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Zip Code 92392

Victorville, CA • San Bernardino County

Real Estate Market Analysis

Q3 2025 Report
$452,163 (Feb 2025)
Median Home Value
~92,000 (Victorville city, 92392 is a large portion)
Population
$65,000 (est. 2024)
Median Income
Average (GreatSchools ratings 4-6/10)
School District Rating

Market Statistics

Property Values

$452,163 (Feb 2025)
Median Home Value
$2,100 (est. 2025, typical for Victorville)
Median Rent
$242 (June 2025)
Price per Sq Ft

Market Performance

Home Appreciation+1.9% (past year)
Market VelocityHomes go pending in ~30 days; average days on market: 41
Foreclosure RateLow, consistent with regional trends

Area Information

Area Sizeapprox. 36 sq mi
CountySan Bernardino
Primary CityVictorville

Housing Profile

Housing Statistics

Total Housing Units~20,000 (est.)
Owner Occupied~62%
Rental Properties~38%
Vacant Units~7%
New ConstructionModerate, with new single-family and some multifamily projects

Housing Types

Single-family homesTownhomesApartments

Demographics

~92,000 (Victorville city, 92392 is a large portion)
Population
31
Median Age
$65,000 (est. 2024)
Median Income
~94% (6% unemployment, est. 2025)
Employment Rate
High school grad: 82%, Bachelor's or higher: 16%
Education Levels
Predominantly families with children, average household size: 3.5
Family Composition

Education Quality

School District Performance

Average (GreatSchools ratings 4-6/10)
District Rating
School DistrictVictor Elementary School District, Victor Valley Union High School District
Test ScoresBelow CA average, but improving
Graduation Rates~85% (high school)

Schools in Area

  • Liberty Elementary
  • Sitting Bull Academy
  • Silverado High School
  • Victor Valley High School

Economic Factors

Employment & Business

Job Growth+1.5% (2024-2025)
Unemployment Rate~6% (2025)
Business EnvironmentGrowing logistics, healthcare, and retail sectors
Commercial ActivityExpanding retail, logistics, and light industrial

Major Employers

  • Victor Valley College
  • Desert Valley Hospital
  • Walmart Distribution Center
  • City of Victorville

Infrastructure & Quality of Life

Infrastructure

Transportation Access

  • • I-15 Freeway
  • • Victor Valley Transit buses

Utilities & Services

  • • Southern California Edison (electric)
  • • Southwest Gas
  • • City water/sewer

Quality of Life

Safety & Environment

Higher than CA average, but trending downward; property crime moderate, violent crime slightly above average

Desert climate, good air quality, some water conservation measures

Healthcare Access

  • • Desert Valley Hospital
  • • Victor Valley Global Medical Center

Development Trends

Planned Developments

  • New single-family subdivisions
  • Retail center expansions

Infrastructure Projects

  • • Road widening on Bear Valley Rd
  • • Transit hub upgrades

Investment Outlook

Growth Outlook

Steady population and housing growth expected through 2027

Investment Opportunities

  • • Single-family rentals
  • • Build-to-rent developments
  • • Retail pad sites

Marketing Intelligence

Target Demographics

  • First-time buyers
  • Young families
  • Investors seeking rental income

Competitive Advantages

  • Lower price per sq ft than Inland Empire/coastal CA
  • Proximity to I-15 and logistics hubs

Pricing Strategies

Competitive pricing just below median to attract multiple offers

Common Objections & Response Strategies

Objection: Concerns about crime rates

Response Strategy:

Provide recent data showing downward trends and highlight neighborhood watch programs

Objection: School quality concerns

Response Strategy:

Showcase improving test scores, new school facilities, and after-school programs

Objection: Commute to LA/OC too long

Response Strategy:

Emphasize remote work options, local job growth, and I-15 access

Professional Recommendations

1

Leverage data on price appreciation and rental yields in marketing

2

Network with local employers for relocation leads

3

Highlight new construction and builder incentives

4

Educate buyers on down payment assistance and local lending programs

5

Monitor inventory trends to advise on timing and negotiation strategies

Competitive Analysis

Comparable Markets

  • Hesperia (92345)
  • Apple Valley (92308)
  • Adelanto (92301)

Market Positioning

Affordable, high-growth Inland Empire submarket

Competitive Advantages

  • Lower median price than Hesperia/Apple Valley
  • Higher rental yields than coastal CA

Price Comparison

92392 median home value ~$452k vs. Hesperia ~$470k, Apple Valley ~$480k

Investment Metrics

5.5-6.5% (single-family rentals, 2025)
Cap Rates
~6% gross yield
Rental Yields
~18-20
Price-to-Rent
Strong for buy-and-hold rentals, especially new construction
Cash Flow
2-3% annual through 2027
Appreciation

Buyer Journey Insights

First-Time Buyers

Benefit from FHA/VA programs, down payment assistance, and affordable new builds

Move-Up Buyers

Can access larger homes at lower price per sq ft than coastal CA

Downsizers

Limited inventory, but some new single-story options

Investors

Attractive cap rates, strong rental demand, low vacancy

Relocators

Drawn by affordability, family amenities, and new construction

This zip code analysis was generated using comprehensive market data and AI intelligence.

Market conditions change rapidly - consult with local real estate professionals for the most current information.

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