$6,500 FOR YOUR OWN SLICE OF THE CALIFORNIA HIGH DESERT — A-1 ZONED, MOBILE & TINY HOME READY

Here is an affordable entry point into California land ownership — a 0.12-acre parcel in Mojave, Kern County, priced at just $6,500. With no HOA, rock-bottom annual taxes of only $68, and A-1 agricultural zoning that opens the door to a surprisingly wide range of uses, this compact lot offers genuine flexibility for the budget-conscious buyer ready to put their own plans into motion.

Mojave sits at the gateway to the high desert, where wide open skies and a rugged, sun-drenched landscape define the region. The area has long attracted those drawn to wide-open space, off-grid independence, and the quiet rhythm of desert life — far from the noise and cost of California's crowded urban centers.

⛰️ Property Highlights

• Subdivision: City Gtown, Block 34, Lot 1516
• Lot Size: 0.12 acres (5,227.2 sq ft)

• Zoning: A-1 (Agriculture Zone) — permits residential structures, mobile homes, manufactured homes, tiny homes, cabins, crop cultivation, hobby farming, livestock structures, apiaries, and home-based agricultural operations
• Road Access: Dirt Road
• Utilities: Well Needed; Septic Needed — off-grid utility setup required (solar, trucked-in water holding tanks, and alternative septic holding system)
• HOA: None
• Annual Taxes: $68.00

🏡 Perfect For

✅ Placing a mobile home, manufactured home, or tiny home (THOW)

✅ Building a small cabin or custom residential structure

✅ Establishing a small-scale hobby farm or agricultural operation

✅ Keeping farm animals or livestock (permitted under A-1 guidelines)

✅ Setting up a personal apiary (beekeeping)

✅ Growing crops or running a small nursery or greenhouse operation

✅ Storing light farming equipment and agricultural outbuildings

✅ Recreational use and weekend desert getaway

🏜️ Enjoy Everything the Mojave Region Has to Offer

✅ The Mojave Air and Space Port — a unique regional landmark and hub of aerospace activity

✅ Easy access to the Mojave Desert's vast open spaces, popular with off-road enthusiasts and outdoor adventurers

✅ Close proximity to the Tehachapi Mountains and the scenic Tehachapi Pass area

✅ Within driving distance of Edwards Air Force Base and the broader Antelope Valley corridor

✅ Convenient access to Highway 58 and Highway 14, connecting to Bakersfield, Lancaster, and beyond

✅ Stargazing and wide-open desert skies far from major city light pollution

Important Property Information

This is a buildable lot; however, development is heavily limited by the absence of public utilities. There is no water or sewer service available at this parcel. Any development will require an independently established off-grid utility system, including solar panels for power, trucked-in water holding tanks, and a compact alternative septic holding setup. A well and septic system will be needed for any permanent water and waste infrastructure.

Mobile homes, manufactured homes, and tiny homes (THOWs) are permitted under the A-1 zoning designation. Cabins and traditional residential structures are also allowed uses.

RV living: Temporary recreational use only. Full-time RV living is restricted unless the structure qualifies under the city's specific certified Movable Tiny Home (THOW) ordinance exceptions.

Farm animals: Fully permitted under A-1 agricultural guidelines, subject to standard boundary clearances.

Setbacks: Front: 25 ft | Rear: 25 ft | Sides: 20 ft. Given the lot's total size of 5,227 sq ft, buyers should carefully review setback requirements with the city before finalizing any building plans, as setbacks will significantly constrain the buildable footprint.

Impact Fees: Estimated base city Development Impact Fee (DIF) of $4,500–$8,000. Under AB 602, fees scale by square footage and drop to city minimums for small off-grid footprints. School district development fees ($4.00–$5.17/sq ft) are fully exempt for structures under 500 sq ft.

Permitted uses verified under A-1 zoning include: Homes, Mobile Homes, Manufactured Homes, Tiny Homes, Cabins, crop cultivation, commercial greenhouses, nurseries, hobby farming, livestock structures (barns/corrals), apiaries, home-based agricultural operations, and light farming equipment storage.

For permit processing, zoning verification, or utility compliance questions, contact:
🏛️ Planning & Zoning: Anu Doravari — (760) 373-7141 | planning@californiacity-ca.gov
🔨 Building & Safety: Joe Barragan — (760) 373-7162 | Tiffany Carter — (760) 338-1498
🚰 Public Works & Water: (760) 373-8661
📑 City Clerk / Records: (760) 373-7140

This property can close through a title company with title insurance for approximately $1,800–$2,200, or through Land Supplier’s in-house closing for $499. The buyer is responsible for performing their own due diligence and for paying all closing costs and title fees if choosing to close through a title company.

Owner Financing Available

• Owner finance available with no credit check or income verification
• Contract for deed, deed transferred after final payment
• Everyone is approved
• Down payment: $4,200
• APR: 10%
• $249 processing and origination fee applies to all new loans

💰 Monthly Payment Options

Financed amount: $5,800.00 (owner finance price $10,000.00 − $4,200 down payment)

• 5 Years (60 months): $123.23/month
• 7 Years (84 months): $96.29/month
• 10 Years (120 months): $76.65/month

All payments are principal and interest at 10% APR. The $249 processing and origination fee is separate — it is not included in the financed amount or in the monthly payments above.

Categories: Mobile HomesResidentalRecreationalTiny Homes