Why Phelan is a Prime Investment Market
Population growth and diversified employment continue to drive demand for land across Phelan.
Corporate expansion and infrastructure investment support long-term appreciation and development viability.
Limited supply in key corridors, paired with strong demand, keeps the market competitive and resilient.
High desert location
Elevated terrain with mountain views
Affordable land prices
Lower cost alternative to coastal California
Rural character preservation
Large lots and minimal restrictions
Excellent climate
300+ sunny days annually
Proximity to urban centers
Access to LA and San Bernardino
Clean air and open spaces
Escape from urban congestion
Phelan Regional Submarkets
Understanding the distinct areas and their unique characteristics for land investment
Central Phelan
The heart of the community with established infrastructure and services. Properties here offer the best balance of rural living with convenient access to amenities.
East Phelan
More rural and spacious, ideal for those seeking larger parcels and agricultural uses. Popular with equestrian enthusiasts and those wanting maximum privacy.
West Phelan
Transitional area between Phelan and neighboring communities. Offers good value with development potential as the region continues to grow.
North Phelan
Higher elevation areas with premium views and cooler temperatures. Attracts buyers seeking luxury rural estates and custom home sites.
Utilities and Infrastructure
Essential infrastructure information for land development in Phelan
Electricity
Southern California Edison
$2,500-$8,000
Water
Phelan Piñon Hills CSD/Wells
$5,000-$15,000
Internet
Frontier/Satellite
$500-$2,500
Phone
Multiple carriers
Standard rates
Zoning and Development Guide
Understanding zoning classifications in Phelan
Rural Living
2.5-acre minimum, single-family homes
Resource Conservation
5-acre minimum, limited development
Agriculture
40-acre minimum, agricultural uses
Neighborhood Commercial
Local retail and services
⚠️ Important Zoning Disclaimer
Zoning information is subject to change and should be verified with San Bernardino County Planning Department before making investment decisions. Development requirements, setbacks, and permitted uses may vary by specific location and current regulations. Always consult with local planning officials and qualified professionals before proceeding with land development projects.
Want to Buy Land in Phelan?
Fill up the form to get a full list of Land for sale in Phelan.
Land for Sale in Phelan
Looking to buy land for sale in Phelan? There are plenty of options out there, ranging from homesites with utilities to raw acreage and everything in between. Before you jump on the first piece of land for sale that you see, however, it pays to do your homework first.
The type of property you're looking for will largely depend on your personal circumstances and whether or not you have plans to build a house. Raw land is ideal if your only intention is to build and live on that land. If you don't plan to build right away but would like a home sometime in the future, purchasing a homesite might make more sense.
How to Find the Best Land for Sale in Phelan
When you think of buying land, you probably imagine a sprawling ranch with rolling hills, a picturesque stream and enough pasture to support a small herd of cattle. Unfortunately, those kinds of properties are extremely difficult to find. In most areas of the country, finding land for sale is more like trying to find a needle in a haystack than anything else.
Narrow down your search by location
The first thing you'll want to do is decide where you'd like to buy land. Even though you might have a general idea of the types of properties you'd like to see, it's important to be as specific as possible when you're hunting for land for sale.
Check the property's zoning regulations
Once you've narrowed down the locations you'd like to buy land, you'll need to do some research on the zoning regulations in each area. This will help you discover what you're allowed to build on the property, and if you are allowed to build on it at all.
Tips to Find Cheap Land for Sale in Phelan
There is no getting around it. Buying land can be an expensive proposition, especially when the land you're looking to buy is in a prime location and will likely only appreciate in value over time.
1) Check out foreclosure listings in your area
Buying a foreclosed property can be a great way to get a cheap piece of land for sale in Phelan. A lot of times, the owners of these properties get behind on their mortgage payments and the bank ends up taking possession of the home and selling it at auction.
2) Take advantage of the seller's desperation
While foreclosures present a great opportunity for buying cheap land for sale near me, you can also get a great deal simply by buying from someone who desperately wants to unload their property.
Frequently Asked Questions
Common questions about Phelan land investment
What are the property tax rates for land in Phelan?
Property tax rates in Phelan (San Bernardino County) typically range from 1.0% to 1.3% of assessed value annually. Vacant land is generally assessed at lower values than improved properties. Agricultural land may qualify for special agricultural preserve programs that provide additional tax savings.
How long does the development approval process take in Phelan?
Development timelines in Phelan vary by project scope. Simple residential projects may receive approval in 3-6 months, while larger subdivisions or commercial projects can take 8-18 months. San Bernardino County has streamlined processes for certain development types in unincorporated areas like Phelan.
What utilities are typically available for land in Phelan?
Utility availability varies by location in Phelan. Developed areas have access to Southern California Edison electricity and Phelan Piñon Hills Community Services District water. Rural properties may require private wells and septic systems. Internet options include Frontier DSL, satellite providers, and expanding fiber networks.
Are there building restrictions for properties in Phelan?
Phelan follows San Bernardino County building codes and zoning regulations. Common restrictions include minimum lot sizes (2.5 acres for Rural Living zones), setback requirements, and height limitations. The area maintains rural character with fewer restrictions than urban areas, making it attractive for custom homes and agricultural uses.
What makes Phelan a good investment compared to other areas?
Phelan offers several investment advantages including significantly lower land costs than coastal California, proximity to Los Angeles employment centers (1-2 hours), rural lifestyle appeal, large lot sizes, minimal HOA restrictions, and strong potential for appreciation as the high desert region continues to develop.
Can I generate income from vacant land in Phelan?
Yes, vacant land in Phelan can generate income through agricultural leases ($25-$100/acre annually), solar energy leases ($300-$600/acre annually), cell tower leases ($1,000-$2,500/month), RV storage, equipment storage, and event hosting. The area's rural character and large lot sizes provide flexibility for various income-generating uses.
What environmental factors should I consider for Phelan land?
Key environmental considerations include high desert climate with low rainfall, potential for flash flooding in washes during rare storms, wildfire risk in interface areas, wind exposure on elevated sites, and soil conditions suitable for septic systems. The area's elevation (2,800-4,000 feet) provides cooler temperatures than lower desert areas.
What financing options work best for Phelan land purchases?
Popular financing options for Phelan land include owner financing (common in rural areas), conventional land loans from banks familiar with the high desert market, hard money loans for quick acquisitions, and cash purchases for best pricing. Many sellers offer competitive owner financing terms due to the area's appeal to cash buyers and investors.