Land for Sale in Joshua Tree, CA

Joshua Tree is an unincorporated Morongo Basin community of 6,489 residents in the 2020 census, on State Route 62 with the national park's west entrance about five miles south. Because it is unincorporated, San Bernardino County sets zoning, and because it sits beside the park, protected Joshua trees shape what you can build. This guide explains the market and the checks that matter before you buy.

Joshua Tree at a glance

  • Unincorporated community in San Bernardino County; 2020 population 6,489.
  • State Route 62 (Twentynine Palms Highway) runs through the community; the national park's west entrance is about five miles south.
  • The Joshua Basin Water District serves the area; ask whether a main runs at the lot.
  • Western Joshua trees are protected, and the permits are state permits issued by CDFW.
  • On the Mojave Water Agency's subarea map, Joshua Tree is inside the agency boundary but outside the adjudicated subareas.

The Joshua Tree land market

Joshua Tree draws cabin, second-home and rental buyers because of the national park, so parcels in and close to the community core and the park entrance generally cost more than remote desert land farther out. Typical offerings include small desert parcels and lots with road frontage in the core. Neighboring Yucca Valley has more services and Twentynine Palms is farther east, so buyers often compare all three before they choose.

Joshua trees and development

The Western Joshua Tree Conservation Act has been in effect since July 2023. The permits are state permits issued by the California Department of Fish and Wildlife (CDFW), not county permits: a free hazard management permit covers dead or hazardous trees, and an incidental take permit, with fees based on project location and the number and size of trees, covers other work. The county's February 2026 guidance says CDFW approval is required if a western Joshua tree is within 50 feet of any land disturbance, and that you cannot trim, relocate or transplant a tree without a permit.

Count the trees on a lot, including multi-stem trees, before you pick a building site, driveway or septic field, and ask CDFW (WJT@wildlife.ca.gov) about your plan before you commit to a price.

Zoning, water and septic

Joshua Tree is not a city, so the county regulates land use. Water service in the area comes from the Joshua Basin Water District, and many rural parcels are not on a main, so confirm whether service reaches the lot or the plan is a private well or hauled water. The Mojave Water Agency's adjudicated-subarea rules, which govern some other High Desert areas, do not cover the Morongo Basin on the agency's map, but confirm the water source and any well permit for a specific parcel. Where there is no sewer, building generally means a county-approved septic system, so price it.

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.

Perc tests and septic for raw land

What to check before buying land in Joshua Tree

  • Count Joshua trees on the lot and check the current CDFW rules and fees.
  • The parcel's county land use district and the standards on its APN.
  • Legal access on a road you can drive year-round, not just a graded track.
  • Whether the Joshua Basin Water District serves the lot, or what well and water plan applies.
  • Slope, rock and washes that raise grading costs, and septic approval.

Land due diligence checklistSan Bernardino County land buying guide

Frequently asked questions

Are there Joshua tree restrictions on Joshua Tree land?

Yes. Western Joshua trees are protected by state law. CDFW approval is required if a tree is within 50 feet of any land disturbance, and you cannot trim, relocate or transplant one without a permit.

Is Joshua Tree an incorporated city?

No. It is an unincorporated community, so San Bernardino County sets zoning and permits.

How far is Joshua Tree from the national park?

The park's west entrance is about five miles south of the community.

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