Real Estate Analysis and Commentary in Victorville

August 2, 2025 Land Uses and Density in the Old Town Village Victorville

For this portion of the analysis the land area was segmented into existing land uses and a numerical count of the units were calculated. My initial findings are summarized in the following table: 
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Use	Land Area	No. Unit
Apartment:	438,804	163
Automotive:	189,431	15
City Owned:	474,965	37
Commercial:	161,016	9
Industrial:	71,000	4
Land:	696,266	58
Misc.:	151,473	7
Motel:	35,500	42
Offices:	118,170	9
Religion:	83,271	7
Restaurant:	27,550	3
Retail:	184,038	40
School District:	114,818	4
Single Family:	925,350	132
Total	84.29 ac	521

The top five (74.21%) of uses by land area are:  

Use	Acreage	%/Total
Single Family:	21.24	25.20%
Land:	15.98	18.96%
City Owned:	10.90	12.94%
Apartment:	10.07	11.95%
Automotive:	4.35	5.16%

The bottom five (9.05%) of uses by land area are: 

Use	Acreage	%Total
School District:	2.64	3.13%
Religion:	1.91	2.27%
Industrial:	1.63	1.93%
Motel:	0.81	0.97%
Restaurant:	0.63	0.75%

Land uses (12.62%) of interest to businesses, investors and potential developers include:  

Use of Interest	Acreage	%Total
Retail:	4.22	5.01%
Offices:	2.71	3.22%
Commercial:	3.70	4.39%

To further refine these uses it is necessary to consider the total vacant land area within this district. This component consists of privately and publicly owned land (27.62%). The city owns 10.90 acres; however, 3.37 acres is improved (High Desert Performing Art Center, Fire Museum, Parking Lot, Old School/Park, and Veteran Memorial) leaving 7.53 acre that has been land banked for future use. There is 15.98 acres that is privately owned and could be developed. The privately owned land consists of 12,005 square feet on average and will likely require acquisition of adjoining properties prior to development. The city owned land is primarily east of 7th Street and west of Hesperia Road and consists of multiple adjoining parcels that are readily available for development without the cost of additional property acquisition. 

Land densities of the more significant land uses found in the district  are summarized in the following chart. NOTE: The second column is the land density of the use identified, and the third column is the additional units of that use if all of the vacant land was developed with that specific use using the existing density of that use. 

Use	Current Density	Potential Units
Commercial:	17,891	56.69
Offices:	13,130	77.25
Automotive:	12,629	80.31
Restaurant::	9,183	110.45
Single Family:	7,010	144.68
Retail:	4,601	220.44
Industrial:	4437.5	228.56
Apartment:	2,692	376.76
Motel:	845	1,199.96

A last note on density - It must be recognized that the city is interested in using a higher land use density which may include condominiums, high density housing (both vertically and by mixed use) Future development may result in a high volume of improved units as developers and the city explore potential for land use development. 

My next post will explore the current level of property taxation available to the city within this district coupled with potential increase by using the 25-year average sale of properties.