Parts of ZIP 92345 and 92344
Hesperia, CA
Homes &
Land
for Sale, Verified
Before You Buy
A city on Interstate 15 above the Cajon Pass, with tract lots, horse property, farm zones, family parks and major projects in the works.
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Four things
that are
easy to miss
in Hesperia
Not every Hesperia home is listed as Hesperia.
ZIP code 92344 covers about 38 square miles, and about 10 are inside the City of Hesperia, by Census Bureau mapping. Most of the rest is Oak Hills, which is County land. A home listed as Oak Hills can sit inside the city, where City rules apply. U.S. Census Bureau, 2020 ZIP-area-to-place file
- Every property pays more than the 1 percent tax.The water agency and the college bond are on every city tax bill. Most homes add a park district charge, and some tracts add more.See the rights table ↓
- About a third of the city’s land is in the State’s Very High fire zone.Most of it lies south of Ranchero Road and along Interstate 15. About 8 in 10 homes sit in no zone.See the rights table ↓
- The Brightline West station is planned, not built.The site has federal clearance. The company targets late 2029, and its federal loan had not been approved as of September 2026.See what is changing ↓
Hesperia zoning, water and property rights
What the listing will not tell you, check by check, each with the place it is written. The zone on the parcel decides most of them.
| Check | What usually applies in Hesperia |
|---|---|
| Jurisdiction | An incorporated city. City zoning and City permits apply inside the city limits; parts of ZIP 92344 and 92345 are outside them, under County rules.Written in: City of Hesperia General Plan 2025, Land Use Element, page LU-5; U.S. Census Bureau, 2020 ZIP-area-to-place file. |
| Zoning | Five home and farm zones: R1, R3, Rural Residential, A1 and A2. Outside R3, the lot minimum is the number after the zone on the City’s land use map.Written in: Hesperia Municipal Code sections 16.16.075 and 16.16.120, note 5 (section 16.16.120 last amended by Ordinance No. 2025-06, November 4, 2025). |
| Taxes and special assessments | Every Hesperia 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). |
| Water | Hesperia Water District, run by the City, pumps its drinking water from wells in the Mojave groundwater basin. A court judgment governs pumping there, and water pumped above the district’s share must be replaced at a cost.Written in: City of Hesperia, Hesperia Water District page (read October 8, 2026); City of Hesperia General Plan 2025, Land Use Element; City of Hesperia budget book, fiscal 2025-26 (Water). |
| Sewer | Not every lot is on sewer, so confirm sewer or septic for the address. New homes in the R3 zone and R1 small-lot subdivisions must connect to sewer.Written in: Hesperia Municipal Code sections 16.16.075, 16.16.125 and 16.12.360. |
| Livestock | Horses are allowed in the Rural Residential and farm zones, and on R1 lots over 20,000 square feet. An R1 lot of 19,000 square feet or more may be allowed one horse with written approval from every bordering owner, including across the street.Written in: Hesperia Municipal Code section 16.20.680, Tables A, B and C. |
| ADU (second unit) | Reviewed by staff without a public hearing, and the City must act within 60 days of a complete application. A detached unit may be up to 1,200 square feet of living area.Written in: Hesperia Municipal Code section 16.12.360 (last amended by Ordinance No. 2025-01, May 20, 2025). |
| 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. |
| Fire zone | About a third of the city’s land is in the State’s Very High fire zone, mostly south of Ranchero Road and along Interstate 15. About 8 in 10 homes sit in no zone, so check the map for the address.Written in: Office of the State Fire Marshal, Fire Hazard Severity Zones map, March 24, 2025 (measured October 8, 2026). |
| Flood | FEMA maps 100-year flood zones along the Mojave River, the Antelope Valley Wash and in Summit Valley. Much of the south end is unstudied, so check the flood map for the address.Written in: FEMA National Flood Hazard Layer, read October 8, 2026 (map panels effective August 28, 2008 and September 2, 2016). |
| Schools | Most of the city is in Hesperia Unified School District, and a small part is in Snowline Joint Unified. Use the School Finder on Hesperia Unified’s site to see which school serves the address.Written in: San Bernardino County tax collector, 2026-27 secured roll; Hesperia Unified 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 that date. The agency’s own decision controls.
Hesperia zoning districts
| Zone | What it is for |
|---|---|
| R1 (Single-Family Residence) | Single-family homes in a suburban setting. Covers R1-4500 and R1-18000. |
| R3 (Multiple-Family Residence) | Townhouses, condos, duplexes and apartments; not meant for horses. New lots need 5 acres, except for townhomes and condos. |
| RR (Rural Residential) | Detached homes in rural areas, written to protect animal keeping. Covers RR-20000, RR-1, RR-2½ and RR (SD). |
| A1 (Limited Agricultural) | Rural living with limited farm uses. Covers A1-2½. |
| A2 (General Agricultural) | Farm uses on large lots. |
| C1, C2 and C3 (Commercial) | Neighborhood shops, general retail and offices, and service businesses. C2 also allows multi-family housing. |
| I1 and I2 (Industrial) | Lighter industry in I1. The heaviest manufacturing and warehousing in I2. |
A number under 100 means acres, and a number over 100 means square feet. So R1-18000 means 18,000 square feet, and A1-2½ means 2.5 acres.
R1 small-lot subdivisions can go down to 4,500 net square feet a lot. Projects of ten acres or more can go to 3,000, averaging 4,000.
Source: Hesperia Municipal Code sections 16.16.075, 16.16.120, 16.16.125 and 16.16.310; sections 16.16.120 and 16.16.310 were last amended by Ordinance No. 2025-06, November 4, 2025. Read on the City’s online code, October 8, 2026.
Specific Plans: where the base zones do not apply
A Specific Plan sets its own zones and rules for the land inside it. Hesperia’s General Plan says they cover about 30 percent of the city’s land use map.
The Main Street and Freeway Corridor plan covers the freeway frontages and Main Street. Its zones include Regional Commercial and General Industrial (GI). GI is a zone of that plan, not one of the City’s base zones.
The Tapestry plan is now called Silverwood. In 2016 it took about 9,366 acres out of the older Rancho Las Flores plan. About 492 acres stay under Rancho Las Flores.
Source: City of Hesperia General Plan 2025, Land Use Element, pages LU-9 to LU-11; Main Street and Freeway Corridor Specific Plan, chapter 9.
What is on a Hesperia tax bill
Every taxable property in the city pays bond rates on top of the 1 percent tax. They are two Mojave Water Agency rates and the Victor Valley College bond, Measure JJ of 2008. Hesperia Unified School District has no bond rate.
Most homes also carry a Hesperia Recreation and Park District charge for parks and streetlights. Some tracts add a second park district charge for tract landscaping. Your lender and escrow count all of these in the monthly payment.
Newer tracts can add a community facilities district (CFD), a special tax that repays public works or pays for upkeep. One of them, the Belgate district in western Hesperia, is on 1,007 tax bills for 2026-27.
Silverwood’s own buyer guide puts its total tax rate at about 2 percent of assessed value. County tax bills for 2026-27 bear that out. On 175 built homes, taxes and fixed charges ran from 1.9 to 2.5 percent of taxable value.
A typical Silverwood bill carries six fixed charges on top of the tax rates. They are flat dollar amounts, about $4,000 to $7,000 a year on a built home, and they rise each year.
The community association fee is $157 a month for 2026. It includes internet service, and a developer subsidy holds it at that level through 2026.
On a $500,000 home, taxes, fixed charges and the association fee come to about $11,600 a year. That is an effective rate of about 2.3 percent of the price. On actual bills for built homes, with the fee added, it runs from 2.2 to 2.9 percent.
The City is outside County Fire’s FP-5 tax zone, and County vector and trash charges are not on city bills. About 3,700 city bills carry a different County Fire district charge, CFD 94-01.
Source: San Bernardino County tax collector, 2026-27 secured roll (read October 5, 2026); Hesperia Recreation and Park District, board packet, May 8, 2024; City of Hesperia, Community Facilities District 2005-1 offering statement, October 15, 2024; Silverwood, “Community Facilities District: a quick guide for Silverwood buyers”, August 2025; Silverwood, “Living Connected: Your Silverwood Community Association”, August 2025; Silverwood Community Association, annual disclosure packet for 2026. The Silverwood rates and the $500,000 example are computed by Wilson SoCal Homes from the County’s bill data, with the taxable value set equal to the price.
The water system
Hesperia Water District is a subsidiary of the City and provides water and sewer service. The City’s water page counts 15 wells and 14 reservoirs serving about 29,000 connections.
The wells draw from the Alto part of the Mojave basin, under a court judgment. Water pumped above the district’s share must be replaced. The district leases other owners’ unused rights or pays the Watermaster’s rate.
For vacant land, ask the district in writing whether it will serve the parcel.
Source: City of Hesperia, Hesperia Water District page (read October 8, 2026); City of Hesperia General Plan 2025, Land Use Element, pages LU-13 and LU-14; 2025 Mojave Regional Urban Water Management Plan, chapter 11; City of Hesperia budget book, fiscal 2025-26 (Water).
Animals: the counts
In Rural Residential zones the count is one horse per 10,000 square feet of lot. In the A1 and A2 farm zones it is four horses per acre. Hogs are not allowed in Rural Residential or R1 zones.
On R1 lots over 20,000 square feet the count is one horse per 10,000 square feet, up to six. In the Rural Residential and farm zones, horses, cattle and small livestock share one total, so the lot size caps the mix.
Source: Hesperia Municipal Code sections 16.20.680 and 16.20.690 (Ordinance No. 2017-18, October 17, 2017, and No. 2021-01, June 1, 2021). Read on the City’s online code, October 8, 2026.
Fire hazard zones and insurance
The State’s 2025 map puts 15,359 acres, about a third of the city’s land, in its Very High fire zone. The earlier map had 715 acres. About 8 in 10 homes counted in the 2020 Census sit in no fire zone.
Most Very High land lies south of Ranchero Road, down to Summit Valley and Highway 138. A strip also follows Interstate 15 from Main Street south. North of Ranchero Road, land west of Maple Avenue is mostly High or Moderate, and the central street grid mostly has no fire zone.
The east city limit north of Main Street has a Moderate band and a High pocket near Bear Valley Road.
The Department of Insurance says insurers set prices with their own risk models, not this map. They weigh much of the same fire data, so a high-hazard parcel can still cost more.
The FAIR Plan is California’s insurer of last resort, run by private insurers. At mid-2026 its residential policies averaged about $1,500 a year in ZIP 92345 and $2,200 in 92344. Owner-occupied homes in its High group averaged about $5,100 and $3,000.
The City applies wildfire building rules to new construction in Very High zones, and in High zones since January 1, 2026. Sellers in both owe buyers added fire disclosures. In Very High zones, owners must keep brush thinned for 100 feet around the home.
Silverwood’s own handout says every home there has fire sprinklers and that a County fire station is on site. It does not name the community’s fire zone. Look up the address on the State’s map, then get an insurance quote before you offer.
Source: State Fire Marshal, Fire Hazard Severity Zones map and acreage table, March 24, 2025. City of Hesperia bulletin IB-25-002. Civil Code 1102.6f and 1102.19; Government Code 51182. Department of Insurance, 2025 consumer alert and Safer from Wildfires. California FAIR Plan, June 30, 2026 (premium divided by policies). Silverwood fire information handout, August 2025. Locations and home counts measured by Wilson SoCal Homes from the State’s map and 2020 Census blocks, October 8, 2026.
Flood zones
FEMA’s flood map shows Zones A and AE along the Mojave River, the Antelope Valley Wash and in Summit Valley. A large part of the south end is Zone D, where FEMA has not studied the flood hazard. There, no mapped flood zone means unstudied, not low risk.
A City report from February 2025, citing its 2010 review, also lists the Oro Grande Wash. FEMA’s current map shows no flood zone on that wash inside the city.
Source: FEMA National Flood Hazard Layer, read October 8, 2026 (panels 06071C6495H and 06071C7225H, effective August 28, 2008; panels 06071C6485J, 06071C6505J and 06071C6515J, effective September 2, 2016); City of Hesperia, Focused General Plan Update Addendum, February 2025, page 80.
ADU details
A new unit needs side and rear setbacks of at least 4 feet, and converting an existing structure needs none. A unit cannot be rented for less than 30 days. The code cannot block an 800-square-foot unit.
A lot without sewer needs one gross acre for an ADU, or an approved treatment system. Attached units have their own size limits, so confirm them with City Planning.
A junior ADU is 500 square feet or less and sits inside the house. The City’s code requires the owner to live on site for one.
State law, as amended effective January 1, 2026, requires that only when the junior unit shares a bathroom with the main house. Confirm which rule applies with City Planning.
Source: Hesperia Municipal Code section 16.12.360 (last amended by Ordinance No. 2025-01, May 20, 2025); California Government Code section 66333.
Have an address in Hesperia? 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 Hesperia, and what the city offers
A tract home on a city lot
The city offers tract lots in the R1 zones, City water, and sewer where the lines reach. Most homes sit outside the mapped fire zones. Read the tax bill for park district and tract charges.
A new home in Silverwood
Seven neighborhoods by five builders were selling as of October 2026, with parks and trails built in. Budget for special taxes and association fees on top of the base property tax.
Animals and room, inside a city
The Rural Residential and farm zones allow horses by lot size. Confirm sewer or septic, and read the lot minimum off the land use map.
Not the fit: land under County rules. Hesperia is a city, with City zoning and City permits. For County rules, look at Oak Hills, Phelan and Pinon Hills.
Neighborhood names on the record
These names are on the public record. Silverwood is the City’s name for the Tapestry plan area in the south of the city. The City’s General Plan says The Mesa makes up most of the 18,000-square-foot lot zone.
The Township Area sits in the City Center District. The City’s corridor plan bounds it by Willow Street, Third Avenue, Yucca Street and Seventh Avenue.
Five tract names appear on County tax maps: Star Valley Ranchos, Western Woods of Hesperia, Lucky Star Ranchos, Angeles Acres and Hesperia Palisades. The first four sit north of Main Street, and Hesperia Palisades is in the northeast, south of Bear Valley Road.
High Country is a federal map name on the far west edge, beside Oak Hills. Summit Valley is a valley along the south side, only partly inside the city.
Listing sites also use Golden Arrow Ranchos for an area the County maps show only as Tract 4700. Check the parcel, not the label.
Source: City of Hesperia General Plan 2025, Land Use Element; Main Street and Freeway Corridor Specific Plan, amended July 15, 2021; San Bernardino County Assessor maps, books 0399, 0406, 0408 and 0414; U.S. Geological Survey, Geographic Names Information System. Read October 8, 2026.
What is changing in Hesperia
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.
Silverwood, the Tapestry Specific Plan
Under constructionApproved for 15,663 homes on 9,366 acres. Construction began in spring 2022, and the first family moved in during August 2025, by news reports. Seven neighborhoods by five builders were selling as of October 5, 2026.
Not yet certain: the pace of building and when later neighborhoods open. Silverwood’s site draws no phase lines, and the City calls the whole plan area Silverwood.
What it changes for a parcel: Inside Silverwood, the plan’s own zones, special taxes and association fees apply. Nearby, price a parcel on what is built today.
Source: DMB Development, “Silverwood At A Glance”; Silverwood, frequently asked questions and Find Your Home (read October 8, 2026); City of Hesperia General Plan 2025, Land Use Element, page LU-9; Dwell, November 5, 2025.
Brightline West, Hesperia station
PlannedA station is planned at the Interstate 15 and Joshua Street interchange. Federal environmental clearance came on July 12, 2023. In September 2026 the company’s spokesperson gave late 2029 as the goal for service.
Not yet certain: the opening date and the financing. A $6 billion federal loan had no application or approval on file as of September 1, 2026.
What it changes for a parcel: A site to measure a parcel against, not a commute yet.
Source: Federal Railroad Administration, Environmental Assessment, October 2022, and Finding of No Significant Impact, July 12, 2023; Las Vegas Review-Journal, September 28, 2026; U.S. Department of Transportation, Build America Bureau project pipeline, September 1, 2026.
Amazon, 11500 Phelan Road
Under constructionTrade press reports Amazon paid $161.9 million for the land, and the City approved about 2.5 million square feet there. In July 2026 the City said it expects the building to open in fiscal 2026-27. No source read says it has opened.
Not yet certain: the opening date and the job count.
What it changes for a parcel: An employer on the west side of the city. It is not open yet.
Source: City of Hesperia, City Manager’s budget message for fiscal 2026-27, July 24, 2026; City of Hesperia, Notice of Determination, Hesperia Commerce Center II, approved September 18, 2024; Commercial Observer, December 11, 2024; Mojave Desert Air Quality Management District permits, August 18 and September 4, 2026.
Ranchero Road widening
BuiltThe widening from Seventh Avenue to Mariposa Road, about five miles, was substantially complete in fiscal 2024-25.
Under constructionThe new bridge over the California Aqueduct. Work stopped in fiscal 2024-25, was rebid and resumed in December 2025. The City anticipates finishing it in December 2026.
Not yet certain: whether the December 2026 date holds. The City’s progress page carries no date.
What it changes for a parcel: Ranchero Road has been closed between Seventh Avenue and Cottonwood Avenue since January 26, 2026. Expect better east-west access when the bridge opens.
Source: City of Hesperia Capital Improvement Program, fiscal 2026-27, project C.O. 7139 and project C.O. 7094; City of Hesperia notice, January 15, 2026. Read October 8, 2026.
The other side
- Interstate 15 through the Cajon Pass is the main way down the hill. That brings daily friction and occasional shutdowns. The county transportation authority’s 2025 draft lists three major closure events: a fire in 2016, a snowstorm in 2019 and a police shooting in 2024. Source: San Bernardino County Transportation Authority, Metro Valley Study Session agenda, June 12, 2025, item 6 (Cajon Pass Emergency Bypass Strategy, draft).
- Fog on the pass leads to closures through crashes. Pileups in fog closed all southbound lanes for about two to three hours on May 30, 2018 and on January 16, 2019. In 2019, investigators named heavy fog, reduced visibility and speed as factors. Source: Associated Press, May 30, 2018; San Bernardino County Fire, May 30, 2018; KABC-TV, on the crash of January 16, 2019; Caltrans District 8, January 16, 2019.
- Brightline’s Florida parent companies filed for Chapter 11 in September 2026. Brightline says Brightline West is a separate company. The Florida trains were expected to keep running. Source: KTLA with the Associated Press, September 25, 2026; The Bond Buyer, September 25, 2026.
Hesperia real estate market, September 2026
Updated with September 2026 statistics read directly from the California Regional Multiple Listing Service.
Quick answer: Hesperia, CA is a seller’s market for single family homes as of September 2026, with a $468,045 median sold price on 74 closings. There are 3.9 months of inventory on 292 active listings (homes for sale). That is how long those homes would last at September’s sales pace.
The median home took 19 days to sell, the fastest of seven High Desert communities. More homes closed than in August, faster, at a median 2.5% lower. Land is a buyer’s market.
- $468,045Median sold price
- $260Median price per square foot
- 74Closed sales in September
- 19 daysMedian days to sell
- 3.9Months of inventory
- 72Pending sales, 292 active
These figures cover single family homes, and medians displayed are not formal appraisals. Active and pending counts are as of the read date. Closings reported to the MLS after that date can still be added to September.
Read September’s speed against its prices.
Sold homes moved in a median of 19 days. Yet the median price fell 2.5% and price per square foot fell 4.4% from August. Sellers should price to September’s closings, and buyers should still expect speed on well-priced homes.
Next in line: 72 pending (homes under contract) against 292 active, a 4.1-month absorption pace.
Land
September closed 7 parcels at a $95,000 median, against 12 at $80,000 in August. They sold in a median of 14 days, against 94 in August. Treat medians from 7 closings as volatile.
Supply is 28.0 months on September’s closings.
Selling in Hesperia? A town median is not your parcel’s number. I price against comparable rights, not comparable kitchens.
Get a home valueHow to read these numbers and the area they cover
Single family residence and lot/land snapshots for the City of Hesperia, by the MLS city field. The city is ZIP code 92345 plus its part of 92344, east of I-15. Source: California Regional Multiple Listing Service (CRMLS) monthly statistics, read October 6, 2026, covering September 2026 transactions.
Hesperia closed 74 single family homes in September and 944 over the trailing twelve months. So its monthly medians carry signal. Median sold price is the middle of September’s closings.
Median price per square foot is the steadier gauge because it depends less on which homes traded. Months of inventory divides active listings on the read date by the month’s closings. Month-over-month changes compare against August’s revised MLS figures.
The three 2026 points plotted are June at $459,500, August at $480,000 and September at $468,045.
Single family residence — September 2026 headline metrics
Faster sales at softer prices. September’s closings were up from August’s 69 but below September 2025’s 83. Median days to sell came down from August’s 21.
Sellers still listed at a $490,000 median. That leaves a $21,955 spread to the closing median.
| Metric | September 2026 | Month over Month | Methodology |
|---|---|---|---|
| Median Sold Price | $468,045 | −2.5% | 74 closings, MLS |
| Median Price per Sq Ft (sold) | $260 | −4.4% | −3.0% year over year |
| Median List Price (listings in month) | $490,000 | +0.3% | Ask side, MLS |
| Median Original List Price | $489,900 | 0% | Before any reductions |
| Closed Sales (September) | 74 | +7.2% | −10.8% vs September 2025 |
| New Listings (September) | 113 | −13.7% | Supply flow |
| Median Days to Sell | 19 | −9.5% | 25 days in September 2025 |
| Active Listings | 292 | — | Read October 6, 2026 |
| Pending Sales | 72 | — | Under contract on the read date |
| Months Supply of Inventory | 3.9 | — | Seller's market |
| Sales Volume (September) | $35,007,769 | +5.9% | Sum of closed prices |
Single family figures reflect a 74-closing September sample. Month-over-month changes use August 2026 MLS figures as they stood on the read date. Year-over-year changes use September 2025.
Carrying costs keep leaning on Hesperia’s commuter base. Freddie Mac’s 30-year fixed rate averaged 7.28% for the week of October 1, 2026, up from 7.03% the week before.
For a Cajon Pass commuter the payment is one line. Fuel, insurance and time are the others.
The commute math still favors Hesperia. The California Association of REALTORS® August 2026 Home Sales and Price Report put the Los Angeles County median at $946,950. It put Riverside County at $632,990 and San Bernardino County at $522,370.
Hesperia’s September median was $468,045. Buyers comparing High Desert communities can weigh Oak Hills or Victorville on their market pages. Oak Hills has acreage and custom homes at a premium, and Victorville has lower entry and higher volume.
Mortgage rate: Freddie Mac Primary Mortgage Market Survey, October 1, 2026. County and regional medians: California Association of REALTORS® August 2026 Home Sales and Price Report, released September 16, 2026.
Single family — September against the last three Septembers
The September median rose from 2023 through 2025, then eased 0.4% this year. It is still 8.8% above September 2023. September 2026’s days to sell is the fastest since 2023.
Closings came in between 2023’s count and those of 2024 and 2025. Price per square foot sits near its 2024 level.
| Month | Median Sold Price | Closed Sales | Median Days to Sell | Median $/Sq Ft |
|---|---|---|---|---|
| September 2023 | $430,000 | 64 | 13 | $254 |
| September 2024 | $455,000 | 81 | 27 | $259 |
| September 2025 | $470,000 | 83 | 25 | $268 |
| September 2026 | $468,045 | 74 | 19 | $260 |
Hesperia against the High Desert — September 2026, seven communities
Hesperia’s $468,045 median ranks 2nd of seven. Its $260 per square foot ranks 2nd.
Its 19-day median time to sell is the fastest. Its 3.9 months of inventory is the 2nd tightest, and its 74 closings are the 2nd largest sample. Every figure is single family only; land supply is shown in months for scale.
| Community | Median Sold Price | Closings | Median $/Sq Ft | Days to Sell | Active / Pending | Months of Inventory | Land Supply (months) |
|---|---|---|---|---|---|---|---|
| Barstow | $260,000 | 19 | $230 | 29 | 132 / 19 | 6.9 | ~58 |
| Phelan | $397,000 | 5 | $250 | 46 | 66 / 11 | ~5.2 | 26 |
| Victorville | $450,000 | 123 | $234 | 29 | 409 / 108 | 3.3 | 29 |
| Apple Valley | $453,551 | 70 | $248 | 38 | 319 / 86 | 4.6 | 32 |
| Pinon Hills | $456,000 | 5 | $242 | 54 | 32 / 9 | ~5.3 | ~22 |
| Hesperia (this page) | $468,045 | 74 | $260 | 19 | 292 / 72 | 3.9 | 28 |
| Oak Hills | $646,000 | 8 | $269 | 41 | 36 / 8 | ~4.2 | ~30 |
Figures are single family residences, September 2026 closings and listings, from CRMLS statistics read October 6, 2026. Active and pending counts are as of that date. Months of inventory is active listings divided by September closings, except where marked ~.
Six communities are measured by MLS city: Apple Valley, Barstow, Hesperia, Victorville, Phelan and Pinon Hills. Oak Hills is measured by the MLS Oak Hills area, which follows the County’s Community Plan boundary.
Oak Hills, Phelan and Pinon Hills each closed fewer than 15 homes in September, so their medians are small-sample figures. Their months of inventory (marked ~) use the trailing-12-month closing pace. Land supply marked ~ uses the same pace, because fewer than five parcels closed there in September.
Lot and land — September 2026 headline metrics
| Metric | September 2026 | Month over Month | Methodology |
|---|---|---|---|
| Median Sold Price | $95,000 | +18.8% | 7 closings, MLS |
| Closed Sales (September) | 7 | −41.7% | 12 in August |
| Median List Price (listings in month) | $148,812 | −45.9% | Ask side, MLS |
| New Listings (September) | 30 | −3.2% | Supply flow |
| Median Days to Sell | 14 | −85.1% | Sold parcels |
| Active Parcels | 196 | — | Read October 6, 2026 |
| Pending Parcels | 8 | — | Under contract on the read date |
| Months Supply of Inventory | 28.0 | — | Buyer's market |
| Sales Volume (September) | $1,396,500 | −42.4% | Sum of closed prices |
Land figures reflect a 7-closing sample and are volatile.
The dual-market position — single family vs. land
Hesperia pairs a seller’s market for homes with a buyer’s market for land. On the trailing-twelve-month pace the two read 3.7 and 25.6 months of inventory.
| Indicator | Single Family | Lot / Land | Implication |
|---|---|---|---|
| Market Type | Seller's market | Buyer's market | Read by months of inventory |
| Months of Inventory | 3.9 | 28.0 | ~7.2x more land supply |
| September Closings | 74 | 7 | Homes carry the volume |
| Active on October 6, 2026 | 292 | 196 | Fewer parcels than homes for sale |
| Pending on October 6, 2026 | 72 | 8 | 72 vs 8 under contract |
| New September Inventory | 113 homes | 30 parcels | Supply flowing into both |
What this market means for buyers and sellers
If you're buying a single family home
Plan to move quickly on correctly priced homes. September’s median sale took 19 days, the fastest of the seven High Desert communities.
Your negotiating room is more likely in the homes already on the market than in a fresh listing.
Full underwriting and clean terms are how a financed buyer competes when homes sell this fast. Check insurance early. Carrier availability varies block by block near the wildland edges.
Ask your lender for a written rate quote before you offer. That way the payment is known before the price is negotiated.
If you're selling a single family home
September’s sold homes took a median of 19 days and closed at a $468,045 median, with 72 more pending. With 292 homes active, price from closed comps (recent sales of similar homes), not from other sellers’ asking prices.
Both price gauges softened. One month is not a trend, but it is a reason to comp carefully.
If you are selling newer stock, comp against the new builds. If you are selling older stock, do not borrow their prices.
If you're buying land
Land is a buyer’s market.
The parcels that closed did so in a median of 14 days. That is a small sample. But it is a sign that you have time on most parcels and little on the well-priced ones.
Verify net rights before submitting, parcel by parcel. Check Hesperia city zoning versus county pockets, and Hesperia Water District will-serve versus private well. Check for any Specific Plan overlay.
With this much supply, you can finish that checking before you offer rather than after.
If you're selling land
The gap between closing and asking is still wide. In September, 7 parcels closed at a $95,000 median while 30 new listings asked a $148,812 median.
Document everything a buyer would otherwise price as risk. That means water, access, zoning verification and utility proximity. With 8 parcels pending against 196 active, a documented parcel gives a buyer a reason to look at yours first.
Net Rights interpretation. September shows a market that is fast and price-sensitive at once. Homes sold the fastest of the seven communities.
Yet the median and price per square foot both slipped. That reads as buyers acting quickly on homes priced to recent closings and leaving higher asks in the active inventory. Land shows the same split between closings and asks.
The practical answer on both sides is verification. That means confirmed water service, recorded access, zoning that permits the intended use, and an insurance quote in hand. These turn a parcel’s bundle of rights from an assumption into a document.
Asks are above closings in both segments. So the buyer who underwrites before the offer is working from something solid. So is the seller who documents before the listing.
Read the full Sovereignty Matrix framework for how this maps to Hesperia zoning and Specific Plans. It also maps to Hesperia Water District verification, corridor overlays, and parcel-specific net rights.
Hesperia market data — frequently asked questions
Answers to the market questions buyers and sellers ask most.
Is Hesperia CA a buyer's or seller's market in 2026?
Hesperia is a seller's market for single family homes as of September 2026, with 3.9 months of inventory. That is 292 active listings against 74 September closings. There are 72 homes pending, and the median time to sell is 19 days.
A balanced market sits at 5 to 6 months. Lot and land is a buyer's market at 28.0 months on September's 7 closings. Source: CRMLS statistics read October 6, 2026.
What is the median home price in Hesperia CA?
The median single family sold price in Hesperia was $468,045 in September 2026 on 74 closings. That is down 2.5% from August's $480,000 and 0.4% below September 2025's $470,000. It is 8.8% above September 2023's $430,000.
Median price per square foot was $260. Sellers listed at a $490,000 median.
How long do homes stay on the market in Hesperia?
The September 2026 median days to sell for Hesperia single family homes was 19, the fastest of the seven High Desert communities. That is down from 21 in August and 25 in September 2025.
That figure describes homes that sold. The 292 active listings are not counted in it. So a home priced above recent closings can take longer.
What is the price per square foot in Hesperia CA?
Hesperia single family homes closed at a median of $260 per square foot in September 2026. That is down 4.4% from $272 in August and 3.0% below $268 in September 2025.
The September figure was $254 in 2023 and $259 in 2024. So the current reading sits close to its level of two years ago.
Are home prices rising in Hesperia CA?
Not this month. Hesperia's September median was $468,045, down 2.5% from August and 0.4% below September 2025. Price per square foot fell 3.0% over the year.
The longer view is still up. September medians ran $430,000, $455,000, $470,000 and $468,045, an 8.8% gain over three years. Buyers and sellers should both work from the most recent closed comps.
How much does land cost in Hesperia CA?
The median land sale price in Hesperia was $95,000 in September 2026 on 7 closings. That is up 18.8% from August's $80,000. New parcels listed at a $148,812 median ask.
With 196 active parcels and 8 pending, supply is 28.0 months on September's closings, a buyer's market. With only 7 closings, the median can swing from month to month. So price from comparable closed parcels.
What is the months of inventory in Hesperia CA?
Hesperia single family months of inventory was 3.9 as of October 6, 2026, below the 5 to 6 month balanced range. That is 292 active listings divided by 74 September closings. On the trailing twelve month pace it is 3.7.
Land months of inventory is 28.0 on September's 7 closings and 25.6 on the trailing twelve month pace. That is a buyer's market for vacant parcels.
How does commute cost affect Hesperia home values?
Hesperia's value case is the commute math: a $468,045 September median against $946,950 in Los Angeles County. The Los Angeles figure is from the California Association of REALTORS® August 2026 report.
The cost of that gap is the Cajon Pass: fuel, time, and a 30-year rate. Freddie Mac put that rate at 7.28% for the week of October 1, 2026. Budget commute and payment together, and weigh your employer's return-to-office policy before you offer.
Free, parcel-specific, includes zoning, water service, access, and insurance-exposure review.
Get my Hesperia Net Rights Analysis →Compiled and reviewed by Jeremy Wilson, REALTOR®, RE/MAX Freedom — California DRE #01998524. Market statistics read directly from the California Regional Multiple Listing Service. Published .
Data source: California Regional Multiple Listing Service (CRMLS) statistics, read October 6, 2026. Area: MLS City field = Hesperia. Coverage: single family residences and land, September 2026 closings and listings.
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 Hesperia homes and land for sale
Photos will not tell you which zone a lot is in, or whether it is inside the city limits. Browse, then send the one you would write an offer on.
Hesperia questions buyers ask before they tour
Is every Hesperia home listed as Hesperia?
No. One ZIP code covers both Oak Hills and part of the City of Hesperia. A home there can be listed as Oak Hills and still fall under City zoning and City permits. Check the parcel against the city line, not the listing label.
Can I keep horses in Hesperia?
Yes, in the right zone: the Rural Residential and farm zones allow horses by lot size. In the single family zone the lot must be large. A lot just under that size may be allowed one horse, with written approval from every bordering owner.
Is Hesperia in a high fire zone?
Part of it is. About a third of the land is in the top state fire zone, mostly in the south of the city and along the freeway. Most homes sit in no zone, so check the state map for the address.
Is the Brightline West station in Hesperia built?
Not yet. The station is planned near Joshua Street and the freeway, and it has federal clearance. The company targets service late this decade, and its federal loan was still under federal review when this page was checked.
Send a Hesperia address
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Sources
Rights and project facts checked October 8, 2026. Market figures are for September 2026, read from CRMLS on 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 (36)
Jurisdiction and zoning
- Hesperia Municipal Code, Title 16 (Development Code), codified through Ordinance No. 2025-08 (December 2, 2025); read on the City’s online code October 8, 2026 (Supplement 24, Update 2, online since March 20, 2026).
- City of Hesperia General Plan 2025, Land Use Element.
- Main Street and Freeway Corridor Specific Plan, amended July 15, 2021.
- San Bernardino County Assessor maps, books 0399, 0406, 0408 and 0414 (tract names).
- U.S. Geological Survey, Geographic Names Information System (place names).
- U.S. Census Bureau, 2020 ZIP-area-to-place relationship file.
- California Government Code section 66333 (junior ADUs), as amended effective January 1, 2026.
Taxes
- San Bernardino County Auditor-Controller/Treasurer/Tax Collector, 2026-27 secured roll, read October 5, 2026.
- Hesperia Recreation and Park District, board packet, May 8, 2024 (landscape and lighting districts).
- City of Hesperia, Community Facilities District 2005-1 offering statement, October 15, 2024.
- Silverwood, “Community Facilities District: a quick guide for Silverwood buyers”, August 2025.
- Silverwood, “Living Connected: Your Silverwood Community Association”, August 2025.
- Silverwood Community Association, annual disclosure packet for 2026 (the $157 monthly assessment).
Water and sewer
- City of Hesperia, Hesperia Water District page, read October 8, 2026.
- 2025 Mojave Regional Urban Water Management Plan, chapter 11.
- City of Hesperia budget book, fiscal 2025-26 (Water).
Fire and flood
- Office of the State Fire Marshal, Fire Hazard Severity Zones map and acreage table, March 24, 2025.
- City of Hesperia bulletin IB-25-002; Civil Code 1102.6f and 1102.19; Government Code 51182.
- California Department of Insurance, 2025 consumer alert and Safer from Wildfires.
- California FAIR Plan, policy and premium files, June 30, 2026.
- Silverwood fire information handout, August 2025.
- FEMA National Flood Hazard Layer, read October 8, 2026; map panels effective August 28, 2008 and September 2, 2016.
- City of Hesperia, Focused General Plan Update Addendum, February 2025.
Schools
- Hesperia Unified School District, read October 8, 2026.
Projects
- DMB Development, “Silverwood At A Glance”.
- Silverwood, frequently asked questions and Find Your Home, read October 8, 2026.
- Dwell, November 5, 2025 (first move-in).
- Federal Railroad Administration, Brightline West Cajon Pass Environmental Assessment, October 2022, and Finding of No Significant Impact, July 12, 2023.
- Las Vegas Review-Journal, September 28, 2026 (station sites and service date).
- U.S. Department of Transportation, Build America Bureau project pipeline, September 1, 2026.
- City of Hesperia, City Manager’s budget message for fiscal 2026-27, July 24, 2026; Notice of Determination, Hesperia Commerce Center II, approved September 18, 2024; Commercial Observer, December 11, 2024; Mojave Desert Air Quality Management District permits, August 18 and September 4, 2026 (Amazon).
- City of Hesperia Capital Improvement Program, fiscal 2026-27, project C.O. 7139 and project C.O. 7094 (Ranchero Road); City notice, January 15, 2026.
- San Bernardino County Transportation Authority, Metro Valley Study Session agenda, June 12, 2025, item 6 (Cajon Pass Emergency Bypass Strategy, draft).
- Associated Press and San Bernardino County Fire, May 30, 2018; KABC-TV and Caltrans District 8, January 16, 2019 (fog pileups in the Cajon Pass).
- KTLA with the Associated Press, September 25, 2026; The Bond Buyer, September 25, 2026.
Market
- California Regional Multiple Listing Service (CRMLS) statistics, September 2026, read October 6, 2026.