Buying empty land can be the most flexible way to get the home you want, and the one with the most questions to answer first. Here is a roadmap, with the official place to look for each step.
1. Start with the parcel
Who controls the land decides who permits it. Inside a city, the city's development or planning department does. In unincorporated areas, the County of San Diego does. Look at the County of San Diego Planning & Development Services for county land and the City of San Diego Development Services as an example of a city department. Ask for the zoning and what can be built, and read the parcel’s setbacks, height limits and any overlays.
2. Check water, sewer, power and the road
- Find out whether public water and sewer reach the lot, or whether it would need a well and a septic system. In unincorporated areas, questions about septic systems and wells typically start with the county’s Department of Environmental Health and Quality.
- Ask who maintains the road and whether there is a recorded easement for access.
- Ask the power and water providers what connecting would involve and cost.
3. Look at hazards and constraints
The Parcel Research page lists the official flood, fire and earthquake-zone maps and the property-tax lookup. Look at them before you spend money on plans.
4. Permits, plans and fees
- A building permit comes from the city or county that controls the parcel, after plan review.
- Ask the permitting office for a list of the fees you should expect (impact, school and utility connection fees vary by place) and for typical review times.
- Plans are usually drawn by an architect or designer and, where needed, an engineer.
5. Financing
A construction loan pays for the build in stages as work is completed, and most lenders want plans, a budget and a licensed builder before they commit. Terms vary a lot, so talk with a lender early, before you buy the land, and compare more than one.
Talk to a lender. Rates, loan programs and approvals come from lenders, not from websites or real estate agents. Talk to your own mortgage broker, or use our preferred lender, Point Mortgage Corporation (NMLS #231073), at (619) 475-4095. You are always free to choose any lender you like, and you can verify any lender’s license at nmlsconsumeraccess.org.
6. Choose your team
- Use a licensed contractor and check the license on the Contractors State License Board site before you sign.
- Get more than one bid, compare what each includes, and put everything in a written contract.
7. Plan for time and a cushion
Permits, weather and supply can all move a schedule, and costs can change along the way. Build a cushion into both your timeline and your budget, and ask your builder how change orders are priced before you start.
8. Think about an accessory dwelling unit
State law has made it easier to add accessory dwelling units in many places. The California Department of Housing and Community Development explains the basics, and your city or county sets the local rules. Try the ADU return estimator for the numbers.
Questions to ask before you buy land
- What is the zoning, and what can I build, how big and how tall?
- Is there legal, recorded access, and who maintains the road?
- What utilities reach the lot, and what would connecting cost?
- Are there easements, an HOA, deed restrictions or special taxes?
- What do the flood, fire and earthquake-zone maps show for this parcel?
- Has the soil been tested, and is a septic percolation test needed?
- What would the property tax and any special assessments be after I build?
Where Rudy fits in
Rudy can help you read what you find, compare parcels and make an offer. When you are ready to talk it through, book a 15-minute call or take the Home Strategy Quiz.
General information for orientation, not legal, engineering, tax or financial advice. Rules, fees and forms change; confirm them with the city or county, your lender and a licensed professional. The sites linked are run by government agencies, which Rudy does not control.