Land for Sale in Inyo County, CA
Inyo County is the second-largest county in California: 10,227 square miles with 19,016 residents (2020 census), about 1.8 per square mile. It runs along the Eastern Sierra from Mount Whitney through the Owens Valley to Death Valley. Private land is scarce because the federal government and the Los Angeles Department of Water and Power hold so much, and this guide explains what that means for a buyer.
Inyo County at a glance
- County seat: Independence. Bishop is the only incorporated city and the largest; Big Pine, Lone Pine, Independence, Tecopa and Shoshone are census-designated places.
- 2020 population 19,016; about 10,227 square miles; one of the least densely populated counties in California.
- Death Valley National Park covers a large part of the county; Mount Whitney, at 14,505 feet, is on the western border.
- Los Angeles completed its aqueduct in 1913 and bought much of the Owens Valley's water rights and land in the early 20th century.
- Highways: US 395 and 6 and State Route 190.
The Inyo County land market
Private parcels are mostly in and around Bishop, Big Pine, Independence and Lone Pine, in small desert communities such as Tecopa and Shoshone, and on scattered rural lots. Buyers are looking for homes, small acreage, desert land and Eastern Sierra recreation property. Because so much land is public or owned by LADWP, the supply of private land is limited, and buildable parcels with water, power and road access are the main premium.
LADWP land, water and groundwater
The Los Angeles Department of Water and Power bought much of the Owens Valley's water rights and land in the early 20th century, and Los Angeles still holds land in the valley mainly to protect its surface and groundwater and its long-term water supply, according to the 1997 memorandum of understanding posted by the Inyo County Water Department. Groundwater pumping is governed by the Long Term Water Agreement, signed by Inyo County and Los Angeles on October 18, 1991, which set a long-term groundwater management plan.
For a buyer, check who owns the parcel and its water rights, whether it is on LADWP leasehold land, and what water source it has. The Inyo County Water Department publishes the agreement and its other governing documents, and it handles questions about new and replacement wells. Ask the department and a title company, and do not assume a well or an irrigation right.
Federal land, access and hazards
Most of the county is public land, including Death Valley National Park and part of Inyo National Forest, with BLM land in between. A parcel can be surrounded by public land with no guaranteed road, so confirm recorded legal access. Desert washes flood, the Eastern Sierra has wind and snow, and the area is earthquake country.
Before you buy land in Inyo County
- Ownership, water rights and any LADWP lease or restriction.
- Well, septic, power and road access.
- Recorded legal access across public land.
- Flood, wind, snow and seismic exposure.
- Zoning from the county or the city of Bishop.
Frequently asked questions
Does LADWP own land in Inyo County?
Yes. Los Angeles bought much of the Owens Valley's water rights and land beginning in the early 1900s and still holds land in the valley to protect its water supply.
Can I drill a well in the Owens Valley?
Groundwater pumping in the valley is governed by the 1991 Long Term Water Agreement between Inyo County and Los Angeles. Confirm the parcel's water source and rights with the Inyo County Water Department and a title company.
How big is Inyo County?
About 10,227 square miles, the second-largest county in California.