Graphic sources & mapping disclaimers
The following source and mapping notes apply to the principal aerial, mapping, planning, environmental, and hazard graphics used throughout this website. Seller-added property boundaries, shading, labels, routes, distances, and proposed alignments are approximate and are provided for orientation and planning context unless otherwise stated. They are not surveys, legal descriptions, engineering plans, or representations of final governmental approvals.
Third-Party Maps and Media: Certain maps, aerial imagery, screenshots, video excerpts, and other visual materials may originate from or incorporate third-party sources. Such materials are included for geographic, historical, documentary, or contextual reference. Ownership, copyright, attribution requirements, and permitted uses remain governed by the applicable provider.
Regional Aerial Context — Bandon & the Coast
Appears on: Home — top hero · Related Sellers’ Assessment context: p. 5
Source: Aerial imagery: Oregon Statewide Imagery Program (OSIP), 2024. Graphic presentation and annotations by Seller using QGIS.
Mapping note: The subject-property shading, labels, and other Seller-added annotations are approximate and provided for geographic orientation only. Perspective aerial views may visually distort distance and scale. Not a survey or legal description.
Direct Connection to the Coast — Oblique Aerial View
Appears on: Home — “A direct connection to the coast” · Sellers’ Assessment, p. 5
Source: Aerial imagery: Oregon Statewide Imagery Program (OSIP), 2024. Coos County Assessor parcel/GIS data where shown. Public-agency planning sources; graphic and annotations by Seller using QGIS.
Mapping note: Property boundaries, shaded areas, routes, public-access symbols, distances, and other annotations are approximate and for illustration only. Proposed transportation or pedestrian improvements are subject to final design, approvals, and change. Not a survey, legal description, or engineering plan.
Urban Growth Boundary & Corridor Context
Appears on: The Opportunity — introductory graphic · Sellers’ Assessment, p. 7
Source: City of Bandon / UrbanForm mapping, accessed August 2026. Seller-added overlays identify the approximate subject property, Gravel Point Phase 1 and Phase 2 areas, and an illustrative contemplated 21st Street SW corridor alignment.
Mapping note: Seller-added property boundaries, shaded areas, labels, and corridor overlays are approximate, provided for orientation and planning context, and are not survey-accurate. The illustrated 21st Street SW alignment does not represent a final approved collector alignment.
Historic Platted-Lot & Parcel Context
Appears on: The Opportunity — “A property at the crossroads” · Sellers’ Assessment, p. 8
Source: ArcGIS/Esri mapping and parcel information as attributed on the underlying map. Property highlighting, development-area shading, labels, and transportation-route illustrations added by Seller.
Mapping note: Seller-added highlighting, labels, and route illustrations are approximate and provided for location and planning context only. Parcel and historic platted-lot boundaries are shown for reference and should not be interpreted as surveyed property lines or as confirmation that individual historic lots are presently buildable. The final East-West Collector alignment has not been conclusively established and remains subject to engineering, right-of-way, environmental, development-review, and governmental processes.
Potential Combined Assemblage — 8.96 + 5.22 Acres
Appears on: The Opportunity — “An opportunity to think bigger” · Related Sellers’ Assessment parcel-context exhibit: p. 8
Source: ArcGIS/Esri mapping and parcel information as attributed on the underlying map. Subject-property and adjoining-property highlighting and annotations added by Seller.
Mapping note: Property outlines and shaded areas are approximate and provided for general assemblage context only. The separately owned approximately 5.22-acre property is not included in the Face Rock Heights offering and would require a separate acquisition from its owner. Availability, acreage, boundaries, ownership, price, and other information concerning the adjoining property should be independently verified by a prospective purchaser.
Cleared Property — Coastal Aerial View
Appears on: Site Conditions — top hero · Related Sellers’ Assessment site-condition imagery: p. 21
Source: Seller drone imagery. Property outline and geographic labels added by Seller.
Mapping note: The subject-property outline is an approximate visual overlay provided to identify the property in the aerial view. Perspective, distance, and scale may be visually distorted by the camera angle. Not a survey or legal property boundary.Before & After Vegetation Clearing
Appears on: Site Conditions — “Existing Site” · Sellers’ Assessment, p. 21
Source: Seller drone imagery. Left: September 2019. Right: September 2021.
Image note: These images document the change in site conditions resulting from large-scale vegetation clearing. The September 2019 image shows the property when dense gorse and vegetation obscured much of the interior; the September 2021 image shows the substantially opened site following clearing. Property shading is approximate and provided for orientation. The images are presented as historical site-condition documentation and are not separate valuation evidence.
Before & After Vegetation Clearing
Appears on: Site Conditions — “Existing Site” · Sellers’ Assessment, p. 21
Source: Seller drone imagery. Left: September 2019. Right: September 2021.
Image note: These images document the change in site conditions resulting from large-scale vegetation clearing. The September 2019 image shows the property when dense gorse and vegetation obscured much of the interior; the September 2021 image shows the substantially opened site following clearing. Property shading is approximate and provided for orientation. The images are presented as historical site-condition documentation and are not separate valuation evidence.
Local Wetlands Inventory
Appears on: Site Conditions — “Environmental & Hazard Context” · Sellers’ Assessment, p. 9
Source: City of Bandon, Bandon Local Wetlands Inventory, March 2003; prepared by Pacific Habitat Services, Inc.; approved as a Local Wetlands Inventory by the Oregon Department of State Lands.
Mapping note: The subject-property boundary is a Seller-added approximation and is not survey-accurate. The Local Wetlands Inventory does not show mapped LWI wetland polygons within the subject property, although Possible Wetland (PW) areas are identified. LWI mapping identifies approximate wetland conditions and does not constitute a wetland delineation, jurisdictional determination, or assurance that additional wetlands or waters are absent. Actual field conditions control. A current wetland delineation may be required for development or permitting. Prospective purchasers should independently verify wetland conditions and applicable regulatory requirements with qualified professionals and appropriate regulatory agencies.
FEMA Flood-Hazard Mapping
Appears on: Site Conditions — “Environmental & Hazard Context” · Sellers’ Assessment, p. 10
Source: FEMA National Flood Hazard Layer (NFHL), Map Panel 41011C0681F, effective December 7, 2018; aerial imagery USDA/USGS, refreshed June 2024.
Mapping note: No FEMA Special Flood Hazard Area (SFHA) is shown within the subject property on the depicted mapping. Tan/brown areas visible within the property are exposed soil or cleared vegetation in the underlying aerial imagery—not FEMA flood-hazard shading. The subject-property boundary shown in magenta is Seller-added for orientation and is approximate; it is not survey-accurate.
Tsunami Hazard Mapping
Appears on: Site Conditions — “Environmental & Hazard Context” · Sellers’ Assessment, p. 11
Source: West Coast Tsunami Information mapping, accessed August 2026. See also Oregon Department of Geology and Mineral Industries (DOGAMI) tsunami inundation and evacuation mapping identified in Report Endnote iii.
Mapping note: The subject-property outline is approximate and Seller-added. The depicted public mapping shows the subject property outside the mapped tsunami hazard area. Tsunami maps are intended for hazard-awareness and evacuation planning and should not be construed as a site-specific engineering, geologic, development, or emergency-response determination.
West-Side Growth Area — Transportation & Planning Context
Appears on: Property & Planning — top graphic · Related Sellers’ Assessment exhibit: p. 7
Source: Aerial imagery: Oregon Statewide Imagery Program (OSIP), 2024. Coos County Assessor parcel/GIS data where shown. Public-agency planning sources; graphic and annotations by Seller using QGIS.
Mapping note: Boundaries, routes, distances, shaded areas, and other overlays are approximate and for illustration only. Parcel lines may not coincide with surveyed/legal property lines. Proposed improvements are subject to final design, approvals, and change. Not a survey, legal description, or engineering plan.
Gravel Point Phase 2 — Context & Local Integration
Appears on: Property & Planning — “The Planned East-West Connection” · Sellers’ Assessment, p. 6
Source: DLR Group, Gravel Point Phase 2 — Context and Local Integration, January 2026, included in Gravel Point Phase 2 applicant materials. Subject-property identification added by Seller.
Mapping note: The Seller-added subject-property location and outline are approximate and are not survey boundaries. Potential future transportation connections depicted in the applicant graphic are planning concepts and should not be interpreted as establishing a final street or collector alignment. Final alignment remains subject to engineering, right-of-way, development review, and governmental approval.
Subject Property — 20th Street, 21st Street & Franklin Avenue Context
Appears on: Property & Planning — “The Planned East-West Connection” · Related Sellers’ Assessment mapping: pp. 7–8
Source: Aerial imagery: Oregon Statewide Imagery Program (OSIP), 2024. Coos County Assessor parcel/GIS information and public-agency transportation-planning sources where applicable. Graphic and annotations by Seller using QGIS.
Mapping note: The subject-property boundary, Franklin Avenue Greenway indication, and potential 21st Street SW connection are Seller-added and approximate. The illustrated 21st Street SW connection is conceptual and does not establish the final permanent East-West Collector alignment. The adopted Transportation System Plan identifies the 20th Street SW corridor, while subsequent project-specific materials also depict a potential 21st Street SW connection. Final transportation improvements remain subject to engineering, right-of-way, development review, and governmental approval.
Supporting Sources and report endnotes
East–West Collector & Franklin Avenue Greenway — Endnote i
Source: City of Bandon, 2025 Transportation System Plan, Preferred Transportation System Improvements, including Project R-4 (‘Collector: Face Rock to 20th Street’), Project PB-6 (‘20th Street (Face Rock to U.S. 101): Active Transportation Facility’), and Projects G-7 and PB-8 addressing the Franklin Avenue SW greenway/pedestrian-bicycle connection. See also Bandon Beach Ventures, LLC, Gravel Point Phase 2 application materials, City Planning File No. 25-057, January 2026 ‘Context and Local Integration’ figure, depicting Option A potential future connection to Highway 101 at 20th Street SW and Option B at 21st Street SW.
Master Planned Development (MPD) Eligibility — BMC 16.20.020 — Endnote ii
Source: City of Bandon, Oregon, Bandon Municipal Code, Title 16—Application Review Procedures and Development Code, Ch. 16.20, §16.20.020(A)-(B), “Applicability,” City Title 16 compilation dated July 9, 2025; see also City of Bandon Ordinance No. 1678, Gravel Point Phase 2 Master Planned Development approval, applying BMC Chapter 16.20.
Tsunami Hazard & Inundation Mapping — Endnote iii
Source: Oregon Department of Geology and Mineral Industries (DOGAMI), Tsunami Inundation Maps for Bandon, Coos County, Oregon, TIM-Coos-16, including Plate 1, Local Source (Cascadia Subduction Zone) Tsunami Inundation Map, and Plate 2, Distant Source (Alaska-Aleutian Subduction Zone) Tsunami Inundation Map; see also DOGAMI, Bandon, Oregon Tsunami Evacuation Map, revised June 11, 2022. Seller review of the mapped inundation and evacuation zones indicates that the subject property lies outside the mapped tsunami hazard/inundation area. DOGAMI tsunami maps are intended for hazard-awareness and evacuation planning and should not be construed as a site-specific engineering, geologic, or development determination.
Local Wetlands Inventory & Mapped Wetlands — Endnote iv
Source: Bandon Local Wetlands Inventory, Pacific Habitat Services, Inc., March 2003, Job No. 2395; base-map information supplied by the City of Bandon. The inventory bears Oregon Department of State Lands approval as meeting Local Wetlands Inventory (LWI) standards, dated January 27, 2005. Seller recollection: During permitting of the Sellers’ existing homestead, representatives of both Coos County and the City of Bandon advised the Sellers that this inventory was the applicable local wetlands reference used in reviewing the property. The inventory does not identify mapped wetlands on the subject property. The map itself states that it is for planning purposes only, that mapped wetland boundaries are approximate, and that Federal and State agencies rely upon field conditions rather than the inventory map for final jurisdictional or permitting determinations.
Walking Distance & Other Approximate Measurements — Endnote v
Source: Seller measurement using Google Earth measurement tools. The approximately 0.5-mile walking distance was measured from the subject-property boundary at 21st Street SW and Harrison Avenue, westward through the contemplated East-West Collector connection across Gravel Point to the current eastern terminus of Face Rock Road, then west along Face Rock Road and south approximately 250 feet on Beach Loop Road to the beach-access stairway at Face Rock State Scenic Viewpoint. The measurement is approximate and is intended to illustrate prospective pedestrian connectivity; the ultimate route, alignment, and pedestrian improvements remain subject to final design, construction, and governmental approval. Other distances shown in this report—including the approximately 460-foot radial distance from the subject property to the Gravel Point Resort Master Plan boundary and the approximate contextual distances shown on the ArcGIS parcel-overlay map—were likewise measured by the Sellers using Google Earth and/or ArcGIS measurement tools and are approximate, illustrative measurements rather than survey determinations.
Proposed 21st Street Construction Route — Endnote vi
Source: City of Bandon Community Development Reports dated April 6, 2026 and May 4, 2026, “Gravel Point Phase I Construction Status,” reporting that 21st Street had been identified as the proposed construction route; permit applications remained pending and no confirmed construction start date had been provided.
Face Rock Heights — Market, Transaction & Buyer-Indication Evidence — Endnote vii
Source: Sellers’ contemporaneous valuation and comparable-sale workpapers, including Face Rock Heights lot observations dated September 1, 2023 and Seabreeze developed-lot observations dated October 9, 2023; Sellers’ Valuation Report dated October 16, 2023; Sellers’ 2024 buyer-indication and purchase-agreement records described in the FRH appendix; Sellers’ May 18, 2026 valuation/comparable workpapers; and the Sellers’ July 13, 2026 post-valuation coastal-search observation shown on page 28, used solely for scarcity/context. Historical and current observations are used as comparison-period market indicators; intermediate timeline figures are analytical interpolations and are not independently observed market values. Post-valuation observations are shown only for context and are not used in the May 18, 2026 value calculations.
Developed-Lot Comparable Evidence — Endnote viii
Source: Sellers’ contemporaneous valuation and comparable-sale workpapers, including Face Rock Heights lot observations dated September 1, 2023 and Seabreeze developed-lot observations dated October 9, 2023; Sellers’ Valuation Report dated October 16, 2023; and Sellers’ May 18, 2026 valuation/comparable workpapers. Historical and current observations are used as comparison-period market indicators; intermediate timeline figures are analytical interpolations and are not independently observed market values.
2024 FRH Acreage Calibration & Market-Transition Baselines — Endnote ix
Source: Sellers’ separate 2024 FRH-acreage calibration dataset; underlying observations dated February 15, 2024 and November 15, 2024, retained in Sellers’ valuation workpapers; this dataset is separate from the $70,079 mixed-evidence baseline used for market-transition measurement. For clarity, the September 1, 2023 FRH-lot timeline anchor ($127,024 per acre) is the contemporaneous historical indicator reflected in the October 16, 2023 valuation work; it is separate from the $86,012-per-acre mixed-evidence baseline used for market-transition measurement, which also incorporates the February 2024 buyer-specific indication.