What Does RC Zoning Mean in San Bernardino County?

You're looking at a big piece of vacant land somewhere in the California High Desert.

Maybe it's 10 acres.

Maybe it's 20.

Maybe it's one of those listings where you zoom out on the map and realize you're apparently considering purchasing your own small country.

Then you see:

Zoning: RC

What does that mean?

In San Bernardino County:

RC stands for Resource Conservation.

And before we go any further, let's clear up one particularly easy source of confusion:

RC does NOT mean Rural Commercial.

San Bernardino County uses:

RC = Resource Conservation

and:

CR = Rural Commercial

Yes, the letters are reversed.

Welcome to zoning.

What Is Resource Conservation Zoning?

Resource Conservation is one of San Bernardino County's Agricultural and Resource Management land-use zoning districts.

RC land is generally associated with areas where the County wants to accommodate very low-intensity uses while protecting natural resources and the character of large, relatively undeveloped areas.

In the High Desert, that can mean some very large parcels.

You'll sometimes encounter RC zoning on remote desert property that looks completely different from the smaller residential lots you'll find under RS zoning or even the 2.5- and 5-acre parcels commonly associated with Rural Living.

But don't interpret the word Conservation as:

“Nobody can ever build anything here.”

And don't interpret the fact that some residential uses may be allowed as:

“It's basically residential zoning with more acreage.”

Neither is quite right.

Is RC Residential Zoning?

Technically, RC is categorized by San Bernardino County as an Agricultural and Resource Management zoning district rather than one of its residential zoning districts.

That's an important distinction.

However, residential uses can potentially be allowed in RC.

San Bernardino County specifically identifies RC as one of the zoning districts where a manufactured or mobile home may be used as a single-family dwelling, subject to permitting and applicable development requirements.

So:

RC isn't a residential zoning designation.

But:

Residential development may potentially be possible.

Those two statements can both be true.

That's why vacant-land buyers need to look beyond the zoning abbreviation.

Can I Build a House on RC Land?

Potentially.

RC zoning can accommodate certain residential uses, subject to San Bernardino County's Development Code and the characteristics of the particular parcel.

But RC land deserves careful due diligence.

Many RC parcels are located in remote areas where the biggest obstacles may have very little to do with the letters RC.

You may need to investigate:

• Legal access
• Physical access
• Water
• Well feasibility
• Septic
• Power
• Off-grid systems
• Fire access
• Flooding
• Drainage
• Environmental constraints
• Protected plants or wildlife
• Parcel legality
• Easements
• Road maintenance
• Building-site feasibility

The County may allow the use you're considering.

That doesn't mean developing the property will be easy—or inexpensive.

Why Are Some RC Parcels So Large?

Because Resource Conservation zoning is intended for very low-intensity land use.

That helps explain why buyers searching remote areas of the High Desert sometimes encounter enormous parcels at prices that seem surprisingly low compared with smaller residential lots closer to town.

And that's where buyers need to resist one of the most seductive forms of desert-land mathematics:

“This one is 40 acres and costs less than that five-acre parcel. Obviously this is the better deal.”

Not necessarily.

Price per acre is a terrible way to judge High Desert land by itself.

A smaller parcel might have:

• Public water
• A water meter
• Electricity at the property
• Paved access
• A recorded legal road
• Better proximity to town
• Easier development
• A larger buyer pool

Meanwhile, your inexpensive 40 acres might require substantial money just to solve access, water and power.

You didn't necessarily find cheap land.

You may have found an expensive project attached to cheap dirt.

Can I Put a Manufactured Home on RC Land?

Potentially, yes.

San Bernardino County specifically includes Resource Conservation zoning among the districts where a manufactured home may be used as a single-family dwelling.

A building permit is required.

And, as always, the property must still satisfy applicable requirements involving:

• Legal development
• Installation
• Site preparation
• Water
• Wastewater
• Access
• Fire requirements
• Utilities
• Setbacks
• Other County standards

This is especially important on remote RC parcels.

The manufactured home itself might be relatively straightforward.

Getting the property ready for the manufactured home may be the expensive part.

Can I Live Off-Grid on RC Land?

Possibly.

And RC property may naturally attract buyers interested in an off-grid lifestyle because many of these parcels are remote.

But:

Remote does not mean regulation-free.

Living off-grid doesn't eliminate requirements involving a legally permitted dwelling, potable water, wastewater disposal, access, building codes and other applicable development standards.

Solar can potentially solve your electricity problem.

It doesn't automatically solve:

water + access + poop.

And as we've already learned while evaluating High Desert land:

Your poop still gets a vote.

If you're considering RC land specifically because you want to live off-grid, investigate the entire development system before buying—not merely whether solar panels will work.

Can I Drill a Well on RC Land?

Potentially, depending on the property and applicable requirements.

Because many RC parcels are remote from public water systems, buyers may naturally consider a private well.

But never assume:

“No public water = I'll just drill a well.”

Before purchasing land with a well-dependent development plan, investigate:

• Whether wells in the area are feasible
• Typical well depths
• Nearby well information
• Water quality
• Applicable groundwater regulations
• Well permitting
• Drilling access
• Estimated drilling and equipment costs
• Whether a well can support your intended use

A cheap piece of remote desert land can become substantially less cheap after you price the water system.

Can I Use RC Land for an Airbnb?

Potentially.

San Bernardino County currently includes Resource Conservation among the land-use zoning designations where short-term rentals may be allowed in the Mountain and Desert Regions.

But that's not the same as saying:

Every RC parcel can become an Airbnb.

You would first need a lawful dwelling.

The property and operation would then need to satisfy applicable short-term-rental requirements.

And there is a practical question beyond zoning:

Will guests actually want to drive there?

A remote desert cabin can absolutely be part of the appeal.

A road that requires four-wheel drive, three gates and a willingness to question your life choices may narrow the guest pool.

Google Maps does not constitute an access study.

Can I Put an RV on RC Land?

Don't assume RC zoning means permanent RV living is automatically allowed.

RV parking, occupancy, camping and temporary uses are governed by separate County regulations.

Interestingly, San Bernardino County does identify RC as one of the zoning districts where an RV park may potentially be located.

That doesn't mean an individual owner can simply purchase RC acreage, park an RV and declare it a permanent residence.

Those are completely different land uses.

If RV use is central to your plans, investigate your exact intended use before purchasing.

Can I Build an RV Park on RC Land?

Potentially.

San Bernardino County specifically identifies Resource Conservation as one of the zoning districts where recreational vehicle parks may be located.

But don't confuse:

Allowed zoning district

with:

approved RV park.

A commercial RV park is a significant development project that can involve planning approval, access, water, wastewater, fire requirements, environmental review and other development standards.

The zoning may get you through the first door.

There are quite a few doors after that one.

Can I Use RC Land for Recreation?

Potentially, depending on the specific recreational use.

RC zoning is designed in part around conservation and low-intensity use, but San Bernardino County regulates different recreational activities separately.

For example, the County's Desert Region land-use policies specifically address commercial off-highway-vehicle facilities on RC property.

That doesn't mean:

RC = private motocross park.

If you're buying a large parcel because you have a specific recreational or commercial recreational plan, investigate that exact use.

The bigger the project, the less useful the question:

“Can I do recreation here?”

becomes.

Tell Planning what you're actually proposing.

Can I Camp on RC Land?

Ownership of remote desert land doesn't automatically mean unlimited residential occupancy or camping is permitted.

This is particularly important with RC property because the land can look like the perfect private desert campsite.

You might be miles from the nearest neighbor.

That doesn't make County land-use rules disappear.

If camping is one of your primary reasons for buying the property, investigate how the County regulates the type, frequency and duration of use you have in mind.

Can I Have Animals on RC Land?

Potentially.

Resource Conservation zoning can accommodate certain agricultural, animal-keeping and resource-oriented uses subject to applicable standards.

But again, don't rely on the word rural or the sheer size of the property.

If your plan involves:

• Horses
• Livestock
• Chickens
• Goats
• Agricultural activities

verify the applicable County requirements for your particular use.

Forty acres gives you a lot of room.

It does not automatically give you forty acres of regulatory freedom.

Although your chickens will probably appreciate the elbow room.

Assuming they survive July.

Can I Subdivide RC Land?

Potentially—but don't buy a huge RC parcel and start mentally carving it into smaller parcels based solely on acreage.

Subdivision potential depends on the complete zoning designation, minimum parcel requirements, density standards and numerous site-specific factors.

Those can include:

• Access
• Parcel dimensions
• Roads
• Water
• Wastewater
• Fire requirements
• Environmental review
• Drainage
• Protected resources
• Surveying
• Utilities
• County subdivision approval

If your investment strategy depends on subdivision, investigate subdivision feasibility before purchasing.

The fact that a parcel contains a lot of acres doesn't mean the County is prepared to let you manufacture a lot of parcels.

Can I Build Multiple Homes on a Large RC Parcel?

Potentially, depending on the zoning standards, parcel size, proposed project and applicable approvals.

But don't use acreage alone to calculate residential density.

A 20-, 40- or 80-acre parcel can look enormous on a map.

That doesn't mean you can simply divide the acreage by your preferred lot size and start counting houses.

You need to understand the applicable RC development standards and any map suffixes or parcel-specific constraints.

If multiple residences are central to your plan, investigate that project specifically.

Does RC Mean the Land Is Environmentally Protected?

Not necessarily in the sense buyers often imagine.

RC is a County land-use zoning designation.

It doesn't automatically mean the property is a nature preserve or that development is prohibited.

However, Resource Conservation zoning is intended to recognize and protect resource values, and RC parcels may also be affected by separate environmental regulations.

In the High Desert, those can potentially involve:

• Western Joshua trees
• Desert tortoise habitat
• Biological resources
• Drainage
• Flood areas
• Cultural resources
• Other protected plants or wildlife

Zoning and environmental constraints are different layers.

You need to investigate both.

What About Joshua Trees?

This is especially important when buying land in and around Joshua Tree, Yucca Valley and other portions of the High Desert.

Western Joshua trees are protected under California law, and development involving Joshua trees may require additional review, permitting, mitigation or other compliance.

Don't look at a beautiful parcel covered in Joshua trees and think:

“Perfect. I'll just clear a spot right there.”

Those trees may be one of the reasons you love the property.

They may also influence where and how you can develop it.

The desert landscaping isn't necessarily movable landscaping.

Is RC Land a Good Investment?

Sometimes.

But RC isn't an investment strategy.

Large remote acreage can be attractive because the purchase price per acre may appear low.

That doesn't automatically make it undervalued.

Ask:

• Who is the future buyer?
• What can the property realistically be used for?
• Is there legal access?
• Can an ordinary vehicle reach it?
• Is water realistically obtainable?
• What about power?
• Can someone build?
• Are there environmental constraints?
• How far is it from services?
• How many comparable parcels compete with it?
• How long do properties like this take to sell?

One of the biggest mistakes in vacant-land investing is assuming:

More acres = more value.

Sometimes more acres simply means:

more desert.

Bush.

Dirt.

Another bush.

Mountain.

Forty acres.

Why Is RC Land Sometimes So Cheap?

Because acreage isn't the only thing you're buying.

You're also buying the property's limitations.

A remote RC parcel may be inexpensive because the future owner needs to solve expensive problems involving:

• Access
• Water
• Power
• Septic
• Roads
• Development
• Environmental requirements

Or it may simply be located in an area where demand is limited and there is abundant competing land.

That's why two desert parcels with the same acreage can have dramatically different values.

The market isn't buying acreage alone.

It's buying utility, location, accessibility, development potential and desirability.

RC vs. RL: What's the Difference?

This is an important comparison.

RC = Resource Conservation

RL = Rural Living

RL is a residential zoning designation designed for lower-density rural residential development.

RC is an Agricultural and Resource Management zoning designation intended for very low-intensity development and resource conservation.

Both can potentially accommodate certain residential uses.

But they aren't interchangeable.

If you're primarily looking for a residential homesite, RL may represent a more conventional path.

If you're considering very large or remote acreage, you're more likely to encounter RC.

The correct question isn't:

“Which zoning is better?”

It's:

“Which zoning works for what I'm trying to do?”

And RC Is Definitely Not CR

Let's say this again because somebody is going to mix these up.

RC = Resource Conservation

CR = Rural Commercial

If you're searching for commercial property and someone tells you:

“It's RC zoning.”

Do not assume they mean Rural Commercial.

Verify the actual zoning.

Two letters in the wrong order can produce a very different development plan.

Before Buying RC Land, Start With the Project

Don't begin with:

“I found 40 acres for $35,000!”

Begin with:

“What do I want to do with 40 acres?”

Build a residence?

Install a manufactured home?

Live off-grid?

Drill a well?

Keep horses?

Create a short-term rental?

Operate an RV park?

Use it recreationally?

Hold it for investment?

Eventually subdivide?

Those plans require different investigations.

The acreage is impressive.

The intended use is what matters.

Considering RC Land in the High Desert?

Send me the APN or listing.

It doesn't have to be one of my listings.

Tell me what attracted you to the property—and more importantly, what you want to do with it.

Then we can identify the questions you should investigate before you decide whether that giant patch of desert is a great opportunity or simply:

a whole lot of dirt.

Looking for High Desert Land?

Tell me the property characteristics you want and what you ultimately want to do with the land.

A national real estate website can show you what's listed.

I can help you understand the landscape.

Dawn Anderson is a California real estate broker serving buyers and sellers in the High Desert. This information is provided for general educational purposes and is not legal, planning, zoning, surveying, engineering, environmental, water, wastewater, utility, investment or permitting advice. San Bernardino County zoning and development standards can change, and map suffixes, overlays, community plans, environmental regulations and parcel-specific conditions may modify general standards. Buyers should independently verify the complete zoning designation, permitted uses and proposed project with San Bernardino County and appropriately qualified professionals before purchasing or developing property.