Homes for Sale in Bardsdale, Fillmore

Bardsdale at a glance

• County land, not City: Bardsdale CA real estate sits outside Fillmore City limits. Caltrans calls it the unincorporated community of Bardsdale on State Route 23, and the Census geocoder places this search’s center in no city, so County rules govern.
• Across the river: OpenStreetMap draws the Santa Clara River between the City and Bardsdale, which lies on the south side. The City’s own Housing Element lists Bardsdale among the unincorporated communities of the Santa Clara Valley.
• Zoning by parcel: County zoning applies; enter a parcel’s APN in the County’s What’s My Zoning lookup to see its zone. Permits and zoning questions go to the County Planning Division, which covers unincorporated land, not to Fillmore City Hall.
• Ask who supplies water: A County Building and Safety list of water companies names Southside Improvement Company (Bardsdale), separate from the City of Fillmore Water Department. Confirm in writing which company serves the parcel.

Flood and fire checks

FEMA published revised flood maps for much of the Santa Clara River watershed on April 11, 2024, covering unincorporated County land along with Fillmore and Santa Paula. Pull the effective map panel for the parcel, since a federally backed loan secured by property in a high-risk zone carries a flood insurance requirement.

Fire rules follow the same line. County Fire covers every unincorporated parcel, while Fillmore runs its own inspections inside City limits. County Fire District Ordinance 34, which took effect January 1, 2026 and still applies as of 2026, makes sellers of parcels mapped High or Very High hazard hand buyers proof that defensible-space rules were met. A parcel split between two zones takes the higher one throughout.

Bardsdale questions, answered

Could nearby farmland or open land be rezoned?

Not by a County decision alone. As of 2026, the County’s SOAR ordinance, renewed by County voters in November 2016 and extended through 2050, requires a countywide vote to change any Agricultural, Open Space or Rural General Plan designation. Check the designation of the parcel and the land around it.

What should a buyer pull before writing an offer?

The parcel’s zoning result, its effective flood map panel, its fire hazard zone and written confirmation from the water company that serves it. Ask a Fillmore real estate agent to collect them, then compare Fillmore horse property or all homes for sale across Fillmore.