23.01 acres of commercial land near French Valley, Riverside County
Parcel 963030012
County file October 2026
- Acres23.01
- Land typeVacancy not verifiedNo building found, October 2026
- ZoningSP ZONESpecific Plan
- Future land useCOLow density commercial (state class)
- Flood zoneD · not yet studied
- WetlandsNone mappedNational Wetlands Inventory
- Assessed value (county)$13.2MProp. 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 Riverside County yet
- Road accessHas road accessRoads: US Census TIGER/Line 2026 roads, Oct 2026
- Road frontage1,236 ft on CA 79
- 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)Very limitedUSDA NRCS soil survey (SSURGO), septic absorption fields · Oct 2026
- Ground elevationAbout 1,318–1,335 ft above sea level; average slope 2.1%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.
- 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 250 ft (middle half 190–358 ft)127 household well logs within 2 mi, drilled 1950–2024; water level 85 ft below ground (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
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 Southern California Edison 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 Eastern Municipal WDPublic water system CA3310009 · Boundary verified by the State Water Board, Oct 2023 · California State Water Board water system area boundaries, edited Oct 2023. 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
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): $13,248,968 ($13,248,968 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)
- $13,248,968The 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 streamliningCheck HCD's current determination for Riverside County (unincorporated): 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
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: 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 easementNone 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
- 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
Land and farm parcels of 1 acre or more in Riverside County, nearest first.
- 44.4 acres of commercial land near French Valley0.4 mi
- 452 acres of residential land near Murrieta1.0 mi
- 40 acres of residential land near Murrieta1.1 mi
- 66.8 acres of residential land near Murrieta1.5 mi
- 36499 Los Alamos Rd40.4 acres · Residential lot · 2.0 mi
- 105 acres of residential land near Temecula2.1 mi
- 128 acres of residential land near Temecula2.5 mi
- 128 acres of residential land near French Valley2.5 mi
Land and farm parcels of 1 acre or more in Riverside County: 9,790 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 $13,248,968 (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.
Land type
No building found: county roll (2026) and building footprints (Overture Maps with Microsoft and OpenStreetMap, Sep 2026) · County assessor roll; Overture Maps 2026-09-23.1
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, county file Oct 11, 2026.
Record
Public records can be wrong; check before you act.
Parcel: 963030012
Coordinates: 33.5743° N, 117.1334° W