11695 Palmdale Rd - Victorville 18.96A Developer Dream Lease/Sale Lot • Résidentiel • 18,96 Acres • Adelanto, CA 92301

Exceptional Mixed-Use Development Opportunity in Victorville, CA
This is a rare chance to acquire two contiguous parcels totaling 18.96 acres (9.6 ac + 9.36 ac) in the growing High Desert city of Victorville. Both parcels are zoned MU-2 (High-Density Mixed-Use), offering developers and investors unmatched flexibility for residential, commercial, and integrated mixed-use projects.
Location & Zoning Advantage
Victorville’s MU-2 zoning is designed to encourage higher-density development while promoting vibrant, walkable neighborhoods. Under MU-2:
• Multi-Family Residential: Up to 60 dwelling units per acre, with an average density target of ~40.6 du/ac.
• Commercial Uses: Neighborhood-oriented retail, offices, and services that complement residential density.
• Mixed-Use Potential: Seamless integration of residential, commercial, civic, and open space uses in a single Planned Unit Development (PUD).
• Building Heights: Projects can reach up to 150 feet in height, with a maximum of 35 feet when within 500 feet of an existing residential neighborhood.
• Design Standards: PUD review ensures community-friendly layouts, open spaces, and pedestrian connections that appeal to modern tenants and buyers.
This combination makes MU-2 one of the most attractive and versatile zoning categories in Victorville, suitable for master-planned communities, transit-oriented developments, or mixed-use town centers.
Development Potential
At densities ranging from 40 to 60 units per acre, the combined 18.96 acres could accommodate well over 700 residential units, alongside integrated retail and service spaces. This scale creates tremendous upside in a region experiencing population growth, housing demand, and ongoing commercial expansion.
Projects in MU-2 require a Planned Unit Development (PUD) process, and all zoning, density, and entitlement details should be independently verified with the City of Victorville and San Bernardino County.
Strategic Investment Value
These parcels have been under single-family residential assessment since 1989, presenting a unique opportunity for value-add investors. By leveraging MU-2 entitlements, developers can reposition this land into a high-yield mixed-use development with significant long-term appreciation. The undervalued assessment provides a compelling entry point with room for both equity growth and creative financing.
Regional Growth Drivers
Victorville is a key hub in the High Desert region, with strong logistics, retail, and housing demand:
• Population Growth: The city continues to attract families and professionals seeking more affordable housing compared to coastal Southern California.
• Transportation: Strategic location along I-15 connects Victorville to Los Angeles, Las Vegas, and logistics corridors.
• Economic Development: Ongoing investment in retail, healthcare, education, and transportation infrastructure positions Victorville for sustained growth.
• Housing Demand: Limited supply of high-density housing increases demand for multi-family and mixed-use projects.
Why This Opportunity Stands Out
• Nearly 19 acres in MU-2: Few parcels of this size and zoning remain available in Victorville.
• Scale for Master Planning: Flexibility to design large-scale developments with integrated residential and commercial components.
• Future-Ready Zoning: Supports higher density and walkability—exactly what today’s housing market demands.
• Upside Potential: Current assessed values do not reflect true market potential once entitled and developed.
Development Path & Next Steps
Projects in MU-2 require a Planned Unit Development (PUD) process, ensuring thoughtful design and community integration. With the right vision, this site could become a flagship project in Victorville’s urban growth strategy—whether as a high-density apartment community, a mixed-use town center, or a live-work-play destination.
In Summary
This is more than just land, it’s a blank canvas for a transformative mixed-use community in one of Southern California’s fastest-growing regions. With nearly 19 acres of MU-2-zoned property, strong density allowances, and enormous upside potential, these parcels offer investors and developers a once-in-a-generation opportunity.
Contact us today for additional details, parcel maps, and entitlement guidance.