SE Corner Hwy 395 & La Mesa Road, Victorville, CA
Land
Marketing description
The site offers outstanding visibility and direct access from a major regional corridor, making it an ideal location for a blend of residential and commercial uses. Located within the Mesa Verde Specific Plan, the property is currently zoned Commercial/Office with an overlay that supports medium-density residential development (4 to 6 units per acre). With flexible land use potential, the site is well-suited for a mixed-use plan—envisioning a retail or convenience pad at the corner, and the remaining acreage available for single-family for-sale housing. This is a rare chance to reposition a well-located site in a market experiencing sustained population and housing demand growth.
Investment highlights
±18.57 acres of vacant, developable land at a corner location. Signalized intersection at Hwy 395/La Mesa Road, maximizing both vehicular access and exposure. The site contains approximately 1,200 feet of frontage along Hwy 395. The property lies within the Mesa Verde Specific Plan (Link HERE), with a base zoning of Commercial/Office and the benefit of an overlay allowing for medium-density residential use (4-6 units per acre) under the plan. Possibility to structure a mix of uses: commercial/retail at corner location, while the balance of the site lends itself to residential development. Hwy 395 traffic counts exceed 28,000 vehicles per day, underscoring commercial uses. Located adjacent to established residential neighborhoods with elementary and middle schools approximately a quarter mile from property. The Victorville–Hesperia–Apple Valley metro area population is approximately 316,000 in 2025 with an average household income of $95,000, while the broader High Desert region is approximately 619,000.
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