ZIP 92301
Adelanto, CA
Homes &
Land
for Sale, Verified
Before You Buy
A charter city on US-395 with tract homes, desert acreage, pioneering cannabis cultivation and high hopes of progress.
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Four things
that are
easy to miss
in Adelanto
Not every Adelanto address is in Adelanto.
ZIP code 92301 covers about 225 square miles, and only about 49 are inside the city limits, by Census Bureau mapping. Nearly all the rest is County land outside any city, including El Mirage, where County rules apply and the City’s do not. The mailing address does not tell you which one you are buying. U.S. Census Bureau, 2020 ZIP-area-to-place file
- Every property pays more than the 1 percent tax.School and college bonds and the water agency are on every tax bill. Trash, tract landscaping or a facilities district depends on the home.See the rights table ↓
- Horses are allowed in two kinds of zone only.Livestock is limited to the half-acre and Desert Living zones.See the rights table ↓
- The planned rail line has no Adelanto station.The High Desert Corridor would cross the city. The agency behind it has published no construction date.See what is changing ↓
Adelanto zoning, water and property rights
What the listing will not tell you, check by check, each with the place it is written. The zoning district on the parcel decides most of them.
| Check | What usually applies in Adelanto |
|---|---|
| Jurisdiction | A charter city. City zoning and City permits apply inside the city limits; land outside them with an Adelanto address is under County rules.Written in: Adelanto Municipal Code, Charter section 100 (current through Ordinance 663, May 13, 2026). |
| Zoning | Eleven residential districts. In the nine with a lot-size standard in Table 20-1, the minimum lot runs from 3,500 square feet to 9 acres.Written in: Adelanto Municipal Code sections 17.20.010 and 17.20.030, Table 20-1. |
| Taxes and special assessments | Every Adelanto property has charges on its tax bill beyond the 1 percent base tax. The amount and what they pay for change from one address to the next, so read the tax bill before you write an offer.Written in: San Bernardino County tax collector, 2026-27 secured roll (read October 5, 2026); Adelanto City Council packet, June 24, 2026. |
| Water | City water comes from City wells and imported Mojave Water Agency water, and the State lists the system as not failing (October 2, 2026). The City’s 2025 report lists PFAS at two sample points, so read it before you buy.Written in: City of Adelanto, Consumer Confidence Reports (2025 report, issued June 2026). |
| Sewer | City sewer where the lines reach. Some areas are on septic, so confirm it for the address.Written in: Lahontan Regional Water Board, letter to the City, December 13, 2017. |
| Vacant land | Yearly water and sewer standby fees on vacant, unimproved parcels, collected on the property-tax bill.Written in: Adelanto Public Utility Authority staff report, June 24, 2026. |
| Livestock | Only in the R1-.5 district and the Desert Living districts. Horses: one per 9,000 square feet of lot there, and none in R1.Written in: Adelanto Municipal Code section 7.04.095 and Table 7.04.120.A. |
| ADU (second unit) | Approved without a public hearing when it meets the code’s standards, and the City must act within 60 days of a complete application. With a single-family home, a detached unit may be up to 1,200 square feet.Written in: Adelanto Municipal Code section 17.20.080 (amended March 25, 2026). |
| HOA and restrictions | Set tract by tract. The preliminary title report for the parcel shows any association and any recorded restrictions.Written in: the title report for the parcel. |
| Cannabis | Growing for personal use is indoor only, with a City permit. Commercial growing is indoor only and allowed only in the City’s Cannabis Overlay Zones, with City permits.Written in: Adelanto Municipal Code section 8.60.050 and section 17.80.080. |
| Schools | Adelanto Elementary School District through grade 8, and Victor Valley Union High School District for grades 7 to 12. Use each district’s boundary maps or school locator for the address.Written in: Adelanto Elementary School District; Victor Valley Union High School District. |
General information, not a title report, a survey, legal advice or representation. I check an address against the City or County record as of the date I check it. The agency’s own decision controls.
Zoning districts and minimum lot sizes in Adelanto
| District | Minimum lot |
|---|---|
| DL-9 (Desert Living) | 9 acres |
| DL-5 (Desert Living) | 5 acres |
| DL-2.5 (Desert Living) | 2.5 acres |
| R1-.5 | 20,000 sq ft |
| R1 | 7,200 sq ft |
| R-S5 | 5,000 sq ft |
| R3-8 | 7,200 sq ft |
| R-M12 | 3,500 sq ft |
| R3-30 | 1 acre |
The code’s text calls R1-.5 a half acre, but its table says 20,000 square feet, and the table is the standard. Mixed Use and Airport Park are the other two residential districts and are not in this table.
Source: Adelanto Municipal Code section 17.20.030, Table 20-1 (the 2026 S-54 supplement, current through Ordinance 663, May 13, 2026).
What is on an Adelanto tax bill
Every taxable property in the city pays bond rates on top of the 1 percent tax. Victor Valley Union High School District bonds were approved in 2008, with Measures X and A added in November 2024. Victor Valley College bonds are Measure JJ of 2008.
Two Mojave Water Agency lines are on every bill as well. They pay for State Water Project costs. Your lender and escrow count all of these in the monthly payment.
Homes also carry the City’s residential trash charge, and twelve tracts add landscape and streetlight charges. A separate facilities district, CFD 2006-2, taxes about 440 parcels to repay debt for public improvements, and no parcel carries both tract and district charges. Vacant lots carry water and sewer standby fees in place of trash.
Source: San Bernardino County tax collector, 2026-27 secured roll, bill and district files dated October 4, 2026; Adelanto City Council packet, June 24, 2026 (Resolutions 26-33 and 26-34 and the assessment district reports); Victor Valley Community College District, Measure JJ bond audit, June 30, 2025; San Bernardino County Registrar of Voters, November 5, 2024 measures.
The water system
Water is provided by the City through the Adelanto Public Utility Authority. The system has been operated under contract by Woodard & Curran since September 15, 2025. In 2024 the City pumped from six of its active wells and has also imported Mojave Water Agency water since July 2021.
The 2025 report, issued June 2026, lists PFHxS, one PFAS compound, at 3.2 to 20 nanograms per liter. That range covers two sample points, the Lower Booster and Well 01G.
The State set its response level for PFHxS at 10 nanograms per liter on October 29, 2025, measured as a yearly running average. The report prints 20 and gives a range, not an average.
The 2024 report said required nitrate samples were not collected at five wells that year and that the make-up samples met standards. The 2025 report shows no nitrate violation.
Source: City of Adelanto, 2024 Consumer Confidence Report (issued June 2025); 2025 Consumer Confidence Report (issued June 2026); State Water Board, PFHxS notification and response levels, October 29, 2025; City agenda packet, December 10, 2025; State Water Board SAFER data, October 2, 2026.
Water and sewer: what it costs, and the rules
The City’s rate page lists a home water base charge of $32.28 a month for a meter up to 1 inch. Water use costs $2.91 per unit for the first 15 units and $5.42 above that. Sewer is a flat $61.06 a month for a single-family home.
The City hired a consultant in August 2025 to study rate increases.
New or replacement septic systems fall under the State’s Tier 1 rules. State Water Board records show no connection ban and no active order against the City’s sewer plant (read October 4, 2026). The regional water board rescinded its earlier orders on January 9, 2014.
Source: City of Adelanto, water and sewer rates (read October 4, 2026); Lahontan Regional Water Board Order R6V-2014-0004.
Animals: the distance rule
Where livestock is allowed, it may not be kept within 100 feet of a residence other than the owner’s own, unless that neighbor consents.
Flood and fire zones
FEMA maps small flood hazard areas inside the city. They run along the East Adelanto Channel in the central city and along the Mojave River at the eastern tip.
The State Fire Marshal’s map dated March 24, 2025, shows no land inside the city limits in a High or Very High fire hazard zone. Most is mapped Moderate.
Source: FEMA National Flood Hazard Layer, panels 06071C5785H and 06071C5805H; Office of the State Fire Marshal, Local Responsibility Area map, March 24, 2025. Both read October 4, 2026.
ADU details
Side and rear setbacks are at least 4 feet, and rentals must be longer than 30 days. The owner does not have to live on the lot for an ADU.
The City’s code requires the owner to live there for a junior ADU. State law, as amended effective January 1, 2026, requires it only when the junior unit shares a bathroom with the main house. The City’s code also gives two different counts of junior ADUs per lot, and State law allows one, so confirm both with City Planning.
Source: Adelanto Municipal Code section 17.20.080 (last amended March 25, 2026); California Government Code section 66333.
Have an address in Adelanto? Send it and I run a free Net Rights Analysis. If you have no address yet, tell me what you want to do with the land.
Send an address or text it to (951) 336-1873Who buys in Adelanto, and what the city offers
A tract home on a city lot
The city offers tract lots in the R1 and small-lot districts, City water, and sewer where the lines reach. The State’s fire map shows no High or Very High zone inside the city. Read the tax bill for trash, tract and facilities-district charges.
Animals and room, inside a city
The half-acre and Desert Living districts allow horses by lot size. Confirm sewer or septic for the address.
A parcel to hold or build on
The zoning district on the parcel sets what can be built. Vacant parcels carry yearly water and sewer standby fees, so count the holding cost.
Not the fit: horses on a standard tract lot. The R1 district allows none. Look at Adelanto’s half-acre and Desert Living districts, or at Oak Hills and Phelan.
What is changing in Adelanto
Four labels, four different things. Price the parcel on what exists today.
Built: open and in use. Under construction: work has started on the ground. Planned: approved or proposed, not started. Unfunded: not yet funded, no schedule published.
US-395 widening, two lanes to four
BuiltPalmdale Road to Chamberlaine Way: finished in 2021.
Under constructionInterstate 15 to Palmdale Road, about seven miles: under way since February 2026. In its April to June 2026 report, the county transportation authority (SBCTA) forecasts the lanes in use by August 2028. It forecasts the project finished in February 2029, and the construction contract runs through December 2029.
UnfundedChamberlaine Way to Desert Flower Road, through Adelanto: to be completed as funding becomes available, with no schedule published, as of June 2026.
What it changes for a parcel: The route to Interstate 15 is a work zone until the second phase is done. Do not price a parcel on the third.
Source: SBCTA news releases, October 8, 2024, November 12, 2025 and February 26, 2026; SBCTA Major Projects Status Report, April to June 2026.
High Desert Corridor rail line, Palmdale to the Victor Valley
PlannedThe High Desert Corridor Joint Powers Agency’s goal is a federal Record of Decision in late 2026 or early 2027. The route would cross Adelanto. Stations are proposed only at Palmdale and the Victor Valley.
Not yet certain: the construction start, the opening date and the funding. The $1.86 billion set aside for construction is dated to fiscal years 2063 to 2067.
What it changes for a parcel: A corridor to check a parcel against, not a commute.
Source: High Desert Corridor Joint Powers Agency (page updated September 30, 2026); agency briefing, September 2024.
CarMax reconditioning and auction center
Under constructionGround is broken on about 47 acres at Rancho Road and Emerald Road. In February 2026 the City Manager said it is expected to operate in 2027. It is not open to retail customers.
Not yet certain: the building size and the job count. City documents give different figures for each.
What it changes for a parcel: An employer in the industrial area.
Source: Adelanto City Council minutes, February 25, 2026; City Manager’s letter, June 16, 2026 (site size).
Adelanto Industrial Center
PlannedApproved by the Planning Commission on May 15, 2024. The plan is 2.48 million square feet of warehouses on 128 acres at Adelanto Road and Avalon Avenue, next to Southern California Logistics Airport.
Not yet certain: whether and when it is built, and whether the approval is still in force. Its conditions required substantial construction to begin by May 15, 2026, and no record shows construction has started. In June 2026 the City still described the project as planned.
What it changes for a parcel: Approved is not built. Ask City Planning whether the approval stands, and check a parcel’s distance to the site and to the airport’s noise contour.
Source: Adelanto Planning Commission minutes, May 15, 2024; conditions of approval, Planning Commission packet, May 15, 2024; City Manager’s letter, June 16, 2026.
The other side
- Three detention facilities operate inside the city, on Rancho Road and Commerce Way. The State’s population estimate for Adelanto fell 1.7 percent, to 36,652 for January 1, 2026, and the State says falling correctional-facility populations contributed. The State does not say which facility. Source: California Department of Finance, May 1, 2026; The GEO Group, Inc., Form 10-K for 2025; San Bernardino County Sheriff.
- Part of the land beside the logistics airport is inside its 65-decibel noise contour. A 2024 State letter places the warehouse site approved that year inside it. Source: Caltrans Division of Aeronautics, April 19, 2024.
- The City’s audits run late. The latest, for fiscal 2023-24, was signed on January 31, 2026, and shows a General Fund unassigned deficit of $2,390,069. Adelanto is not among the cities the State Auditor has designated high risk. Source: California State Auditor, Report 2025-801, October 7, 2025; City of Adelanto Annual Financial Report, fiscal 2023-24.
- Building is slow against the plan. The City reports 170 homes permitted in the current housing cycle through 2025, against a State target of 3,763 by October 2029. Source: Adelanto General Plan progress report, April 8, 2026.
Adelanto real estate market, September 2026
In September 2026, 29 single-family homes closed in the City of Adelanto at a median of $405,000 (CRMLS statistics, read October 6, 2026). That is a seller’s market: 70 homes were for sale, about 2.4 months of supply at September’s pace. The median was 5.2% above August and 5.8% below September 2025.
- $405,000Median sold
- $265Median price per square foot
- 29Closings
- 26Median days to sell
- 2.4 moInventory
- 23Pending
Counts are as of the read date, and closings reported later can still be added. Medians are not appraisals.
What the numbers do not show: A town median is not one home’s price. Small-lot tract homes and homes on acreage share one median here. September was also a busy month: on the twelve-month pace, supply is 3.5 months, not 2.4.
Land
Eight parcels closed in September at a median of $70,000, against seven at $27,500 in August; medians from so few sales swing widely. Land is a buyer’s market: 445 parcels were for sale, about 55.6 months of supply at September’s pace. For a buyer, that means choice, and time to check zoning, water and access before an offer.
Selling in Adelanto? A town median is not your parcel’s number. I price against comparable rights, not comparable kitchens.
Get a home valueTwelve months of Adelanto numbers
| Month | Median sold | Closings | Median days to sell | Median price per square foot |
|---|---|---|---|---|
| Oct 2025 | $409,000 | 17 | 28 | $258 |
| Nov 2025 | $402,500 | 18 | 45 | $251 |
| Dec 2025 | $395,000 | 17 | 45 | $237 |
| Jan 2026 | $384,900 | 23 | 70 | $248 |
| Feb 2026 | $390,000 | 18 | 51 | $270 |
| Mar 2026 | $390,000 | 23 | 28 | $261 |
| Apr 2026 | $405,000 | 24 | 39 | $257 |
| May 2026 | $425,000 | 21 | 26 | $259 |
| Jun 2026 | $400,000 | 17 | 15 | $242 |
| Jul 2026 | $385,000 | 15 | 47 | $245 |
| Aug 2026 | $384,950 | 18 | 30 | $240 |
| Sep 2026 | $405,000 | 29 | 26 | $265 |
Based on information from California Regional Multiple Listing Service, Inc. as of October 6, 2026 and/or other sources. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information.
Search Adelanto homes and land for sale
Photos will not tell you which district a lot is in, or whether it is inside the city limits. Browse, then send the one you would write an offer on.
Adelanto questions buyers ask before they tour
Is every Adelanto address inside the City of Adelanto?
No. The Adelanto ZIP code covers far more land than the city, including County land around El Mirage. A home can have an Adelanto mailing address and still sit outside the city limits, where County zoning applies. Check the parcel against the city line, not the mailing address.
Can I keep horses in Adelanto?
Only in some zones. The City code allows horses in the half-acre zone and the Desert Living zones, but not in the standard single-family zone. Lot size sets how many animals you can keep, and they must stay a set distance from the home next door unless that neighbor agrees.
Is Adelanto on City water and sewer?
Water comes from the City utility, which draws on City wells and imported water. Sewer is City service where the lines reach, and some areas are on septic, so the address decides. Vacant parcels are billed yearly standby fees for both.
Will the high-speed rail line stop in Adelanto?
No station is proposed in Adelanto. The High Desert Corridor line would cross the city on its way to the planned Brightline West station in the Victor Valley. It has no start date or opening date, and the money to build it is set for decades from now.
Send an Adelanto address
Send an address and I check the zone, the water and sewer, and what you can do there.
Every form inquiry gets an automatic confirmation. During business hours I aim to reply myself within 5 minutes, and always the same day.
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Jeremy Wilson
RE/MAX Freedom
6562 Caliente Rd, Ste 106, Oak Hills, CA 92344
(951) 336-1873 ·
Text ·
jeremy@wilsonsocalhomes.com
DRE #01998524
Sources
Rights and project facts checked October 4 and 5, 2026. Market figures are September 2026 CRMLS statistics, read October 6, 2026. Each fact above names where it is written; the full list is here. Rules change, so check the current record before you rely on it.
All sources for this page (33)
Jurisdiction and zoning
- Adelanto Municipal Code, Charter and Titles 7, 8 and 17, 2026 S-54 supplement, current through Ordinance 663, May 13, 2026.
- U.S. Census Bureau, 2020 ZIP-area-to-place relationship file.
- California Government Code section 66333 (junior ADUs), as amended effective January 1, 2026.
Water and sewer
- City of Adelanto, 2024 Consumer Confidence Report, issued June 2025.
- City of Adelanto, 2025 Consumer Confidence Report, issued June 2026.
- State Water Board, PFHxS notification and response levels, October 29, 2025.
- Adelanto City Council and utility authority agenda packet, December 10, 2025 (system operator).
- Adelanto Public Utility Authority staff report, June 24, 2026 (standby fees).
- City of Adelanto, water and sewer rates, read October 4, 2026.
- Lahontan Regional Water Quality Control Board, septic program, page updated February 19, 2025; letter to the City, December 13, 2017; Order R6V-2014-0004.
- State Water Board, SAFER drinking water data, October 2, 2026.
Flood, fire and noise
- FEMA National Flood Hazard Layer, panels 06071C5785H and 06071C5805H, read October 4, 2026.
- Office of the State Fire Marshal, Local Responsibility Area fire hazard severity zones, March 24, 2025.
- Caltrans Division of Aeronautics, comment letter, April 19, 2024.
Schools
- Adelanto Elementary School District, read October 4, 2026.
- Victor Valley Union High School District, read October 4, 2026.
Projects
- SBCTA, US-395 news releases, October 8, 2024, November 12, 2025 and February 26, 2026.
- SBCTA Major Projects Status Report, April to June 2026.
- High Desert Corridor Joint Powers Agency, page updated September 30, 2026; briefing, September 2024.
- Adelanto City Council minutes, February 25, 2026 (CarMax).
- City Manager’s letter, June 16, 2026 (CarMax site size), in the June 24, 2026 packet.
- Adelanto Planning Commission minutes, May 15, 2024 (Adelanto Industrial Center).
- Adelanto Planning Commission packet, May 15, 2024 (conditions of approval, Tentative Parcel Map 20745 and Location and Development Plan 23-06).
Market
- California Regional Multiple Listing Service (CRMLS) statistics for the City of Adelanto, September 2026, read October 6, 2026.
The city
- San Bernardino County Sentinel, “Adelanto To Permit Commercial Marijuana Cultivation In Industrial Park”, November 26, 2015 (the City’s vote to permit commercial cultivation).
- California Department of Finance, E-1 population estimates, May 1, 2026.
- City of Adelanto Annual Financial Report, fiscal 2023-24, signed January 31, 2026.
- California State Auditor, Report 2025-801, October 7, 2025.
- San Bernardino County Auditor-Controller/Treasurer/Tax Collector, 2026-27 secured roll, bill and district files dated October 4, 2026.
- Adelanto City Council packet, June 24, 2026 (trash on the tax roll, assessment districts, CFD 2006-2).
- Victor Valley Community College District, Measure JJ bond audit, June 30, 2025; San Bernardino County Registrar of Voters, November 5, 2024 measures.
- City of Adelanto, General Plan annual progress report, April 8, 2026.
- The GEO Group, Inc., Form 10-K for 2025; San Bernardino County Sheriff.