Oak Hills Real Estate & Homes for Sale

At the top of the Cajon Pass, where Interstate 15 levels out and US 395 splits off to the north, the land on both sides of the freeway is Oak Hills: custom houses on multi-acre parcels among junipers and Joshua trees, many reached by dirt roads. It is rural High Desert living at the closest point to the valleys below. Aimee Ghafouri of 951 Properties, a Temecula-based real estate agent licensed statewide, represents buyers, sellers and investors. Call or text (951) 331-8453.

Oak Hills Is Not Part of Hesperia

Most Oak Hills addresses say Hesperia, which causes regular confusion. Oak Hills is an unincorporated community of San Bernardino County lying west of the Hesperia city limits. County zoning and building rules apply, guided by a community plan written to keep the area low-density and rural. Parts of Oak Hills fall within the area Hesperia could annex in the future, so the boundary is worth checking parcel by parcel. The county Land Use Services department can confirm which jurisdiction and which zoning apply to a given address.

Oak Hills Homes for Sale: Acreage Is the Norm

Rural living zoning with minimum parcel sizes of a couple of acres covers most of the community, so houses stand well apart. Typical Oak Hills real estate listings include:

• Custom single-story homes on two acres or more, built from the 1980s to the present, often with detached shops, RV garages and long driveways.
• Oak Hills horse property with corrals, barns, arenas and cross-fencing. Animal-keeping allowances depend on zoning and lot size, so confirm them with the county.
• Manufactured homes on acreage. Check whether the home is on a permanent foundation, since that affects financing.
• Vacant land, from flat parcels along paved roads to sloping lots with views toward the San Gabriel and San Bernardino Mountains.

Water, Septic, Power and Roads

Utilities are the main subject of due diligence for houses for sale in Oak Hills.

• Water. Some properties connect to a county-operated water system, some have private wells and a few rely on hauled water stored in tanks. Establish which applies. For a well, order a flow test and water quality test. For vacant land, ask the water provider in writing whether a meter is available and what it costs to connect.
• Septic. There is no sewer. Have the tank pumped and inspected, and locate the leach field before planning any building.
• Gas. Natural gas reaches some streets. Elsewhere homes use propane, with either an owned or a leased tank.
• Roads. Many side roads are unpaved. Some are county-maintained and others are private easements kept up by the neighbors, or by nobody. Find out before the first heavy rain does it for you.
• Internet and mobile coverage. Service varies sharply from one parcel to the next, so test it on site.

Weather, Fire and Joshua Trees

Oak Hills sits higher than Victorville and Hesperia and catches the weather that comes through the pass. Strong wind is routine, fog can settle over the summit and snow falls most winters, sometimes closing the freeway for hours. Wildfire is a serious consideration. The Blue Cut Fire in 2016 burned through the Cajon Pass and into the Oak Hills area, destroying homes. Check the state fire hazard severity map for the address, keep defensible space and obtain insurance quotes early, because carriers treat this area cautiously.

Western Joshua trees are protected under California law. Removing, trimming or relocating one generally requires a state permit and fees, which can affect where and whether you can build on a wooded lot. Ask the California Department of Fish and Wildlife and the county before you design a site plan.

The Commute Advantage

For people who work down the hill, Oak Hills has the shortest drive of any Victor Valley community because it sits right at the summit ramps. That advantage disappears when the pass is closed or jammed, so drive it at your actual commute hours first. Schools depend on location: parts of the community are in Hesperia Unified, which operates Oak Hills High School, and parts are in Snowline Joint Unified. Confirm with the districts.

Selling a Home in Oak Hills

Rural buyers and their lenders want paperwork. Assemble the well report or water bills, septic pumping and inspection records, permits for the house and every outbuilding, propane tank ownership documents and a survey or parcel map showing easements. Mark the corners if you can. State plainly whether the road is paved and who maintains it. Good photographs of the land, fencing and views matter as much as the interior.

An Oak Hills Real Estate Agent for Rural Property

Aimee grew up in Murrieta, near the rural acreage of southwest Riverside County, where wells, septic systems and horse facilities raise the same kinds of questions. She has more than 15 years of sales and marketing experience, a bachelor’s degree in business and a California license that covers the whole state. Send details through the contact page.

Nearby Communities

• Hesperia, the incorporated city to the east.
• Phelan and Pinon Hills, rural communities to the west.
• Victorville, north on Interstate 15.
• Wrightwood, a mountain community reached by Highway 138 and Highway 2.
• Devore, at the bottom of the pass.

Frequently Asked Questions

Is Oak Hills a city?

No. Oak Hills is an unincorporated community in San Bernardino County, even though most addresses use Hesperia as the mailing city. County zoning, permits and services apply unless a parcel has been annexed into Hesperia.

Do Oak Hills homes have wells?

Some do. Others are connected to a county-operated water system, and a small number use hauled water. Confirm the water source for each property and test any well for output and quality during escrow.

Can I keep horses in Oak Hills?

Much of the community is zoned for rural living that allows horses and other animals, with limits tied to parcel size. Verify the allowance for the specific parcel with San Bernardino County Land Use Services.

Does it snow in Oak Hills?

Yes, in most winters. The community sits near the Cajon summit, and storms can bring snow, ice and fog that slow or close Interstate 15 for a time.

How do I start a search for Oak Hills homes for sale?

Call or text Aimee Ghafouri at (951) 331-8453 with the acreage, water source and outbuildings you need. She is a Temecula-based agent licensed across California.

Aimee Ghafouri, 951 Properties, CAL DRE #02193341. This page is general information, not legal, tax or financial advice. Equal Housing Opportunity.