Barstow CA Land for Sale: 2.27 Acres with Owner Financing Near Marshall St
If you are looking for low-entry desert acreage in Southern California, this parcel is worth a closer look because the price, acreage, and owner-finance option are all clearly stated up front.
The listing is LC26185, a 2.27-acre vacant land parcel in Barstow, San Bernardino County, California, with a Marshall St reference and APN 0498-403-05-0000. The listed cash price is $7,500, and the owner-finance price is $11,000.
The main caveat is important: the supplied data does not confirm buildability. Before treating this as a homesite, mobile-home site, RV property, or agricultural parcel, verify zoning, jurisdiction, legal access, water, septic, title exceptions, and permitting requirements.
Property snapshot for APN 0498-403-05-0000
Here is what the supplied listing data establishes, along with what each fact means for a land buyer evaluating the parcel.
Use the parcel number when checking assessor records, zoning, tax status, and any permit questions.
This is enough acreage to require site-specific planning for setbacks, access, utilities, and any proposed improvements.
The street reference helps orient the search, but buyers should confirm exact boundaries with official parcel mapping or a survey.
The financed price is higher than the cash price, so compare the total cost of each purchase path before choosing terms.
The listing also notes a separate $249 processing and origination fee and a contract-for-deed structure with deed transfer after final payment.
RC is the zoning label in the listing data, not a full explanation of permitted uses. Confirm the code meaning with the applicable planning office.
This points to an undeveloped or off-grid due-diligence profile. Legal access, road standards, well feasibility, and septic approval still need verification.
Treat this as a listing figure until confirmed through San Bernardino County tax records for the current tax year and any special assessments.
Barstow and San Bernardino County setting
Barstow is a desert city in San Bernardino County with a regional role tied to major travel corridors, including I-15, I-40, and historic Route 66. That context can matter for buyers comparing desert land locations, but it does not determine what this specific parcel can be used for.
For a land buyer, the more practical local questions are jurisdiction, zoning, road status, water availability, septic feasibility, flood or drainage constraints, and the cost of bringing any desired improvements to the site.
The parcel-specific facts supplied for this listing are the APN, acreage, Marshall St reference, Barstow location, dirt road access notation, and well/septic-needed utility status. Anything beyond those facts should be confirmed through official records or qualified local professionals.
Potential buyer fit and possible uses
This parcel is best viewed as low-entry vacant land for a buyer who is comfortable doing the homework before committing to a specific use. The combination of 2.27 acres, a stated dirt-road access condition, and well/septic-needed utility status makes due diligence more important than sales copy.
Potential uses should be evaluated only after confirming zoning, jurisdiction, access rights, setbacks, title restrictions, water feasibility, septic feasibility, and permit requirements. No residential, mobile-home, RV, agricultural, or recreational use should be assumed without written local confirmation.
- Buy-and-hold vacant land, subject to confirming taxes, title, access, and any recorded restrictions.
- Possible future homesite, manufactured home, or rural residential use only if zoning, road standards, water, septic, and building permits allow it.
- Recreational or occasional-use land only if local rules allow the intended activity and access is legal and practical.
- Small-scale rural or agricultural use only after verifying that RC zoning and local codes permit the specific activity.
- A land project for a buyer willing to price out wells, septic, grading, road improvements, surveys, title review, and permitting before building plans.
Due diligence checklist before buying
The value of this parcel depends heavily on what official records and site-specific checks show. Work through these items before relying on the property for a home, RV, mobile home, agricultural use, or long-term hold strategy.
Confirm jurisdiction and RC zoning
Ask the applicable planning authority what RC means for APN 0498-403-05-0000 and whether the parcel is governed by the City of Barstow or county land-use rules. Request permitted uses, setbacks, overlays, and any special restrictions in writing.
Verify parcel boundaries and assessor details
Use San Bernardino County assessor or GIS records to confirm the parcel number, map location, boundaries, assessed details, and whether the listing information matches official records.
Review title, deed, easements, and reservations
The listing references a Grant Deed and a tract-based legal description. Obtain a title report or preliminary title commitment to review easements, mineral or reservation language, access rights, liens, and other exceptions.
Confirm legal and practical access
The listing says dirt road access, but that does not automatically prove recorded, public, maintained, or year-round usable access. Verify whether access is by public road, private road, easement, or another legal route.
Investigate water feasibility
The listing says well needed. Confirm whether a well can be permitted for this parcel and speak with local well professionals about feasibility, likely constraints, and cost range before assuming water can be developed.
Investigate septic feasibility
The listing says septic needed. Verify soil, percolation, setbacks, environmental health requirements, and permit steps before assuming a septic system can be approved.
Check flood, drainage, and desert site constraints
Even desert parcels can be affected by wash, drainage, erosion, flood-hazard layers, or grading limitations. Review official hazard mapping and ask about permit triggers before placing improvements.
Verify taxes and full acquisition cost
The listing shows $335.00 in taxes. Confirm current tax status, installments, delinquencies, and special assessments, then budget for title, recording, surveys, utility work, road work, permitting, and site preparation.
The selected official source is City of Barstow Planning because zoning, land-use questions, and development-process guidance are central to evaluating this parcel. If the parcel is outside city jurisdiction, ask planning staff which county office controls the applicable rules.
Owner financing details to review
The listing offers two pricing paths: $7,500 cash or $11,000 with owner financing. The owner-finance terms shown include $1,000 down, 10% APR, and a separate $249 processing and origination fee.
The payment options shown are $212.47 per month for 60 months, $166.01 per month for 84 months, or $132.15 per month for 120 months. The listing states those payments are principal and interest, and that the processing and origination fee is not included in the financed amount or the monthly payments.
The listing also states a contract-for-deed structure, with the deed transferred after final payment. That makes it especially important to read the contract, understand default remedies, and confirm exactly when and how title transfers.
- What is the total amount paid under each financing term, including down payment and separate fees?
- When is the deed delivered, and what happens if a payment is late or missed?
- Are there prepayment rights or penalties?
- Who pays taxes, recording fees, and any closing or servicing costs during the contract period?
- Will the buyer receive a title report or other title evidence before signing?
How to compare this parcel with other vacant land
When comparing this Barstow parcel with other California land for sale, do not compare acreage and price alone. Also compare legal access, zoning clarity, utility status, water and septic feasibility, title exceptions, tax status, and the cost of making the land usable for your intended purpose.
This parcel has a low listed cash price and owner-finance availability, but it also carries the typical due-diligence needs of undeveloped desert land. A parcel with installed utilities, paved access, confirmed buildability, or clearer entitlements may have a different cost profile than land that requires well, septic, access, and permitting work.
Questions buyers may ask about this property and area
Bottom line for buyers
This 2.27-acre Barstow parcel stands out for its low listed cash price, clearly stated owner-finance option, APN detail, and straightforward utility notation of well and septic needed.
The opportunity is also where the caution lies: this is vacant desert land, and the supplied data does not establish buildability, legal access quality, water availability, septic approval, or final permitted use. Those items should be verified before you treat the property as a homesite, RV site, mobile-home lot, or agricultural parcel.
For the right buyer, LC26185 may be a practical land purchase to investigate further. The strongest next step is to use APN 0498-403-05-0000 when contacting planning, assessor, tax, title, and utility-related offices so your answers are tied to the exact parcel.
Ready to review the full property details?
Open the listing to check current availability, seller terms, images, and next steps before submitting questions or an offer.
Helpful research path
Start with planning for zoning and use questions, then confirm assessor records, taxes, title, access, water, septic, and flood or drainage constraints before closing.
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