Reserve This Property
$500 deposit · Fully refundable during the first 10 days
Own This Property for $11k Down + $987/month – No Bank, No Credit Check!
Land for Sale in Victorville, California
Looking for affordable acreage with room to build, invest, or create a small family compound? This 10-acre property offers an unusually attractive combination of development potential, accessibility, and flexibility — just 15 minutes from Victorville and only a couple of minutes from Highway 395.
- Subdividable to Fit Two Homes
- Extensive Public Road Frontage
- No HOA or Deed Restrictions (mobile homes OK)
- Very Buildable: Flat, No Floodplain, Clear
- Just 15 mins from Victorville & Major Shopping
- Lowest Priced 10+ acre Lot in the Area!
- Owner Financing Available: $11k down, $987/month – No Bank, No Credit Check
With approximately 660 feet of public road frontage along Aster Road, the property offers excellent accessibility and plenty of frontage for future development. Even better, the property has the potential to be subdivided to accommodate two homes, creating an intriguing opportunity for a buyer looking to build multiple residences, establish a family compound, or potentially maximize the property’s investment value.
The property is flat, clear, and outside the floodplain, and there is no HOA or deed restrictions, giving you considerably more freedom than you’ll find with many residential properties in the Victorville area. It’s zoned DL-5, under which mobile homes are permitted, subject to applicable county requirements and approvals. That flexibility can make this an especially interesting option for buyers seeking affordable housing or alternative development possibilities.
This location offers a compelling balance: plenty of land and breathing room, while still keeping the amenities of Victorville within easy reach. The combination of 10 acres, extensive road frontage, potential for two homes, favorable DL-5 zoning, and no HOA or deed restrictions creates multiple ways to approach this property. Build a residence. Explore the potential for two homes. Consider a mobile-home-friendly development strategy. Hold the acreage for future appreciation. Or create your own private desert retreat.
The possibilities are there — and the property is being offered well below market, giving a buyer the opportunity to acquire substantial acreage at an attractive price. Owner financing is available, making this opportunity even more accessible. If you’re looking for affordable, flexible acreage in the Victorville area with genuine development potential, this property deserves a serious look. Grab it today at an unbeatable Acretown price!
Call or text Scott directly at 314.639.9777 or email info@acretown.com if you have any questions or would like to make an offer.
Si habla español, por favor pida por Andy en nuestro equipo y él estará encantado de ayudarle.
We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!
Best Deal in the Market – Check Zillow or Redfin and You’ll Agree!
After opening this map, you may see even more information about the area by clicking on the Layers & Basemaps button at top right.
- CASH PRICE: $49,900
- OWNER FINANCED DEAL: $11k down, $987/month – no bank, no credit check (see full details in FINANCING section below)
- ADDRESS (street # estimated – use GPS for navigation): 24204 Aster Rd, Adelanto, CA 92301
- SIZE: 10 acres
- GPS COORDINATES: 34.636747, -117.437687
- PARCEL #: 0460-612-06-0000
- ABRIDGED LEGAL DESCRIPTION: Ne 1/4 Ne 1/4 Se 1/4 Sec 6 Tp 6 N R 5 W 10 Ac
- FULL LEGAL DESCRIPTION: view here
- PLAT MAP/SURVEY: view here (get County’s boundary/KML file here – opens in Google Earth)
- TITLE: General Warranty deed (clean – no back taxes, no liens)
- MINERAL RIGHTS: any mineral rights we own will convey to buyer (we have no knowledge of severance of mineral rights by a previous owner)
- DIMENSIONS (approximate): 660′ x 660′
- FLOODPLAIN: none
- WETLANDS: none
- ELEVATION: 2752 feet
- TERRAIN: generally flat
- CONDITION: undeveloped, clear, some light brush
- ACCESS: 660 feet of direct frontage on Aster Rd, a public dirt road
- POWER: available approximately 680 ft away through Southern California Edison (800) 655-4555 (view map here)
- WATER: well would need to be installed
- WASTEWATER: septic system would need to be installed
- The built-in savings you receive on all Acretown properties frees up extra money to install a variety of conventional and more modern, non-conventional septic systems, like mound systems, pressurized dosing, plastic chamber leach fields, aerobic treatment, etc. (which have become popular solutions in rare cases of non-satisfactory perc tests).
- TAXES: $940.71 in 2025
- HOA: none
- DEED RESTRICTIONS: none
- ZONING: DL-5 (Desert Living — 1 unit/5 acres)
- single-family and manufactured/mobile homes OK
- RV parking/storage OK with rules; RV living not shown as permitted
- minimum lot: 5 acres, 150′ wide and 150′ deep
- setbacks: 20′ front, 5′ side, 10′ street side, 25′ rear
- farming and farm animals allowed, with animal limits
- full restrictions here
- SCHOOL DISTRICTS: Gus Franklin Jr. (Elementary) – Columbia (Middle School) – Adelanto (High School)
- NEAREST CITY: Adelanto < Victorville < San Bernardino
- NEAREST AIRPORTS: Southern California Logistics Airport (10 mins), San Bernardino International Airport (48 mins), Ontario International Airport (55 mins)
- COUNTY GOVERNMENT:
- Assessor (909) 387-8307
- Treasurer (909) 387-8308
- Recorder (909) 387-8307
- Clerk (909) 387-8307
- Planning & Zoning (909) 387-8311
- County GIS
READY TO TAKE THE NEXT STEP?
Reserve this property for 24 hours while you review the agreement.
Reserve This Property
$500 deposit · Fully refundable during the first 10 days
$500 deposit · Fully refundable during the first 10 days
coming soon . . .
OWNER FINANCING: We do offer owner financing under the following terms:
- Owner Financed Price = $54,900
- Down Payment = $11,000
- Monthly Payment = $987.30
- Term = 5 years (60 months)
- Interest Rate = 10.9%
- No Pre-Payoff Penalty!
- No Bank, No Credit Check!
We have a two-week waiting period after the posting of our original MLS listing before we open up the owner-financing option. Also, if you would like to make a larger down payment in exchange for a slightly lower interest rate and/or fewer payments, we can certainly accomodate that, so just let us know! Or you don’t have the full payment now but expect to have it within the next 90 days? We may be able to custom design an installment plan that works for you, so just reach out to us and ask. If you’d like to buy this property via owner financing, call or text Scott directly at 314.639.9777 or email him at info@acretown.com and we’ll get you set up!
OUTSIDE FINANCING: Your best deal for third-party financing will probably come from Rural 1st, E-Construction Loans, or American AG Credit and their details are below:
American AG Credit is America’s leading land lender for rural properties and they require as little as 15% down on a 15-25 year fixed land loan, with a 7.6% interest rate, and they prefer a credit score of 720 or better. Please contact them by phone at (760) 340-5671, or visit their nearest office at 77711 Flora Rd, Palm Desert, CA 92211. They do serve all of California.
Rural 1st is America’s leading land lender for rural properties and they require as little as 15% down on a 10 or 15-year fixed land loan, with no PMI, and they prefer a credit score of 720 or better. Please contact Michael Wirth by phone or email at (502) 553-8152 or michael.wirth@rural1st.com. They do serve California.
E-Construction Loans, Tim Jarvis, timjarvis@sbcglobal.net, (408) 238-4606: Tim is a land lender and offers loans at 10% down, 25-year amortization and a balloon payment in 10 years. Please contact him for all the details. They do serve California.
Located in the High Desert region of Southern California, the area surrounding 24204 Aster Road offers easy access to vast open landscapes and unique outdoor adventures. Outdoor enthusiasts can head twenty-five minutes west to the El Mirage Dry Lake Bed, a famous destination featuring acres of flat terrain perfect for off-roading, land sailing, and stargazing. Just twenty-five minutes southeast, Mojave Narrows Regional Park provides a serene oasis along the Mojave River with peaceful fishing lakes, shaded picnic groves, and miles of equestrian trails. Further south, a forty-five minute drive leads to Silverwood Lake State Recreation Area, where visitors can enjoy trout fishing, kayaking, and hiking along scenic mountain trails. Everyday essentials are nearby, with the city of Adelanto located five minutes away for local grocery shopping, Victorville fifteen minutes away for a Walmart Supercenter and expanded shopping options, and San Bernardino fifty minutes south as the nearest major city.
NEARBY – Adelanto Stadium (10 mins), El Mirage Dry Lake Bed (25 mins), Mojave Narrows Regional Park (25 mins), Victor Valley Museum (20 mins), Rockview Nature Park (22 mins), Hesperia Lake Park (32 mins), Hook Community Park (18 mins), California Route 66 Museum (22 mins), Silverwood Lake State Recreation Area (45 mins), Forever Wild Exotic Animal Sanctuary (25 mins), and more!
ADELANTO (9 mins) nearest grocery store – Family Dollar, others
VICTORVILLE (15 mins), nearest city with Walmart
- RETAIL – Walmart, Costco, Home Depot, Harbor Freight, Target, Ross, and more!
- RESTAURANTS – In-N-Out Burger, Taco Bell, McDonald’s, The Habit Burger Grill, Cracker Barrel, and more!
- MEDICAL SERVICES? Yes, Victor Valley Global Medical Center, Desert Valley Hospital, Walgreens, and more.
- RECREATIONAL – Mojave Narrows Regional Park, California Route 66 Museum, Victor Valley Museum, Hook Community Park, and more!
SAN BERNARDINO (50 mins), nearest major city
- RETAIL – Stater Bros. Markets, ALDI, Target, Inland Center Mall, Sam’s Club, and more!
- RESTAURANTS – Baker’s Drive-Thru, In-N-Out Burger, El Pollo Loco, Wendy’s, Denny’s, and more!
- MEDICAL SERVICES? Yes, Dignity Health – St. Bernardine Medical Center, Arrowhead Regional Medical Center, Walgreens, and more.
- RECREATIONAL – San Bernardino National Forest, San Bernardino County Museum, Glen Helen Regional Park, San Manuel Stadium, and more!
You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.
DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.
- From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
- You can also click “Send to Phone” if you’re viewing this on your computer
- And “Save” to download the directions so they’ll still work if you lose cell service.
If for some reason you’re having trouble with that link, you can navigate to GPS coordinates: 34.636747, -117.437687
WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend downloading Google Earth to your phone if you don’t already have it. Then . . .
- Download the property boundary file (called a KML or KMZ file) here. You may be prompted to click “download” one more time, so do that . . . OR you may be prompted to immediately open the file with Google Earth and, in that case, do that and ignore the remaining steps. Otherwise . . .
- Open Google Earth
- Go to the main menu (the three horizontal lines at the top left of the screen), then Projects > Open > Import KML file > select the KML file you just downloaded (it should show up on that screen).
Now you should be able to see the property lines on the map, and the green dot represents where you’re currently standing. This is a very important tool to learn BEFORE you head out there. Please call us if you have any questions about it.
Call or text Scott directly at 314.639.9777 or email at info@acretown.com if you’d like to discuss an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you.
FOR SALE BY OWNER: We are investors, and are selling this lot For Sale By Owner. You do not need to submit your offer through a real estate agent, and in our experience we close transactions more quickly and easily by having our dedicated transaction coordinator work directly with the Title Company and Buyers. We will also both save money on commission/fees by cutting out agents as the middle men. However, if you feel strongly about working with a realtor, then you’re welcome to have them contact us on your behalf. We do offer 2.5% commission to buyer agents.
WHY ARE YOU SELLING IT SO CHEAP? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that’s our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly . . . and more of it! In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).
DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, buildability, and approved/allowable useage for the property. We are happy to help however we can.
Hundreds of buyers have successfully purchased land from Acretown. This simple reservation just holds the property while you review the agreement.
Reserve This Property
$500 deposit · Fully refundable during the first 10 days
$500 deposit · Fully refundable during the first 10 days