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44.35 acres of commercial land near French Valley, Riverside County

Parcel 963030004

  • Acres44.35
  • Land typeVacant commercial
  • ZoningSP ZONEPlanned area (state class)
  • Future land useCO
  • Flood zoneD (73%) and X (27%)
  • Assessed value (county)$23.2MProp. 13 value, not a market price
  • Last saleNo priced sale on file (as of Oct 2026)Riverside County publishes no sale prices we may use
  • Road accessHas road accessRoads: road centerlines
  • Road frontage2,327 ft on Sky Canyon Dr
  • BuildingNone on the roll
  • Who zones itRiverside CountyUnincorporated

Land facts

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

  • Section, township, rangeSection 7, Township 7 South, Range 2 West, San Bernardino MeridianBLM PLSS (CadNSDI), at the parcel's center · Oct 2026
  • Septic (soils)Somewhat limitedUSDA NRCS soil survey (SSURGO), septic absorption fields · Oct 2026
  • Ground elevationAbout 1,318–1,357 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.

  • Electric utilityLikely Southern California Edison CoHIFLD retail service territories, a frozen 2025 copy (no longer updated); approximate, confirm with the utility
  • Traffic countAbout 22,300 vehicles a daythe frontage road, 2024 average daily count for the road segment, not the driveway (FHWA Highway Performance Monitoring System)
  • Well depth nearbyMedian 375 ft (middle half 270–488 ft)12 household well logs within 1 mi, drilled 1973–2023 (California DWR well completion reports). Area figures, not this parcel
  • Public land nearbyWestern Riverside County Regional Conservation Authority Conserved Land, 0.4 miRegional Agency Land, open to the public, 40,356 acres (USGS PAD-US 4.1). Nearby is not access, and never a hunting right

School district

Public federal records, each with its source and date.

  • School districtTemecula 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

District details at NCES: Temecula Valley Unified School District

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Land price (est.)No price estimate for this parcel yet
Open on the map
In this areaRiverside CountyParcels, flood and zoning85,710vacant parcels3.6%in a FEMA flood zone847,093parcels on the roll

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 Riverside 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): $23,172,521 ($23,172,521 land)

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

Who decides

  • City or countyUnincorporated Riverside County (French Valley, a Census community, not a city)The county sets zoning, ADU and SB 9 rules.California Department of Technology city boundaries · Sep 21, 2026

Assessed value (Prop 13)

  • $23,172,521The 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.Riverside County Information Technology (RCIT) / Riverside County Assessor

Zoning

  • SP ZONE (Riverside County's own code), state class “Planned area”. As of 5/23/2023, collected from County Hub. Verify with Riverside County: the state's classes are generalized.LCI California Zoning (New Classes), release Jan 15, 2026 · 5/23/2023
  • General planCO (Riverside County's own designation), state class “Low density commercial”. As of 2019.LCI California General Plan Land Use · 2019

Housing

  • SB 35 / SB 423 streamliningRiverside County (unincorporated)'s SB 35 status: 10 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

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 Riverside County. The Very High zone covers about 18% of the parcel. The parcel's centre is in a mapped Moderate zone (LRA).CAL FIRE Fire Hazard Severity Zones · SRA Apr 1, 2024; LRA Mar 24, 2025 · Official map

Groundwater

  • Groundwater basin: TEMECULA VALLEY (9-005); SGMA priority Very Low.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
  • Conservation easementCheck the California Conservation Easement Database and the county recorder.Official map
  • Historic propertyCheck with Riverside County: no statewide layer lists historic landmarks and districts.No statewide layer
  • Tenants and rent controlCheck with Riverside County: tenancy and rent control are not in any public map.Not in public data

Owner: on the county assessment roll (not shown here). Request removal

Data: Riverside County Information Technology (RCIT) / Riverside County Assessor

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 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

Wildfire
Relatively High
Earthquake
Relatively Moderate
Riverine flooding
Relatively Moderate
Heat wave
Relatively Low
Landslide
Relatively 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
Fewer than 10In this census tract

Neighborhood (Census)

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

Median household income
$161,071± $42,278 · census tract (block group sample too small)
Median home value (owner-reported)
$655,500± $60,573 · census tract (block group sample too small)
Median rent (gross)
$2,800± $83 · census tract (block group sample too small)
Homes lived in by their owners
76%± 25 pts · census tract (block group sample too small)
Median year homes were built
2006± 2 yr · census tract (block group sample too small)
Average commute (one way)
Census sample too small here
Population
513± 20 · 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

Vacant and farm land of 1 acre or more in Riverside County, nearest first.

Every parcel page in Riverside County (9,790)

About these numbersSources and dates

Assessed value

Assessed value (Prop. 13), not a market price.

Assessed value $23,172,521 (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

Riverside County Information Technology (RCIT) / Riverside County Assessor.

Record

Public records can be wrong; check before you act.

Parcel: 963030004

Coordinates: 33.5794° N, 117.1321° W