Most people know Cabazon from the freeway: the outlet malls, the casino tower next door and the roadside dinosaurs. Behind those sits a small unincorporated community in the San Gorgonio Pass with modest houses, manufactured homes and a lot of open desert lots. For questions about Cabazon homes for sale or land, call or text Aimee Ghafouri of 951 Properties at (951) 331-8453.
Cabazon in the San Gorgonio Pass
Cabazon lies along Interstate 10 east of Banning, at the point where the pass narrows between Mount San Gorgonio to the north and Mount San Jacinto to the south. It is the last community before the freeway descends into the Coachella Valley. The Morongo reservation, with its casino resort, borders it, and the Desert Hills Premium Outlets and Cabazon Outlets sit at the west end beside the freeway.
The residential area is mostly on the south side of Interstate 10 along Main Street, on a simple grid of streets with the railroad nearby. Cabazon is governed by the County of Riverside. It was briefly an incorporated city decades ago and has been unincorporated since.
What Cabazon Real Estate Consists Of
- Small single-story houses. Many built in the middle of the last century, some updated, some needing work.
- Manufactured homes on private lots. A large share of the housing stock.
- Vacant lots and acreage. Residential lots in the townsite and larger desert parcels around it, a number of them without utilities at the property line.
- Commercial and highway-oriented land. Near the freeway interchanges and Main Street.
There are no master-planned communities or golf developments here, and homeowners associations are rare. Buyers looking for newer tract homes usually look west to Banning and Beaumont.
Wind Is Part of the Property
The San Gorgonio Pass is one of the windiest places in Southern California, which is why wind turbines cover the hills just to the east. In Cabazon, strong wind is a regular condition, not a rare event. It affects what you should look at:
- roof covering, fascia and how well roofing is fastened
- fences, gates, carports and patio covers
- tie-downs and skirting on manufactured homes
- window and door seals, and sand accumulation in yards
Visit on a windy afternoon as well as a calm morning. Summers are hot here too, though usually a little milder than on the valley floor further east, so check the cooling system as well.
Checks for Houses for Sale in Cabazon
- Water and wastewater. Water service in the townsite is through the Cabazon Water District. Many properties use septic systems, so confirm what serves the address and have the septic inspected.
- Manufactured home paperwork. Lenders want a permanent foundation and a home whose title has been joined to the land. Ask for the documents before you spend money on inspections.
- Permits. Compare additions, garages and second units against county records.
- Rail and freeway noise. A main freight line and Interstate 10 both run through the community. Stand in the yard and listen.
- Flood and drainage. Desert washes cross the area and can run hard in storms. The natural hazard disclosure shows mapped flood zones, and an insurance agent can price coverage.
- Zoning. Riverside County zoning controls animal keeping, additional dwellings and commercial uses.
- Schools. Cabazon is within the Banning Unified School District. Confirm with the district.
Buying Land in Cabazon
Low-priced lots attract out-of-area buyers, and some of those lots are hard to build on. Before making an offer on vacant land, find out whether there is legal, physical road access, how far away water and power are, whether the soil will support a septic system, whether the parcel is in a flood zone, and what the county zoning allows. Lenders rarely finance raw land on ordinary home-loan terms, so talk to one about how you will pay before you start. Riverside County planning staff can answer zoning questions by parcel number.
Selling a Home in Cabazon
The buyer pool for Cabazon is smaller than in neighboring cities, and many buyers are investors or people purchasing with specific loan programs. That makes loan-readiness the key to a smooth sale. Aimee helps sellers confirm the manufactured home foundation and title status, gather septic and permit records, and take care of the repairs that appraisers and lenders flag most often. She markets widely online, since the eventual buyer may be coming from the Coachella Valley, the Inland Empire or further away.
A Cabazon Real Estate Agent Licensed Statewide
Aimee Ghafouri works from Temecula and is a real estate agent licensed anywhere in California. She grew up in Murrieta, has a business degree and more than 15 years of sales and marketing experience, and represents buyers, sellers and investors with steady communication. Use the contact page to send details of the property you have in mind.
Nearby Pass and Desert Communities
- Banning, the next city west
- Beaumont, further west in the pass
- Cherry Valley, north of Beaumont
- Palm Springs and Desert Hot Springs, east in the Coachella Valley
Frequently Asked Questions
Is Cabazon a city?
Not today. Cabazon is an unincorporated community governed by the County of Riverside, so permits, zoning and code questions go to county offices.
What kinds of homes are for sale in Cabazon?
Mostly small older houses and manufactured homes on individual lots, along with vacant residential lots and desert acreage. There are no large planned communities.
How windy is Cabazon?
Very. The San Gorgonio Pass funnels strong wind through the area for much of the year, so check roofs, fences and outdoor structures carefully and visit on a windy day before you buy.
Can I get a loan to buy land in Cabazon?
Vacant land is harder to finance than a house, and many land purchases are made with cash or specialized land loans. Speak with a lender first, and research access, utilities and zoning with the county.
How do I start looking at real estate in Cabazon?
Call or text Aimee Ghafouri at (951) 331-8453. Tell her whether you want a house, a manufactured home or land, and she will set up a search and help you check each property’s details.
Buying or Selling in Cabazon?
Aimee Ghafouri is a real estate agent based in Temecula who grew up in Murrieta. She is licensed to work anywhere in California and represents buyers, sellers and investors.
Aimee Ghafouri, 951 Properties, CAL DRE #02193341. This page is general information, not legal, tax or financial advice. Equal Housing Opportunity.