Can I Store an RV, Boat or Trailer on Vacant Land?

You own five acres in the California High Desert.

There's plenty of room.

So why not park your RV, boat, travel trailer or toy hauler there until you're ready to use it?

It sounds perfectly reasonable.

But when it comes to vacant land in San Bernardino County, having enough physical space doesn't necessarily mean you can use the property for long-term vehicle storage.

Whether you can store an RV, boat or trailer on a particular parcel can depend on the property's zoning, whether there is an established residence or other primary use on the property, where the vehicle is located and exactly what you're doing with it.

If storing vehicles or recreational equipment is one of the reasons you're considering buying inexpensive High Desert acreage, investigate that use before you buy.

Can I Store an RV on Vacant Land in San Bernardino County?

Don't assume you can.

San Bernardino County specifically states that an RV may be stored on property with a residence, provided it is either stored in a garage or located outside required building setback areas.

Those three words—with a residence—are important.

Vacant land is different.

San Bernardino County generally treats accessory uses and structures as something that exists in conjunction with an established primary use.

So buying an otherwise empty parcel doesn't necessarily give you the same storage rights you might have on a residential property with a legally established home.

If your primary reason for buying the parcel is to store an RV, verify that use with the County before purchasing.

But It's My Property. Why Can't I Park My RV There?

This is one of the recurring surprises of buying vacant land.

Ownership and permitted land use are two different things.

You can own a piece of property and still be subject to zoning regulations governing:

• What can be built
• What activities can occur
• What can be stored
• Where things can be placed
• Whether a primary use must be established first

This isn't unique to RVs.

It's the same reason owning five acres doesn't automatically mean you can build any structure you want, operate any business you want or use the land as a permanent campground.

Acreage gives you space. Zoning determines how that space can be used.

What About a Travel Trailer or Fifth Wheel?

The same basic concern applies.

Calling something a travel trailer instead of an RV doesn't necessarily eliminate the land-use issue.

If your plan is to purchase vacant land specifically to leave a fifth wheel, camping trailer or travel trailer there permanently or for long periods, describe exactly what you intend to store when you contact the appropriate planning authority.

Don't simply ask:

"Can I park a vehicle there?"

Instead ask:

"Can I store my 30-foot travel trailer on this vacant parcel when I'm not using it?"

The more specific you are, the more useful the answer should be.

Can I Store My Boat on Vacant High Desert Land?

This is another question worth verifying before buying land for storage.

A boat on a trailer may seem harmless sitting on several acres of otherwise empty property, but long-term outdoor storage can still be regulated by zoning and land-use standards.

The fact that the boat isn't being lived in doesn't automatically mean it can be stored indefinitely on every vacant residential parcel.

If storing a boat is part of your reason for buying the property, ask about boat and trailer storage specifically.

Can I Store a Utility Trailer or Toy Hauler?

Again, don't assume that vacant acreage can automatically become a storage yard.

A small personal utility trailer may raise different issues than multiple trailers, commercial equipment or a collection of recreational vehicles.

And quantity can matter.

There's an obvious difference between a homeowner storing one recreational trailer and someone purchasing vacant residential land and filling it with:

• RVs
• Boats
• Utility trailers
• Work trailers
• Vehicles
• Construction equipment

At some point, what looks like personal accessory storage may begin to resemble a vehicle-storage or commercial-storage use.

Those uses can have very different zoning requirements.

Can I Buy Cheap Desert Land Just to Store My Toys?

This is probably the real question for some buyers.

You live somewhere with a small lot or an HOA.

You own an RV, boat, side-by-side, trailer or other recreational equipment.

High Desert land is relatively inexpensive.

So why pay hundreds of dollars a month for commercial storage when you could buy a few acres and park everything there?

Don't buy the land until you verify that you can legally use it that way.

The numbers might look fantastic.

A storage facility costs $200 or $300 per month.

A desert parcel costs $15,000 or $20,000.

Suddenly buying land looks like the better financial decision.

But that calculation only works if the intended storage use is permitted.

Otherwise, you've purchased land that doesn't solve the problem you bought it to solve.

Can I Store an RV on Land in Joshua Tree?

Joshua Tree is an unincorporated community, so San Bernardino County generally regulates zoning and land use.

That means you should determine the zoning for the specific parcel and verify whether your proposed storage use is permitted.

Don't assume all Joshua Tree acreage has the same rules.

Two five-acre parcels can look nearly identical while having different zoning, access, development or land-use considerations.

Start with the property's Assessor's Parcel Number (APN) rather than relying solely on the listing description.

What About Twentynine Palms?

This gets more complicated because Twentynine Palms includes both incorporated City property and nearby unincorporated County property with Twentynine Palms mailing addresses.

If the parcel is inside the City of Twentynine Palms, City regulations apply.

If it's outside incorporated City boundaries, San Bernardino County regulations generally apply.

That's why the words "Twentynine Palms, CA" on a real estate listing don't necessarily tell you which land-use rules govern the property.

Verify the jurisdiction before relying on any particular regulation.

Can I Store an RV or Trailer on Vacant Land in Yucca Valley?

Yucca Valley is incorporated and has its own Development Code.

The Town regulates zoning, development and land uses within its boundaries.

So don't assume that San Bernardino County rules applying to unincorporated areas such as Joshua Tree also apply inside Yucca Valley.

If you're considering a vacant Yucca Valley parcel specifically because you want somewhere to store an RV, boat or trailer, verify that use with the Town before buying.

What About Landers, Wonder Valley or Other Rural Desert Areas?

Many rural Morongo Basin properties are located in unincorporated San Bernardino County.

And this is where appearances can be particularly misleading.

You may be standing on ten acres in the middle of the desert with no visible neighbor and think:

Who could possibly care if I leave my trailer here?

But remote land is still subject to zoning.

The lack of nearby houses doesn't automatically eliminate land-use requirements.

That doesn't mean your intended use will necessarily be prohibited.

It means you should verify rather than assume.

What's the Difference Between Storing an RV and Camping in It?

This is an important distinction.

Storage generally means the RV or trailer is parked on the property and isn't being used as living accommodations.

Camping means you're occupying it recreationally.

Living in it creates yet another land-use issue.

Those aren't necessarily treated the same way.

San Bernardino County has specific regulations involving temporary structures, recreational camping and use of recreational vehicles for occupancy.

So if your actual plan is:

"I'll store my RV there, but I'll also stay in it a couple weekends every month,"

say that when you're checking the property.

Don't ask whether storage is allowed when what you really want is both storage and recreational occupancy.

Can I Live in the RV While It's Stored There?

Don't assume you can.

Storing an RV and using an RV as a dwelling are very different things.

Owning the land doesn't automatically give you permission to establish a residence in a recreational vehicle.

If your goal is inexpensive desert living rather than vehicle storage, investigate the rules governing occupancy before purchasing the property.

This is particularly important for buyers looking at inexpensive vacant land as an alternative to purchasing a home.

What If I'm Planning to Build a House Later?

That's another common scenario.

Maybe you want to buy the land now, park your RV or trailer there and eventually build a house.

The future house doesn't automatically establish a current residential use.

Until the primary use is legally established, different rules may apply to accessory uses, structures and temporary occupancy.

If your plans involve construction, ask whether temporary storage or occupancy may be permitted during an active building project and what approvals would be required.

Can I Put a Shipping Container on the Land and Store Everything Inside?

That's a different question—and another one worth investigating before buying.

Shipping containers, sheds, garages and other storage structures can be regulated separately from vehicles.

San Bernardino County generally treats accessory structures as uses associated with a legally established primary use, and permits may be required depending on the structure and circumstances.

So don't assume the solution to an RV-storage problem is simply:

"Fine. I'll put up a giant storage building."

The building itself may require approval.

What About Storing Commercial Vehicles or Equipment?

That's where the situation can change significantly.

Storing your personal travel trailer isn't necessarily treated the same as using land for:

• Work trucks
• Heavy equipment
• Construction trailers
• Fleet vehicles
• Customer vehicles
• Commercial inventory
• Vehicle storage for other people

San Bernardino County's Development Code separately recognizes vehicle-storage uses.

If you're buying land for your business rather than simply storing personal recreational equipment, investigate whether the zoning allows the intended commercial use.

A residentially zoned parcel isn't automatically a commercial storage yard because it happens to contain five or ten acres.

What Should I Check Before Buying Land for RV or Boat Storage?

If storage is an important part of your purchase decision, start with the APN and investigate the property before making assumptions.

Ask:

What is the property's zoning?

Is there an existing legally established primary use?

Can an RV, boat or trailer be stored on a vacant parcel?

Are setbacks required?

Does the type or size of vehicle matter?

Does the number of vehicles matter?

Can the RV remain on the property year-round?

Can I occasionally camp in it?

Can I store commercial equipment?

Would a storage structure be permitted?

And then there's another question that has nothing to do with zoning:

Can you actually get the RV or trailer onto the property?

Don't Forget About Physical Access

A parcel can legally allow your intended use and still be completely impractical.

High Desert dirt roads vary enormously.

Some are wide, graded and easy to navigate.

Others involve deep sand, rocks, narrow turns, washes or roads that become difficult after rain.

If you're pulling a large fifth wheel, boat or equipment trailer, investigate:

• Road width
• Turning radius
• Clearance
• Grade
• Sand conditions
• Washes
• Legal access
• Physical access
• Gate width
• Room to turn around on the property

The fact that you can reach a parcel in a passenger car doesn't mean you can comfortably reach it while towing a 35-foot fifth wheel.

Security Matters Too

Remote vacant land can create another issue:

Who's watching your stuff?

An RV, boat, trailer or recreational vehicle left on an isolated parcel may be visible from nearby roads or trails.

Before buying remote acreage for storage, think about fencing, gates, locks, insurance requirements and how frequently you'll visit the property.

Cheap storage isn't particularly cheap if your equipment disappears.

How Do I Verify Whether Storage Is Allowed?

For property in unincorporated San Bernardino County, start with the County's zoning resources and the property's APN.

Then contact Land Use Services and describe exactly what you're planning.

For example:

"I'm considering purchasing this vacant five-acre parcel. I want to store one personal 28-foot travel trailer on the property year-round when I'm not using it. I will not live in it. Is that permitted on this parcel?"

If you also want to camp in it occasionally, say so.

If you want to store three RVs, say so.

If the trailer is related to your business, say so.

The details matter.

For property inside Yucca Valley or the City of Twentynine Palms, verify the use with the appropriate local planning department.

Buy Land That Works for What You Want to Do

This is one of the most important lessons when buying California High Desert land:

Don't buy acreage first and investigate its usefulness later.

Maybe you want somewhere to store your RV.

Maybe you want to camp occasionally.

Maybe you want chickens or horses.

Maybe you want a workshop.

Maybe you want to run a business.

Maybe you want to build a house someday.

Those plans should be part of your property search from the beginning.

Because the question isn't simply:

"How many acres can I afford?"

It's:

"Can I use those acres for what I actually want to do?"

Looking for Vacant Land in the California High Desert?

I specialize in High Desert land and real estate throughout Joshua Tree, Yucca Valley, Twentynine Palms and the surrounding Morongo Basin.

If you're looking for land for a particular reason—whether that's future building, recreation, additional space or simply owning a piece of the desert—tell me what you're hoping to accomplish.

Knowing your intended use can help narrow the search and identify questions that should be answered before you buy.

The cheapest parcel isn't always the best deal. The right parcel is one that works for your plans.

 

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.