Land for Sale in Barstow, CA
Barstow is the Mojave Desert crossroads where Interstate 15 meets Interstate 40 and State Route 58, with 25,415 residents in the 2020 census. Land here is cheaper than in the Victor Valley and is shaped by rail, military employers and freight. This guide covers what drives the market and what to check before you buy.
Barstow at a glance
- Incorporated in 1947; 2020 population 25,415.
- About 41 square miles at roughly 2,175 feet.
- Interstates 15 and 40 and State Route 58 meet here; BNSF and Union Pacific rail lines serve the city.
- Fort Irwin's National Training Center and Marine Corps Logistics Base Barstow are major employers.
- BNSF announced an expansion of its Barstow yard, the Barstow International Gateway project, in 2022.
What drives Barstow land
Barstow is a transportation and military town. Freight moves through on two interstates and two railroads, and the Army's Fort Irwin National Training Center and the Marine Corps Logistics Base are major employers. Industrial and logistics land near the rail yard and the interchanges is the strongest segment of the market, while residential lots and rural acreage trade at lower prices than in the Victor Valley. A rail yard expansion has been announced; treat any large project as something to verify rather than a guaranteed price lift.
Zoning and utilities
Inside the City of Barstow, the city sets zoning and permitting. For commercial and industrial parcels ask about rail access, truck routes, power capacity and water and sewer at the site. Outside the city limit the land is unincorporated county, with its own Development Code and typically fewer services.
Land outside a city limit is regulated by the county. Zoning there follows the San Bernardino County Development Code, which groups parcels into land use districts such as Rural Living (RL) and Resource Conservation (RC). Many RL districts carry a number in the name, for example RL-5, that sets how much land is needed per home. Ask County Land Use Services for the district and the exact standards on a specific APN before you rely on any use.
What to check before buying land in Barstow
- Zoning designation and whether the parcel is in the city or unincorporated.
- Rail, freeway and truck access if the plan is logistics or storage.
- Water and sewer at the lot, or a well and septic plan for rural parcels.
- Flood exposure along the Mojave River and desert washes.
- Distance to services; the Victor Valley is a long drive south.
Frequently asked questions
Why is land in Barstow cheaper than in the Victor Valley?
Barstow is farther from the Inland Empire job centers and has less residential demand, so lots and rural acreage generally cost less. Industrial land near the rail and interstate interchanges follows a different market.
What highways meet in Barstow?
Interstate 15, Interstate 40 and State Route 58 all serve the city.
Is Barstow land good for industrial use?
Rail, two interstates and nearby military employers make Barstow a logistics location. Confirm zoning, utilities and truck access for the specific site.