Land Sizes and Zoning in Lockwood Valley

One of the first questions buyers ask me about Lockwood Valley land is: "What can I actually do with it?" That's a zoning question — and it's a smart one to ask before you write an offer. The good news is that Lockwood Valley's zoning is generally favorable for the kind of buyers who are drawn to this area. Here's the breakdown.

Typical Parcel Sizes

Lockwood Valley parcels tend to be large by Southern California standards. Most of what you'll find on the market falls into these ranges:

• 5-acre parcels — the entry point for rural living, enough for a home, shop, and a few animals
• 10-20 acre parcels — the sweet spot for hobby ranchers, equestrians, and off-grid homesteaders
• 20-40+ acre parcels — serious ranch land, cattle operations, or buyers who want maximum privacy and space

Smaller lots do exist, but they're uncommon. The character of the valley is defined by its large-acreage properties, and that's what most buyers come here for.

Zoning Types

Most Lockwood Valley land falls under Kern County zoning designations that include:

• A (Agriculture): Allows residential use, agricultural operations, livestock, and related structures. This is the most common zoning in the valley.
• E (Estate Residential): Primarily residential with larger lot minimums. Less common but present on some parcels closer to developed areas.
• A-1 (Limited Agriculture): Similar to A zoning but with some additional restrictions on commercial agricultural operations.

The key takeaway: most Lockwood Valley land allows you to build a home, keep animals, farm, and operate a small agricultural business. That flexibility is one of the valley's biggest selling points.

Agricultural vs. Residential Use

If you're planning to ranch, keep livestock, or farm, agricultural zoning works in your favor. You can run cattle, keep horses, raise poultry, and grow hay without the restrictions you'd face in a residential subdivision. For buyers who want to live on the land and work it, this is exactly the kind of freedom they're looking for.

Setbacks and Building Requirements

Kern County has setback requirements that determine how close you can build to property lines. These vary by zoning and parcel size but generally include front, side, and rear setbacks. On a 20-acre parcel, setbacks rarely limit your building options — you have plenty of room to position a home, barn, and outbuildings. For more detailed guidance on what it takes to develop raw land, read my guide on building on raw land in Lockwood Valley.

What to Verify Before You Buy

Don't assume — verify. Before purchasing any parcel, confirm the zoning designation with Kern County Planning, check for any overlays or special restrictions (flood zones, environmental overlays), and make sure your intended use is permitted. I've seen buyers excited about a parcel only to discover it has a restriction that changes their plans. A quick call to the county can prevent that.

Start browsing available land in the Frazier Mountain area, and if you need help interpreting zoning maps or county regulations, call me (DRE# 02011892). That's exactly the kind of due diligence I do for every buyer I work with.