San Diego Vacant Land Buying Tips | Rayna Mack Team
Purchasing undeveloped land can be the first exciting step toward building your dream home, creating a retreat, or developing an investment property. But there are many important things to consider when purchasing vacant land, especially in San Diego County, where zoning, environmental factors, and infrastructure can greatly impact your ability to build.
Before you close escrow, it’s critical to perform thorough due diligence. Below is a comprehensive checklist of things that every buyer should investigate to avoid surprises and ensure your land is truly the right fit.
✅ 1. Legal Lot Status & Buildability
One of the first things to consider when purchasing vacant land is whether the parcel is a legal lot that allows for development.
- Confirm the property’s legal lot status with the County.
- Check the zoning designation to verify your intended use is allowed (e.g., residential, agricultural).
- Some parcels appear buildable but aren’t legally recognized or lack the required lot size or access.
✅ 2. Septic Systems: A Crucial Thing to Consider When Purchasing Vacant Land
If no public sewer is available, you’ll need a septic system—and that requires a successful Perc Test.
- Confirm whether a recent percolation test has been performed.
- Review the results to see how many bedrooms or structures are supported.
- Poor soil, high groundwater, or steep terrain may make septic unfeasible.
✅ 3. Water Access & Rights
Water is one of the most important resources—and a critical thing to consider when purchasing land.
- Is municipal water available? If not, can a well be drilled?
- Ask for well flow and quality reports, if applicable.
- Review any private water rights or district policies.
✅ 4. Utilities Availability
Bringing utilities to a raw land parcel can be expensive or even impossible in some areas.
- Verify access to electricity, gas (or propane), internet, and phone service.
- Contact the local utility companies for connection estimates.
- Don’t assume nearby homes mean easy access—get it in writing.
✅ 5. Road Access & Easements
Lack of legal access is a dealbreaker, making this a top consideration when purchasing vacant land.
- Confirm that the parcel has legal and physical access.
- Check for recorded easements if access crosses private land.
- Review any maintenance agreements for private or shared roads.
✅ 6. Environmental or Open Space Restrictions
San Diego County has sensitive lands and habitat zones that can restrict development.
- Review for Open Space Easements, conservation areas, or wetlands.
- Request a Natural Hazard Disclosure Report to identify:
- High fire risk areas (AB-38 defensible space applies)
- Flood zones
- Seismic activity areas
✅ 7. Grading, Slope & Soil Conditions
One of the more overlooked things to consider when purchasing vacant land is how much work it will take to prepare it for construction.
- Ask for a topographic survey or visit the lot in person.
- Steep or rocky lots may require engineering, grading permits, or retaining walls.
- Look out for natural drainage paths that could affect foundations or access.
✅ 8. Zoning, Setbacks, & Land Use
Don’t assume your plans align with the County’s.
- Verify the zoning code and any special overlay zones.
- Understand setbacks, height limits, and lot coverage rules.
- For agricultural or rural land, check if animals or farming are allowed.
✅ 9. HOA Rules & CC&Rs: Land Use Restrictions to Consider Before Buying
Even raw land may be subject to rules from an HOA or recorded CC&Rs.
- Review all deed restrictions, CC&Rs, or design review guidelines.
- Restrictions may control:
- Building type or size
- Exterior materials or fencing
- Short-term rentals or mobile homes
✅ 10. Title Report, Liens & Encumbrances
A thorough review of the title report can reveal hidden problems.
- Review the Preliminary Title Report for:
- Easements
- Unpaid taxes or liens
- Water rights or mineral reservations
- Confirm that title insurance will be available.
👩💼 Why Work with the Rayna Mack Team?
At the Rayna Mack Team, we understand that purchasing vacant land is not like buying a home—it requires specialized local knowledge, experience working with County departments, and the right network of engineers, surveyors, and contractors.
We’ve helped hundreds of buyers successfully evaluate and purchase land throughout San Diego County. We guide our clients through:
- Interpreting legal lot status
- Understanding zoning and development regulations
- Coordinating perc tests and utility feasibility
- Reviewing title, CC&Rs, and environmental disclosures
Whether you’re planning to build right away or hold land for future use, we’re here to help you make informed decisions and avoid costly surprises.
📞 Call us today at 619-922-2524
📧 rayna@raynamack.com
🌐 www.raynamack.com
