Here Could Be Your Home
Vacant land in San Bernardino and Riverside County, sold directly by the people whose name is on the deed. No agent commission. No bank.
Seller financing on every parcel · no credit check · from $13,770
What kind of land are you looking for?
Pick a county or a use — each page carries the local market figures and every parcel we hold in that group.
California Land for Sale, Direct From the Owner
Eight parcels, every one of them ours. The monthly figure on each card is 25% down over 60 months at 8% a year — a starting point, not a fixed schedule.
25% down · 60 mo$209/mo
25% down · 60 mo$301/mo
25% down · 60 mo$301/mo
25% down · 60 mo$909/mo
25% down · 60 mo$757/mo
25% down · 60 mo$1,152/mo
25% down · 60 mo$1,745/mo
25% down · 60 mo$7,463/mo
No agent commission, no bank and no credit check on any of them. Prices verified August 2026.
Here is what it costs per month. Move the slider.
Pick a parcel, choose your down payment, and the monthly figure updates as you drag. No form, no email, no phone number. 25% down, 8% a year, up to 60 months — the same terms on every parcel.
25% is our minimum. More down lowers the monthly figure.
Fixed on every parcel. It does not change with your credit, because we do not look at it.
Final figures are confirmed in writing before anything is signed. Nothing here runs a credit check or touches your credit file.
The same lot, before and after
Most land listings show you dirt and leave the rest to your imagination. Because we walk these parcels ourselves, we can show you the same view twice — as it stands today, and as it could look once a home is on it.
6986 Park Ave, Twentynine Palms · 0.18 acres · $19,770
You reach me, not a call center
I'm Guy. I own these eight parcels — my name is on every deed. When you send a message it lands on my phone, and I'm the one who answers it, usually the same day.
Ask me anything. What the road is like after rain. What the neighbor actually paid to get power connected. Whether I'd buy this lot myself. I would far rather tell you the awkward part now than have you find it after a survey.
How It Works
1. Explore Our Listings
Browse our exclusive off-market properties across Riverside and San Bernardino Counties. Each lot is ready for residential or commercial use.
2. Submit Your Offer (BID Form)
Found a property you love? Fill out the Offer/BID Form directly on our website — tell us your preferred payment method and proposal details.
3. Get a Quick Response
We’ll personally review your offer and contact you via email, WhatsApp, or phone to discuss terms, availability, and next steps.
4. Ownership
Complete your purchase via wire transfer, cash, or seller financing with a down payment and flexible monthly terms.
The actual terms, not just “financing available”
Most land sites tell you financing exists and make you ask for the numbers. Here they are. They are a starting point, not a fixed schedule — the split is agreed with you, on the parcel you want.
25–50% down
The down payment is typically a quarter to a half of the purchase price. On a ,770 lot that is roughly ,900 to ,900.
6 to 120 months
The balance is paid monthly over six months to ten years. Shorter terms cost less in interest; longer ones keep the monthly figure down.
8% a year
Interest runs at 8% annually on the outstanding balance. No bank, no lender, and no credit check at any point.
Every listing carries a calculator so you can try the numbers yourself before you speak to anyone. Tell us the split that works for you when you submit a bid and we will price it.
Found a parcel you like? Make an offer.
There is no agent to go through, no listing brokerage, and no commission built into the asking price. You fill in the form, and the person who owns the land reads it and replies. That is the whole process.
Submit a bid →Buying direct from the owner
We are not a brokerage and not a marketplace listing someone else's inventory. Every parcel belongs to us, which changes two things: the price carries no agent commission, and the answers about access, utilities and zoning come from the owner rather than from a listing agent relaying a question.
San Bernardino County
San Bernardino County is the largest county in the contiguous United States — 20,105 square miles — so a single county average hides enormous variation. In the Twentynine Palms area there are roughly 284 undeveloped parcels on the market, averaging about $50,032 and around $8,513 per acre. Most land for sale in San Bernardino County sits in the unincorporated stretch, where the county Development Code applies; Twentynine Palms, Hesperia and Adelanto are incorporated cities that issue their own permits.
Riverside County
Riverside County runs from the Inland Empire out to the Colorado River, and our three parcels sit in three different markets — a lake town, an agricultural valley and a freight corridor. A county-wide average for Riverside County land for sale would tell you nothing useful about any of them.
Before you buy
Zoning, permitted use and building requirements must be confirmed with the city or county that has jurisdiction over the parcel. Where two acreage figures appear on a listing, the assessor's record and the GIS measurement disagree by around 20%; we publish both rather than the flattering one. This page is information, not legal or investment advice.
Straight answers, from the owner
We sell the land as-is. Every listing carries the parcel number, so you can verify anything here against the county record rather than trusting us for it.
What are the main steps in buying land in California?
Choose the parcel, then check it yourself — zoning, land use, legal access and utility connection costs. Run a title search through a title company and close through escrow. Then sign, pay, and record the deed. We publish the APN on every listing so you can look all of it up at the county without taking our word for anything.
Are there any restrictions on what I can build?
Yes, and they depend on the zoning of that specific parcel. We sell the land as-is and we do not review zoning for you. What we do is publish the APN, the zoning we have on record, and the town — which is everything you need to confirm it with the city or county that has jurisdiction. Most of our towns are incorporated and issue their own permits.
What taxes and fees should I expect?
California property tax runs around 1% of assessed value a year, plus county recording fees and closing costs. Exact figures come from the county assessor and your escrow company, using the APN we publish. We do not quote your closing costs — those depend on your escrow, title company and financing.
How do I know the land is legally clear?
Through a title search that you order, not a promise from us. Use a title company and close through escrow, whatever the price. They check ownership history, liens and encumbrances, and they insure the result — which is worth more than anything a seller tells you. The APN is on every listing so they can pull the record.
Can I buy if I'm not a U.S. resident?
Yes. Foreign buyers can own land in California. There are tax and reporting obligations, and ownership transfer may need extra documentation. We are not tax advisers — talk to an accountant who handles non-resident property.
Do I need a bank loan or a credit check?
No. Seller financing on every parcel — a down payment, a term and a monthly figure agreed directly with us. No lender, no credit check. Most banks will not write a loan this small against vacant land anyway.
Is there a commission on top of the price?
No. We hold the deed, so the price you see is the price we set. No agent commission inside it and none added at closing.
Why do some listings show two different acreages?
Because the assessor's record and the GIS measurement disagree — on two parcels by about 20%. We publish both rather than the flattering one. Order your own survey before closing.
Why does every price end in 770?
It's our branding, not a rounding artifact. We're the actual owners, so those are the numbers we set.
Blog
Read Our Article As Your Guide
Land For Sell 770: Cheapest CA Land, What You Give Up
Land for sell 770 breaks down the cheapest places to buy land in California, what a $13,770 parcel really gets you, and what you give up.
Land for Sale Riverside County CA: Cheapest Counties
Looking at land for sale Riverside County CA? Here’s what cheap land really costs in Riverside and San Bernardino, from the owner selling it.
Land for Sale California: Is It a Good Buy?
Is land for sale California worth buying? An owner answers straight — real prices, real costs, and the parts most sellers leave out.
Vacant Land for Sale California: Can You Live On It?
Can you live on vacant land for sale California buyers can afford? The honest rules on camping, RVs, mobile homes, water and power — from the owner.
Cheap Land for Sale California: Can You Park an RV?
Can you put an RV on cheap land for sale California buyers can afford? What the rules usually say, what it costs, and how to check before you pay.
Land for Sale Near Me: Can You Build a House?
Searching land for sale near me and wondering if you can build? Here are the five things that actually decide it, with real California parcels.