Hi-Vista Land For
For Sale
$120,000
165th E & J4 High, Vista, CA 93535
LAND - High Vista, CA
Property SizeContact for details
Lot Size80.00 Acres
Days on Market534
Property Features for 165th E & J4 High
General Information
Property type
Land
Property subtype
Other
Zoning
A 2, R L 20, SEA
Directions
Exit the Freeway 14 at Ave J. East on Ave J for 14.5 mi to 165th St East. Street sign present, see photo below. On 165th East, turn right (S) and go 1/4 mile, just past the last house on your right. Stop. You are now at the NE corner of subject.
Subdivision
05 - Lanc 90th E to SB
Standard status
Active
APN
3361-013-017
Lot size
80.00 Acres
Utilities
Sewer type
None
Water source
Public
Listing Agency:
jpBroker.com
(661) 943-8090
Listed By:
Jim Patton · License #00776290
(661) 943-8090
Added: Feb 17, 2025
Changed: Aug 4
Last Checked: Aug 5 at 10:06PM
MLS# 25001187
Copyright © 2026 Greater Antelope Valley Association of Realtors. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.
Investment Insights
Based on property information with market context.
This 80-acre parcel is located east of Lancaster in the Hi-Vista area. The property is zoned A 2, R L 20, SEA by Los Angeles County, permitting agricultural and residential uses. The parcel is bounded by 160E on the west, Ave J-4 on the north, 165E on the east, and Ave J-8 on the south. The zoning designations include A 2 for heavy agriculture, allowing horses and farm animals; R L 20 for rural land, permitting one home per 20 acres; and SEA for Significant Ecological Area. An electric power line is situated on 165th St East, near the northeast corner of the property. Legal access is provided by 165th East. A flat concrete slab of no significant value is located near the northeast corner. The property is located in the Los Angeles County WaterWorks District 40, region 35, and nearby homes on 165th East utilize County water. The county's Additional Dwelling Unit regulation allows for a second home without subdividing. If subdivided, the parcel could potentially be divided into four 20-acre parcels. Approximately one-half mile to the east, 170th St East leads south into Lake Los Angeles, which features several small commercial businesses. Traveling west on Ave J leads to central Lancaster and Fwy 14. The parcel has a gentle grade, offering views to the west towards Lancaster. The area includes nearby buttes. Several homes are located on 165th St East. Paved roads extend to within 1/4 mile of the property. Potential uses include residential development with a farm or ranch, or land banking.
Key Highlights
- Large acreage with potential for subdivision into four 20‑acre parcels.
- Zoning allows for horses and farm animals.
- Potential for a second home.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
3
Businesses Nearby
Explore this area
Business Placement
Demographics for 93535, CA
82,149
Population
23,917
Households
3.4
Avg Household Size
31
Median Age
14%
College-Educated
78%
High-School Grad
239.0 sq mi
ZIP Area
344
Density / Sq Mi
$65,989
Median Household Income
$41,834
Median Earnings
$1,650
Median Rent
$336,200
Median Home Value
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Agricultural land / Farmland - 80 acres of land suitable for agricultural or residential use.
Where is this agricultural land / farmland located?
The property is located at 165th E & J4 High Vista, CA.
What is the asking price?
The asking price for this property is $120,000.
What are key features of this property?
This property features: Large acreage with potential for subdivision into four 20‑acre parcels.; Zoning allows for horses and farm animals.; Potential for a second home.
