South of the Angels by Jessamyn West (Good, 1960, Pbk, 576 pgs, Fawcett World Library)

Cover has wear; pages are unmarked ang lightly age-toned. 

South of the Angels chronicles the settlement of a tract of land in southern California, located south and east of Los Angeles (in what would become Orange County), starting in 1916.  The story centers on the diverse group of 96 settlers from 17 families who are lured by the salesmanship of real estate promoter Sylvester Perkins, who promises an irrigated "Garden of Eden" for citrus groves. 

The narrative is less a plot-driven story and more a panoramic examination of the human condition, focusing on:

Community Dynamics: The settlers’ struggles with drought, frost, and harsh desert conditions as they attempt to transform barren land into profitable orchards.
Personal Relationships: The book explores various forms of love, marriage, family reconciliation, and adolescent maturation among the residents.
Social Conflict: It highlights tensions within the community, particularly the discrimination faced by Mexican-American neighbors (the Ramos and Ortiz families) and the rise of xenophobia driven by characters like Basil Cudlip. 
Historical Context: The settlers' lives are impacted by the outbreak of World War I in 1917, which exacerbates existing prejudices and tests the community's cohesion