Find Your Ground in Southern California

You can reach us by phone at 951-813-6948 (Andrew Oliver) or 951-813-8656 (Jake Tyler). Email Andrew at andrew@tocrealestate.com or Jake at jthomesandloans@gmail.com. Our office is at 26305 Jefferson Ave Ste G, Murrieta, CA 92562. We're open Monday through Friday 8 AM to 6 PM, Saturday 9 AM to 4 PM, and Sunday by appointment.

Buying vacant land requires a different kind of due diligence than purchasing a home, commercial building, or other improved property. With land there is no existing structure to inspect — instead, buyers need to verify zoning and permitted uses, conduct percolation tests if a septic system will be needed, confirm well water availability or municipal water access, check road access and utility infrastructure, verify flood zone and fire hazard status, assess topography and soil conditions, and complete any required environmental clearances. Financing is also different: land loans typically require 20–50% down payments with higher interest rates and shorter terms than conventional mortgages for improved property.

While not legally required in California, having an experienced land specialist is highly recommended. Land transactions involve zoning research, soil and environmental assessments, percolation tests for septic eligibility, utility access verification, easement checks, and entitlement processes that differ significantly from purchasing improved property. Whether you're buying a residential lot, agricultural acreage, commercial parcel, or conservation-designated land, a land-focused agent can help you avoid costly mistakes and navigate the complexities unique to each property type.

A percolation test (perc test) measures how quickly water drains through soil on a parcel of land. This determines whether a septic system can be installed on the property. If the land you are considering is not connected to a municipal sewer system, a perc test is essential before purchasing. We coordinate perc testing during the due diligence period of every applicable land transaction.

California has more regulatory layers affecting land than most states, and understanding them before you buy is essential. Key areas include: zoning and general plan designations that control what you can build, CEQA (California Environmental Quality Act) review that may be triggered by development applications, fire hazard severity zones that impose building material and defensible space requirements, flood zone designations that affect insurance and buildability, and septic and well permit requirements that vary by county. Some parcels may fall within habitat conservation plan areas that impose additional review requirements. Agricultural land may be encumbered by a Williamson Act contract that restricts non-agricultural use for years. Regional water board requirements, DTSC environmental screening, and county-specific grading ordinances add further complexity. Our team researches every applicable regulation during due diligence so you understand exactly what you're buying — and what you can do with it — before you close escrow.

We handle all types of land transactions including vacant residential lots for custom home builds, agricultural acreage, rural and equestrian property, commercial land, and development-ready parcels throughout the Inland Empire. Each land type has unique requirements for due diligence and we provide specialized guidance for each.

We help buyers find land for a wide range of uses — custom home builds, agricultural operations, equestrian properties, ranches, commercial development, self-storage facilities, industrial sites, solar farms, recreational retreats, and investment holds. Each use case has different zoning, entitlement, and infrastructure requirements, and our team provides specialized guidance for every property type. We verify buildability, setback requirements, slope constraints, utility connections, and environmental factors before you close escrow, and connect you with the right professionals — builders, architects, civil engineers, or commercial developers — to move your project forward.

Vacant land prices across Southern California vary widely depending on county, lot size, zoning, location, topography, utility access, and development potential. In the Inland Empire, small residential lots may start in the low six figures, while larger acreage parcels and development-ready land can range well into the millions. Prices in San Diego County and Los Angeles County tend to be higher for comparable parcels due to demand and proximity to urban centers. Conservation-designated land is valued differently based on its specific restrictions and acquisition demand. Contact us at 951-813-6948 for a current market analysis tailored to your specific property or search criteria.

Yes. Some parcels in Southern California carry conservation designations or are eligible for acquisition by conservation agencies, land trusts, or mitigation banks. If your property has been identified for conservation, or if you've received correspondence from a conservation agency about your land, our team can represent you through the negotiation and sale process to ensure you receive fair market value. We handle the complexity so you can focus on the outcome.