

Median household income
$107,292± $23,218 · this block group
Median home value (owner-reported)
$1,339,300± $560,059 · this block group
Median rent (gross)
Census sample too small here
Homes lived in by their owners
77%± 12 pts · this block group
Median year homes were built
1964± 5 yr · this block group
Average commute (one way)
22 min± 8 min · census tract (not published for block groups)
Population
1,283± 302 · 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.

Nearby parcels

Land and farm parcels of 1 acre or more in Napa County, nearest first.

Land and farm parcels of 1 acre or more in Napa County: 479 parcel pages

About these numbersSources, county file October 2026

Assessed value

Assessed value (Prop. 13), not a market price. County file, October 2026.

Assessed value $2,388,433 (the county does not publish the base year). In California this is not a market value. Under Prop 13 it starts at the purchase price 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

Napa County (ODC-PDDL), county file Oct 11, 2026.

Record

Public records can be wrong; check before you act.

Parcel: 050170053000

Coordinates: 38.2974° N, 122.3431° W