Why Is Some Joshua Tree Land So Cheap?

If you've been searching online for vacant land in Joshua Tree, you've probably seen it.

A house in Joshua Tree might cost hundreds of thousands of dollars.

Then suddenly you find several acres of vacant land for the price of a used car.

Maybe even less.

And your first thought is:

What's wrong with it?

Sometimes something is wrong with it.

Sometimes absolutely nothing is wrong with it.

And sometimes the property isn't really “cheap” once you figure out what it will cost to do what you actually want to do with the land.

That's why the asking price should be the beginning of your investigation—not the end of it.

There Is a Lot of Vacant Land Around Joshua Tree

Joshua Tree isn't a typical suburban community where nearly every residential lot has already been developed.

Drive away from Highway 62 and you'll quickly find large areas of open desert mixed with scattered homes, cabins and vacant parcels.

That supply is one reason buyers can still find relatively inexpensive acreage.

But there is another reason.

Not every acre of Joshua Tree land is equally easy—or equally desirable—to develop.

“Joshua Tree” Can Describe Very Different Locations

A Joshua Tree mailing address can cover property well outside what many visitors think of as Joshua Tree.

There's a big difference between land close to downtown, restaurants and Joshua Tree National Park and acreage miles away on remote dirt roads.

Both properties might appear in an online search as:

Joshua Tree, CA 92252

That doesn't make them comparable.

Location within Joshua Tree can have a substantial effect on value.

Cheap Land May Be Far From Water

Water is one of the biggest questions when evaluating inexpensive Joshua Tree land.

Some parcels may have access to public water.

Some may have a water main nearby but no meter.

Some may already have a paid or installed water meter.

Other properties may require investigation into a well or another acceptable water source.

Those are very different situations.

A parcel priced thousands of dollars below another property may simply be starting thousands—or potentially much more—behind it in infrastructure.

Never assume that because nearby houses have water, your vacant parcel can obtain water easily or inexpensively.

Verify the water situation for the specific APN.

“Power Nearby” Can Mean Almost Anything

Another common vacant-land phrase is:

Power nearby.

How nearby?

At the property line?

Across the street?

Two parcels away?

Half a mile down a dirt road?

Those aren't the same thing.

If connecting to the electrical grid matters to your plans, determine where the nearest appropriate electrical infrastructure is located and investigate what may be required to establish service.

If you're planning to live off-grid with solar and batteries, your priorities may be different.

That's exactly why cheap land isn't automatically good or bad.

It depends on what you want to do with it.

Access Can Make Land Cheap

This is a big one in the High Desert.

Some inexpensive parcels are easy to reach.

Others aren't.

A property may require several miles of dirt-road driving. The road may be sandy, rocky, washed out, poorly maintained or barely recognizable.

And seeing tire tracks on satellite imagery doesn't necessarily answer the legal-access question.

You want to understand both:

Can I physically get to the property?

and

Do I have the legal right to get to the property?

Those are different questions.

Remote can be wonderful.

Inaccessible is something else.

A Dirt Road in August May Be a Different Road After a Storm

High Desert access isn't just about whether your car can make it to the property on the day you look at it.

Conditions can change.

I've driven plenty of desert roads that looked perfectly reasonable until they weren't.

Soft sand, washes and storm damage can turn an innocent-looking dirt road into a much more interesting adventure than you planned.

If you're considering remote land, think about how you'll use the property year-round and what type of vehicle may be needed.

Cheap Land May Be Difficult to Build On

A parcel can be legally created and still present significant challenges for development.

Before buying land because you plan to build a house, investigate whether your intended project appears feasible.

Depending on the property, that may involve questions about:

• Zoning
• Legal access
• Building setbacks
• Water
• Septic
• Electricity
• Grading
• Drainage
• Flood hazards
• Fire requirements
• Native plants
• Topography
• Easements
• Road improvements
• Other development requirements

A residential zoning designation is a good place to start.

It isn't the same thing as a guarantee that your particular house can be built exactly where and how you envision it.

Five Acres of Mountain Is Still Five Acres

Joshua Tree is known for dramatic terrain.

That's wonderful when you're looking for views.

It can be considerably less wonderful when you're trying to build a house.

A steep, rocky or irregular parcel may have much less usable area than a relatively flat parcel of exactly the same size.

Development on difficult terrain can potentially involve additional grading, engineering, driveway work and foundation considerations.

This is why I pay attention to usable acreage, not just acreage.

Flood and Drainage Issues Aren't Just for Places With Rivers

We're in the desert.

It barely rains.

Until it does.

Desert washes can move a tremendous amount of water during storms, and some properties may be affected by flood zones or natural drainage patterns.

That doesn't automatically mean you shouldn't buy the property.

It means you should understand the condition before deciding what the land is worth to you and whether it works for your plans.

Septic Can Be Another Piece of the Puzzle

Many Joshua Tree properties rely on onsite septic systems rather than public sewer service.

If you're buying land to build a home, wastewater isn't an optional detail.

The property needs an acceptable solution.

Don't assume that because a neighboring parcel has a septic system, yours will automatically have the same development conditions.

Investigate before you buy.

Joshua Trees Themselves Can Affect Development Plans

Yes, the thing people come to Joshua Tree to see can also become part of your development planning.

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

That doesn't mean land containing Joshua trees is unbuildable.

It means buyers shouldn't assume they can simply clear vegetation wherever they want to place a house, driveway or other improvement.

If you're buying a parcel with significant native vegetation, investigate how your proposed development may be affected.

Some Cheap Parcels Have Title or Easement Issues

This is another reason I like buyers to review the preliminary title report carefully.

Recorded documents may reveal:

• Access easements
• Utility easements
• Rights benefiting neighboring properties
• Restrictions
• Mineral reservations
• Road agreements
• Other matters affecting the land

Sometimes none of those things create a serious problem.

Sometimes one of them explains why a property has been difficult to sell.

Read the documents before deciding you've found the deal of the century.

Sometimes the Seller Just Wants Out

Here's the part people sometimes forget.

Not every cheap property has a hidden problem.

Vacant land owners sell for all kinds of reasons.

Someone may have inherited property they don't want.

An owner may have bought it decades ago and no longer have plans for it.

Someone may be tired of paying property taxes on land they'll never use.

An investor may simply want to liquidate.

Or the seller may need cash and price the property aggressively.

Cheap doesn't automatically mean bad.

Sometimes cheap really does mean opportunity.

You just need enough information to know the difference.

Some Buyers Purchased Without Knowing What They Were Buying

This happens too.

Vacant land is incredibly easy to fall in love with online.

Five acres.

Joshua Tree.

Mountain views.

Beautiful sunset photos.

What could possibly go wrong?

Then the owner discovers the property doesn't have the access, water, utilities or development potential they expected.

Eventually they decide to sell.

That doesn't necessarily mean the property is worthless.

It may simply mean it was the wrong property for what that buyer wanted to do.

Someone else may have completely different plans.

Cheap Land Can Be Perfect for the Right Buyer

Suppose a remote five-acre parcel has no public water and no nearby electricity.

That's probably not my first choice for someone who wants to start building a conventional home immediately.

But what if another buyer wants inexpensive land as a long-term investment and doesn't plan to develop it anytime soon?

Different goal.

Different property.

Different definition of value.

That's why I keep coming back to the same question:

Don't tell me how many acres you want. Tell me what you want to DO with the acres.

The $10,000 Parcel Can Cost More Than the $40,000 Parcel

Imagine two Joshua Tree properties.

Parcel A — $10,000

Remote access. No water meter. Power is distant. Significant site work may be necessary.

Parcel B — $40,000

Easy access. Paid water meter. Electricity at the property. Relatively flat building area.

Which one is cheaper?

If you simply want to own desert acreage, maybe Parcel A.

If you're planning to build a house, Parcel B may ultimately cost less.

The listing price tells you what it costs to buy the dirt.

It doesn't tell you what it costs to accomplish your plans.

Before Buying Cheap Joshua Tree Land, Ask Why It's Cheap

You don't have to be suspicious of every inexpensive parcel.

You just need to be curious.

Ask:

Why is this property priced below other parcels?

How is the access?

Where is the water?

Where is the electricity?

What is the zoning?

Can I do what I want to do here?

Is the parcel relatively flat and usable?

Are there flood or drainage issues?

What does the preliminary title report show?

Are there easements?

What might septic require?

Are there development constraints I haven't considered?

Then compare the answers with the purchase price.

Sometimes You Really Did Find a Bargain

I don't want buyers to become so afraid of vacant land that every low price looks like a trap.

There are opportunities in the High Desert.

That's one of the reasons people love buying land here.

But the bargain isn't determined by the price per acre.

It's determined by whether the property does what you need it to do at a total cost that makes sense.

Sometimes you found a fantastic piece of Joshua Tree land at a great price.

And sometimes...

you found a very inexpensive place to own dirt.

Knowing the difference is the whole point of doing your homework.

Thinking About Buying Land in Joshua Tree?

I work with buyers and sellers of vacant land throughout Joshua Tree, Twentynine Palms, Yucca Valley, and the surrounding Morongo Basin.

If you've found a cheap Joshua Tree parcel online and you're wondering whether it's a bargain or whether there's something you're overlooking, start with the property itself—not just the price.

We'll look at what you want to do with the land and the practical questions that should be investigated before you buy.

Contact Dawn Anderson, Broker — Sell29.com

Bring me the APN and tell me what you want to do with the property.

We'll start there.

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.