32.79 acres of land near Laguna Beach, Orange County
2805 Laguna Canyon Rd, Laguna Beach, CA · Parcel 632-081-11
County file October 2026
- Acres32.79
- Land typeOther
- ZoningRHPSuburban residential (state class)
- Future land useRHPMedium density residential (state class)
- Flood zoneX
- Wetlands4% of the parcel
- Assessed value (county)No tax value on the county file (as of Oct 2026)Orange County's open parcel layer publishes no assessed values
- Last saleNo priced sale on file (as of Oct 2026)Orange County publishes no sale prices we may use
- Road accessNot confirmedRoads: US Census TIGER/Line 2026 roads, Oct 2026
- Who zones itInside the City of Laguna Beach limits; Laguna Beach sets the zoning
- Zoned byLaguna Beach
Land facts
From public records and official maps, each with its source and date.
- Section, township, rangeSection 13, Township 7 South, Range 9 West, San Bernardino 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 156–851 ft above sea levelUSGS 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
- Electric utilityLikely Southern California Edison CoHIFLD retail service territories, a frozen 2025 copy (no longer updated); approximate, confirm with the utility
- Public land nearbyInside the mapped boundary of Aliso and Wood Canyons Wilderness ParkCounty Land, open to the public, 4,286 acres (USGS PAD-US 4.1). Nearby is not access, and never a hunting right
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 this 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 Orange 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 Laguna Beach's limitsThe City of Laguna Beach sets zoning, ADU and SB 9 rules.California Department of Technology city boundaries · Sep 21, 2026
Assessed value (Prop 13)
- Orange County's open parcel layer publishes no assessed values. We don't have tested sale data for this county, so we don't show a price estimate.Orange County parcels: County of Orange (OC Survey Landbase) (layer as of Oct 2026)
Zoning
- RHP (Laguna Beach's own code), state class “Suburban residential”. As of 7/9/2023, collected from City REST (AGOL). Verify with Laguna Beach: the state's classes are generalized.LCI California Zoning (New Classes), release Jan 15, 2026 · 7/9/2023
- General planRHP (Laguna Beach's own designation), state class “Medium density residential”. As of 2019.LCI California General Plan Land Use · 2019
SB 9 signals
What the public maps say about this lot. Not a determination of eligibility and not legal advice; only the City of Laguna Beach decides.
- Single-family zoneZoned RHP, state class “Suburban residential”: looks single-family. Verify with the City of Laguna Beach: the state's classes are generalized.LCI California Zoning (New Classes), release Jan 15, 2026 · 7/9/2023
- Prime farmlandMapped as Other Land, not prime farmland or farmland of statewide importance.DOC FMMP Important Farmland · 2022
- WetlandsThe National Wetlands Inventory maps wetland on about 4% of the lot.USFWS National Wetlands Inventory · Oct 9, 2026
- Fire hazard zoneIn a mapped Very High Fire Hazard Severity Zone (LRA): excluded unless the project meets the state's fire mitigation standards.CAL FIRE Fire Hazard Severity Zones · SRA Apr 1, 2024; LRA Mar 24, 2025 · Official map
- Hazardous waste siteCheck the state's hazardous waste site list (DTSC EnviroStor, the Cortese list).DTSC EnviroStor · 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 planCheck conservation easements (CCED) and habitat plans with the City of Laguna Beach.CCED · Official map
- Protected species habitatCheck USFWS critical habitat.USFWS critical habitat · Official map
- Historic propertyCheck with the City of Laguna Beach: 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 Laguna Beach.Not in public data
- Lot split: urban areaInside the 2020 Census urban area: Mission Viejo--Lake Forest--Laguna Niguel, CA Urban Area.US Census 2020 urban areas · 2020
- Lot split: lot sizeMapped lot area about 1,428,330 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
- Coastal ZoneIn the Coastal Zone: the Coastal Act and a Coastal Development Permit still apply.California Coastal Commission Coastal Zone · Oct 22, 2019
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 Laguna Beach.HCD ADU Handbook (March 2026); Gov. Code 66310-66342
Housing
- SB 35 / SB 423 streamliningLaguna Beach's SB 35 status: 50 percent (HCD determination, data last edited Jun 23, 2023; no newer layer found). A possible streamlined site is not evaluated here.HCD SB 35 determinations · Jun 23, 2023
- Opportunity mapCTCAC/HCD opportunity area: Highest Resource (used for tax-credit housing).CTCAC/HCD Opportunity Map 2026 · 2025-12
Fire
- Fire Hazard Severity ZoneIn a mapped Very High Fire Hazard Severity Zone (CAL FIRE Fire Hazard Severity Zone map, Local Responsibility Area, dated Mar 24, 2025). Local Responsibility Area maps take effect when the city or county adopts them by ordinance, and the adopted map can differ from CAL FIRE's; check with the City of Laguna Beach.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
Coastal
- Coastal ZoneIn the Coastal Zone: a Coastal Development Permit may be required (approximate boundary; the Coastal Commission determines).California Coastal Commission Coastal Zone boundary · Oct 22, 2019
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
- Conservation easementCheck the California Conservation Easement Database and the county recorder.Official map
Owner: on the county assessment roll (not shown here). Request removal
Data: Orange County parcels: County of Orange (OC Survey Landbase) (layer as of Oct 2026)
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 v1.20, planning-level · For this census tract, not this parcel · as of Dec 2025
- Earthquake
- Relatively High
- Wildfire
- Relatively High
- Landslide
- Relatively High
- Riverine flooding
- Relatively Moderate
- Coastal flooding
- Relatively Low
- Heat wave
- Very Low
- Strong wind
- Very Low
- Drought
- 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
- 148In this census block group
- Outside the mapped flood zone
- 41%Rated zone X, B or C
- Largest event
- Pineapple Express - Southern1998, 31 claims
Neighborhood (Census)
Census ACS 2020–2024 5-year · this block group · as of Jan 2026
- Median household income
- $127,625± $51,675 · this block group
- Median home value (owner-reported)
- $2,000,000 or more
- Median rent (gross)
- $3,500 or more
- Homes lived in by their owners
- 72%± 15 pts · this block group
- Median year homes were built
- 1963± 14 yr · this block group
- Average commute (one way)
- 26 min± 10 min · census tract (not published for block groups)
- Population
- 603± 220 · 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
Orange County parcels: County of Orange (OC Survey Landbase) (layer as of Oct 2026), county file Oct 18, 2026.
Record
Public records can be wrong; check before you act.
Parcel: 632-081-11
Coordinates: 33.5609° N, 117.7648° W