Land for Sale in Lucerne Valley, CA
Lucerne Valley is an unincorporated desert community of 5,331 people (2020 census) between Apple Valley and the San Bernardino Mountains. It is a place where raw acreage is cheap by Southern California standards, and where water rights, solar projects and long drives shape what a parcel is worth. This guide covers those factors and the checks to make.
Lucerne Valley at a glance
- Unincorporated community; 2020 population 5,331.
- Elevation about 2,950 feet in a semi-arid valley bordered by the Granite, Ord and San Bernardino mountains.
- About 19 miles east of Apple Valley and 20 miles north of Big Bear Lake.
- State Routes 247 and 18 serve the valley but do not meet directly.
- Mitsubishi Cement operates a plant here; solar power projects have been planned in the valley.
The Lucerne Valley land market
Lucerne Valley offers lower prices per acre than the Victor Valley and has far fewer services. The valley holds ranch land, large desert tracts, and old subdivisions of 2.5- and 5-acre lots, and it includes dry lakes (Lucerne Dry Lake and Rabbit Springs Dry Lake) where building is not an option. It is close to the Mojave Trails National Monument, so some parcels border public land. Buyers tend to be people who want space, privacy and a lower purchase price and who are willing to drive to Apple Valley or Victorville for shopping and jobs.
Water rights in the Mojave Basin Area
Lucerne Valley falls in the Mojave Basin Area adjudication, in which the court has set pumping rights for producers and the Mojave Water Agency acts as Watermaster. In practice that means a parcel with an established base water production right is a different asset than a parcel without one, and large agricultural parcels in the valley are marketed on those rights. Sellers' marketing claims about water should always be verified directly with the Watermaster and the title company, because rights may be limited to the subarea and may not be transferable.
Solar, mining and neighbors
Cement and mineral operations and utility-scale solar are part of the valley's landscape. Some large tracts are under option or lease to solar developers, and a parcel next door may someday host one. Look at what is permitted or proposed on neighboring land through the county before you buy.
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 Lucerne Valley
- Whether the parcel has a base water production right, and what it is worth.
- Legal and physical access, since many parcels are on dirt roads.
- Distance to services: Apple Valley is about 19 miles west.
- Flood risk near the dry lakes and washes.
- Nearby solar, mining or cement plant activity.
Frequently asked questions
Is Lucerne Valley land cheap?
Generally less expensive per acre than the Victor Valley, in exchange for fewer services and longer drives. Prices vary a lot with access, water and utilities.
Do Lucerne Valley parcels come with water rights?
Only some do. Lucerne Valley is within the Mojave Basin Area adjudication, so rights are set by court judgment. Confirm any claimed rights with the Watermaster.
How far is Lucerne Valley from Apple Valley and Big Bear?
Lucerne Valley is about 19 miles east of Apple Valley and about 20 miles north of Big Bear Lake.