Browse All Vista CA Land for Sale

Time Saving Construction Opportunity! 1.14 acre Lot for 4 bedroom, 3 bath home (3,216 SQ FT) (RTI) Ready for Permit & Shovel County Approved plans: -“Grading” Plan with Required “Landscape” Plan -Wastewater Treatment “Septic” Plan -Architectural Plans, Structural and Title 24 Energy Calculations *Subcontractor info available upon request

2234 Tierra Verde Road, Vista

$598,888

NDP2606956 MLS ⋅ Active Status

Rare opportunity to purchase 9.93 total acres comprised of three separate legal parcels (APNs 172-061-63-00, 172-061-64-00 & 172-061-65-00) all being sold together. This beautiful producing avocado grove features rolling topography, scenic hilltop views, a valuable 1.5 inch water meter currently servicing the grove, and a convenient location adjacent to an established residential community while maintaining a peaceful rural setting. Whether you're looking to continue farming, invest in quality agricultural land, or explore the property's future potential, this unique offering provides exceptional versatility. Look for the listing sign on Twin Oaks Valley Rd. near the driveway entrance marked with the address 28742 Twin Oaks Valley Rd. Buyer to investigate and satisfy themselves regarding zoning, permitted uses, development potential, utilities, boundaries, access, and all other aspects of the property.

Twin Oaks Valley Rd., Vista

$760,000

260016644SD MLS ⋅ Active Status

Perched at 925 feet in the exclusive gated community of Panoramic Estates, this exceptional 4.40-acre homesite is one of the last premier ocean-view parcels in Vista’s Elevado Hills. Positioned at one of the highest elevations in the community, the property captures sweeping views of the Pacific Ocean, Catalina Island, breathtaking sunsets, and sparkling city lights. Unlike most vacant land, the hard work has already been completed with a finished percolation test, county-approved septic design for a 4-bedroom home, and grading plans submitted—saving an estimated 12 to 18 months of pre-construction time. Located within the newly designated San Luis Rey AVA, this private estate lot offers the rare opportunity to build a custom luxury home in an intimate gated enclave with paved roads, underground utilities, and multi-million-dollar estates. A truly build-ready opportunity to create your forever home in one of North County’s most desirable communities. APN#172-112-16-00 **Ownership History: This offering is for Lot 10 (APN 172-112-16-00). The current owner purchased this parcel in 2020 and has since completed extensive due diligence, including the percolation test, county-approved septic design, and grading plans. Any historical listing information displayed online may reference other parcels within Panoramic Estates and should not be confused with the marketing history of this property.

2220 Panoramic Dr., Vista

$2,600,000

NDP2606449 MLS ⋅ Active Status

Own your own piece of paradise in the rolling hills of Gopher Canyon. This exceptional offering includes two parcels totaling 25.96 acres, creating a rare opportunity to enjoy the beauty, privacy, and potential of a thriving organic avocado grove. Surrounded by a nature reserve, the property offers a peaceful and secluded setting with breathtaking panoramic views from multiple vantage points throughout the orchard. Build your dream custom home atop the hills and wake up each day to sweeping vistas and the tranquility of country living. The organic Hass avocado grove, comprised of over 1000 trees, is complemented by a variety of mature fruit trees, including 128 Cherimoya trees and 34 Longan trees, offering both agricultural potential and natural beauty. Conveniently located near Interstate 15, the property provides the perfect balance of privacy and accessibility. Well-equipped for future development and agricultural use, the property includes two water meters, two electrical meters, and two wells. Whether you're looking to create a private estate, expand an agricultural venture, or invest in a unique piece of North San Diego County, this remarkable property offers endless possibilities.

Gopher Canyon Road, Vista

$599,000

NDP2606246 MLS ⋅ Pending Status

Set within the gently rolling hills of Vista, this 1.15+/- acre homesite offers the space, setting, and infrastructure to create a private estate in one of North County San Diego’s most desirable inland coastal communities. The property enjoys a usable, gently sloping setting with views to the northeast, ocean breezes, and the benefit of Vista’s famously temperate climate, all while remaining in close proximity to some of Southern California’s best beaches, surf breaks, restaurants, breweries, wineries, golf, shopping, and freeway access. Meaningful infrastructure and planning elements are already in place, helping simplify the path toward future development. The property includes an existing detached 2-car garage, water meter installed, power installed, and house plans available for review. Existing plans and renderings contemplate a substantial contemporary estate with generous indoor/outdoor living, ensuite bedrooms, pool area, and guesthouse/ADU potential, offering a strong starting point for those looking to build without beginning entirely from scratch. Large private lots of this scale are increasingly difficult to find in Vista, especially with utilities already in place and meaningful planning work completed. Whether envisioned as a full-time residence, private retreat, multi-generational compound, or custom estate with gardens, outdoor entertaining, and room to enjoy the Southern California lifestyle, this property provides the foundation to bring a long-term vision to life.

2260 Buena Creek Road, Vista

$4,200,000

NDP2605929 MLS ⋅ Active Status

Premier Residential Development Opportunity – Vista, California Rare opportunity to acquire ±3.38 acres consisting of three legal parcels totaling approximately 147,094 square feet in one of North San Diego County’s most desirable housing markets. Zoned R-1-1000, the property offers significant subdivision potential with an estimated yield of approximately 11–13 single-family residential lots, subject to City approvals and engineering review. Strategically located within an established residential neighborhood with excellent visibility from State Route 78, the site provides convenient access to schools, shopping, employment centers, healthcare facilities, and major transportation corridors. The property includes a charming 1,789-square-foot ranch-style home with three bedrooms, two bathrooms, and a detached garage that may provide interim rental income while development plans are pursued. Potential development scenarios include a conventional subdivision, homes with ADUs, or premium estate-sized lots. Potential valley, city light, sunset, and distant ocean views further enhance the property's appeal. Exceptional opportunity for builders, developers, and investors seeking a premier residential development site in the City of Vista.

1060 Crest View Dr, Vista

$500,000

SW26133282 MLS ⋅ Active Status

Exceptional opportunity to build on a well-prepared parcel with significant improvements already completed. The property features a recorded water easement, with water service available through a county water meter located in the Gopher Canyon area. An installed main water line and fire hydrant are already in place. The parcel has been professionally surveyed and includes completed soils and percolation reports. Approved septic plans are on file with the county. The grading permit has been issued, and substantial progress has been made toward construction readiness. House plans are approved , with grading-related items remaining. Additional details regarding the development process, plans, and remaining requirements can be discussed with qualified buyers. This is an excellent opportunity for a buyer seeking a property with much of the groundwork already completed.

1504 Avohill Drive, Vista

260012715SD MLS ⋅ Active Status

Fully approved 22-unit townhome development site. Located on Santa Fe Avenue with close proximity to Downtown Vista, the project benefits from regional connectivity, walkability to local amenities, and a strong underlying housing demand driven by a growing population. The property is being marketed unpriced. The seller will consider all reasonable offers.

1248 S Santa Fe, Vista

$319,000

WS26101892 MLS ⋅ Active Status

Great Development Opportunity — Build your dream home on this exceptional 14,374 sq. ft. vacant lot tucked away on a quiet cul-de-sac in the scenic hills of Vista. Zoned R-1, this rare homesite offers stunning city and mountain views with outstanding potential for a custom single-family residence. Enjoy peaceful surroundings, gorgeous sunsets, and the privacy of an established neighborhood while remaining conveniently close to everything. Located with easy access to Highway 78, the property is just minutes from Downtown Vista, shopping, dining, Costco Wholesale, parks, recreation, and the popular Wave Waterpark. Rarely does a view lot in a cul-de-sac location become available with this combination of privacy, convenience, and development potential in one of Vista’s desirable areas. Buyer and buyer’s agent to conduct and verify all inspections, permits, utilities, zoning, and all other property information to satisfy themselves prior to close of escrow.

Wallace Lane, Vista

$1,895,000

NDP2604200 MLS ⋅ Active Status

The subject property is located off South Santa Fe Ave in the heart of downtown Vista, within the vibrant and well-known Vista Village, and presents a compelling opportunity within a designated Opportunity Zone. This designation offers potential tax advantages for investors, including deferral and possible reduction of capital gains, making the project especially attractive for long-term investment strategies. Conceptual design studies by a well-known architect have outlined a plan for a 39-unit mixed-use development, incorporating residential units along with ground-floor commercial space to complement the area’s walkable, urban character. The proposed design envisions a cohesive project that aligns with the ongoing revitalization of downtown Vista. A buyer may choose to capitalize on both the Opportunity Zone benefits and the groundwork already completed by the seller, moving forward with entitlements for the existing mixed-use concept, or explore alternative development approaches that maximize the site’s zoning and investment potential. Please contact Stevie Berman at (408) 202-0611 for more information.

745 S Santa Fe Ave., Vista

$569,000

260009283SD MLS ⋅ Active Status

PANORAMIC VIEWS! Enjoy breathtaking ocean, mountain, and valley views from this expansive 7.5-acre lot in the desirable Buena Creek area. Surrounded by multi-million-dollar estates, this property offers the perfect blend of privacy and rural charm while remaining conveniently close to the 78 and 15 freeways. Zoned Agricultural, the land provides ample opportunity for horses, livestock, gardens, groves, or a custom estate. An exceptional opportunity to build your dream home in a peaceful yet accessible location.

Buena Creek Rd, Vista

$295,000

NDP2603322 MLS ⋅ Active Status

Most people who want to build from scratch spend the first year buried in paperwork, chasing approvals, and waiting on utilities. This lot is past all of that. Located in Vista on a 13,452 square foot lot zoned RS, the plans have already been submitted for a 2 bedroom, 1 bathroom home at 792 square feet with a 484 square foot garage. Some permit fees have already been paid. The next owner comes in with a running start, not a blank page. The utilities tell the same story. Water runs through the property. Underground electrical easements are in place and the SDG&E fee has been paid. Sewer is at the street corner of the property. The infrastructure that typically costs a buyer months of time and thousands of dollars to set up is already positioned and ready. One note worth knowing: the permits have expired. They will need to be renewed. But the foundation of the approval process has already been established, which puts the next owner significantly ahead of starting from zero. For a buyer who has been waiting for the right lot at the right terms, the seller is willing to carry the note, or trade. That kind of flexibility is rare and changes what this opportunity looks like for the right buyer. Vista sits at the center of everything North San Diego County offers. Established neighborhoods, central location, and a community that holds its value. This is where you plant something that lasts. If you are ready to build, the hardest part is already behind you.

564 Rolling Hills Road, Vista

$399,888

260007630SD MLS ⋅ Active Status

Prime Commercial Opportunity in the Heart of Vista! This 21,780 sq. ft. vacant lot offers exceptional potential for a wide range of commercial uses under C-1 zoning (Neighborhood Commercial). Ideally situated in a high-demand area with strong visibility and accessibility, this parcel is perfect for retail, office, service-based businesses, or mixed-use concepts (buyer to verify). All utilities are conveniently located at the street, helping streamline your development timeline and reduce upfront costs. The generous lot size provides flexibility for site planning, parking, and building design, making it an excellent opportunity for investors, developers, or owner-users looking to establish a presence in one of North County San Diego’s growing markets. Surrounded by established businesses and residential neighborhoods, this location benefits from consistent traffic flow and a built-in customer base. Don’t miss the chance to bring your vision to life in this thriving Vista corridor! Prime Commercial Opportunity in the Heart of Vista! This 21,780 sq. ft. vacant lot offers exceptional potential for a wide range of commercial uses under C-1 zoning (Neighborhood Commercial). Ideally situated in a high-demand area with strong visibility and accessibility, this parcel is perfect for retail, office, service-based businesses, or mixed-use concepts (buyer to verify). All utilities are conveniently located at the street, helping streamline your development timeline and reduce upfront costs. The generous lot size provides flexibility for site planning, parking, and building design, making it an excellent opportunity for investors, developers, or owner-users looking to establish a presence in one of North County San Diego’s growing markets. Surrounded by established businesses and residential neighborhoods, this location benefits from consistent traffic flow and a built-in customer base. Don’t miss the chance to bring your vision to life in this thriving Vista corridor!

Vale Terrace, Vista

$9,000,000

NDP2602567 MLS ⋅ Active Status

Spanning approximately 12.58 acres, this vacant parcel of land is located in a highly desirable area of Vista, California. Zoned Rural Residential (RR), the site accommodates up to two (2) dwelling units per acre, making it ideal for a single-family home community, with potential for increased density through state law and city annexation. The property’s strategic location across from Lake Elementary & Madison Middle School enhances its marketability to prospective families. Additionally, the site presents potential for annexation into the City of Vista per a sewer agreement with the City of Oceanside, thereby further increasing its development potential. Potential annexation and rezone to increased density in the City of Vista. 169-130-14-00 | 5.58 Acres: $4,250,000 169-130-10-00 | 3.59 Acres: $3,000,000 169-130-17-00 | 1.82 Acres: $1,750,000 169-130-13-00 | 1.59 Acres: Also Available ($1,700,000)

Hedionda Avenue, Vista

$457,000

260004828SD MLS ⋅ Active Status

Prime opportunity in Vista with utilities and plans already in place. This parcel at 2055 Riviera Drive offers a rare combination of usability, infrastructure. Electricity and water are available on site, a major advantage for buyers ready to build. Even better, there are existing plans for a primary residence plus an ADU, saving valuable time in the design phase and accelerating your path to construction. This is ideal for an owner user looking to build a custom home with additional rental income potential, multigenerational living, or a private guest space. Investors and builders will also appreciate the ability to step into a project with groundwork already completed. Having utilities accessible and plans prepared significantly reduces upfront uncertainty and development timelines compared to raw land. The property offers a peaceful setting while remaining conveniently located near shopping, dining, schools, and major access routes throughout North County. Land opportunities with this level of preparation are increasingly difficult to find, especially with dual unit potential already envisioned. Buyers to verify zoning, permits, plan status, and development potential with the City of Vista. This is a strong value play for anyone looking to secure land with tangible progress already made.

2055 riviera dr, Vista

$1,995,000

260002226SD MLS ⋅ Pending Status

Great property in a great part of vista, yet still in the county. Many possibilities. Was a nursery years ago, but can be developed into lots and ADU's, or a great estate lot, or nursery, horses, ect, Property has thousands of dollars worth of olive trees, Italian cypress trees. Has 1 1/2 inch water meter, electric and phone on property. Very private and secluded. Million dollar homes just built 1/4 mile away. Quiet street. all of the property is useable and flat. Owner may carry.

1252 Navel Place, Vista

$100,000

OC26014051 MLS ⋅ Active Status

Exceptional Opportunity To Own A 4,467 Sq. Ft. Lot In A Quiet, Private Cul-De-Sac At 0 Monique Ct In Vista. This Level, Cleared Parcel Is Ready For Development, Offering An Ideal Foundation For A Custom Home. Located In A Desirable Residential Area, The Property Provides Both Tranquility And Convenience With Easy Access To Nearby Amenities, Including Shopping, Schools, And Major Roads. With Ample Space For Construction, This Lot Offers Significant Potential For Development In Vista's Growing Community. This is a Vacant Land parcel, adjacent to Storage Units at 1204 Monique Court, offered for sale separately. House 3D Rendering and Blueprint photos are for example only. Buyer responsible for any building plans. This lot is zoned for multifamily. Don’t Miss The Chance To Create Your Dream Home In This Highly Sought-After Location.

Monique Court, Vista

$649,900

NDP2511177 MLS ⋅ Active Status

Build your dream home! 1.19 acreage lot located between 269 and 315 Osborne St in Vista, with city and mountain views, partially fenced and gated. 1 inch water meter already installed and paid. Animals allowed, including horses. Build up to two dwellings, the first without size restrictions, the second 1200 sq feet max living area. Feels like country living, but only minutes away from shopping, entertainment and the ocean for those hot summer days.

291 Osborne Street, Vista

$3,250,000

25617403 MLS ⋅ Active Status

We are proud to exclusively present the Vista California Development located at 1351 S Santa Fe Avenue, Vista, California. This 3.36-acre (146,361 SF) corner parcel, zoned R-M (Medium Density Residential), is prominently situated along the South Santa Fe Avenue Corridor an area undergoing significant transformation under the City of Vista's South Santa Fe Corridor Specific Plan. The property features topography, 290 feet of frontage, and full utility access, creating an ideal foundation for a streamlined and high-quality residential development opportunity. Positioned within a rapidly growing North San Diego County submarket with a population exceeding 100,000 residents, the site sits directly across from a newly completed townhome community and is surrounded by housing, schools, and local retail amenities. Vista continues to experience strong demographic growth, supported by a median household income of approximately $78,800 within one mile, reflecting robust local demand for attainable and modern housing options. The property's R-M zoning offers flexibility for small-lot, townhome, or condominium projects, allowing builders to capture both for-sale and for-rent housing demand. With utilities to the street, no replacement housing requirements, and inclusion in an active redevelopment corridor, the site provides a clear entitlement path and favorable economics for a range of residential configurations. Its strategic proximity to major employment and educational hubs, Kaiser Permanente Vista, Tri-City Medical Center, and California State University San Marcos further strengthens the project's long-term viability and absorption potential. Located minutes from North County Square, Vista Village Center, and LEGOLAND California, the property also enjoys excellent regional connectivity via Highway 78, Interstate 5, and Interstate 15. With its combination of scale, zoning, infrastructure readiness, and prime corner positioning within one of North County's most active residential corridors, 1351 S Santa Fe Avenue represents a premier infill development opportunity offering both immediate feasibility and strong long-term appreciation potential.

1351 S Santa Fe Avenue, Vista

$339,950

NDP2505605 MLS ⋅ Active Status

Prime Vista lot with over 1/2 an acre of space along with sweeping park views & build-ready perks. Perfect opportunity for having small livestock, fresh growing fruit or even a vineyard. Perched high on a hill with stunning panoramic views of the lush Brengle Terrace Park and Alta Vista Botanical Gardens this exceptional lot offers an ideal canvas for your dream home. Enjoy front-row seats to Vista’s iconic Fourth of July fireworks and stroll across the street to take in a show at the beloved Moonlight Amphitheater. Located just minutes from the vibrant, revitalized Downtown Vista, home to a buzzing mix of restaurants, breweries, and shops, this property blends peaceful elevation with unbeatable convenience. The lot comes ready with water, sewer, and electricity at the driveway, along with a rough-graded pad, helping reduce build-out costs compared to many other parcels. A truly rare opportunity to build in one of Vista’s most desirable locations with significant development prep already completed. Images and Design ideas available upon request, truly visualize yourself here

Vale Terrace, Vista

$949,999

GD25120984 MLS ⋅ Active Status

The Mainsail Horizons of Vista Project RECORD ID: PDS2017-MPA-17-012; APN 217-131-58 The Mainsail Horizons of Vista project (PDS2017-MPA-17-012) consists of an application for a Major Use Permit to allow the construction of an Assisted Living and Memory Care facility on an approximately 2.6- acre vacant property. The site supports two more-or-less discrete plant communities or habitats: Non-native Grassland and Disturbed/Developed habitat. The project as proposed will impact biological resources, resulting in a need for mitigation. Mitigation must take place offsite in a County-approved location due to full site use for development purposes. In addition, an avian nesting survey and/or seasonal restrictions on any future site development are recommended to ensure project consistency with the Migratory Bird Treaty Act and the California Fish and Game Code. The Mainsail Horizons of Vista project is an application to allow the development of an approximately 2.6- acre parcel (APN 217-131-58) under a Major Use Permit (MUP) allowing the construction of an Assisted Living and Memory Care facility. As designed, the facility will support a 59,148 square-foot 4-story building along with parking spaces, a swimming pool, landscaping, other improvements and associated infrastructure. The 2.6-acre project site is located southwest of State Route 78 and fronting Plumosa Avenue on unincorporated County lands between the Cities of Vista and San Marcos.

538 Plumosa Ave, Vista

$1,795,000

240028334SD MLS ⋅ Pending Status

Submit all offers. 2060 E Vista Way is an opportunity to purchase a 1.50-acre site in Vista, CA, zoned for a base density of 15 units to the acre. The site is ideal for townhome, multifamily, or single-family residential development and after a density bonus could support 44 units. Comparable sales for townhomes in Vista average $742,000 for product newer than 2010 with an average price per square foot of $550+. Directly across Vista Way is the housing project Serra, where recent comps average $850-875k. The site is shovel ready pending the posting of bonds on the site for 21, 2-bedroom townhomes, however, there is a conceptual site plan for 32-townhomes that a buyer could utilize as well. Please contact the broker for diligence and a full offering memorandum.

2060 E Vista Way, Vista

$1,149,900

OC24236533 MLS ⋅ Active Status

Seller entertains offers between $1,100,000 to $1,149,900, this large 6.88 acres land located on Bautista Avenue, in good Vista neighborhood, this potential land is zoned for residential R1, this gorgeous land is right on the boundary of City of Vista and City of Oceanside, and surrounded by lots of new built homes, water meter ready, this land has about 100 Sugar Apples trees, Guava trees, Avocado trees etc....

2205 Bautista Avenue, Vista

$5,490,000

OC24049548 MLS ⋅ Active Status

The property presents a potential opportunity to entitle or use a large area of land in Vista (County of San Diego), CA. The site offers sweeping views of the ocean, the San Marcos Mountains, as well as panoramic city light views. The property is well positioned to be a versatile investment opportunity, private ranch, agricultural use, or a future planned community, with ample space to accommodate a range of homesites. The site benefits from being in a supply-constrained market ripe for development, as evidenced by the sales pace of actively selling communities in North San Diego County. Additionally, the Vista Market is a desirable area to live, with a charming historic downtown that provides abundant opportunities to socialize, shop, dine, and conduct business. The site is is conveniently positioned a reasonable drive from the California 78 and 15 Freeways.

600 Hardell Lane, Vista

$10,000,000

NDP2309518 MLS ⋅ Pending Status

Welcome to a prime parcel of land encompassing a total of 16.19 acres offering the potential creation of up to 45 homes and providing an exceptional chance to meet the growing demand for housing in this sought-after location. This prime lot not only presents a lucrative development prospect but also offers a lifestyle that combines modern convenience with the beauty of nature. The land's strategic positioning ensures easy accessibility to major highways, making commuting a breeze for residents. Beyond its convenient location, this property offers a lifestyle enriched by its proximity to various amenities. Imagine the luxury of having hospitals, schools, beaches, hiking, and entertainment options just minutes away. Seize this opportunity to create a residential enclave nestled in the desirable area between Oceanside and Carlsbad, offering an unparalleled opportunity for builders and developers and providing future homeowners with a truly exceptional living experience. Don't miss the chance to develop/build in one of Southern California's most coveted locations, North County San Diego! Call for more info.

1522 Sunset Drive, Vista

$4,750,000

230006000SD MLS ⋅ Pending Status

PRICE REDUCTION - Development opportunity. Approx 8 acres of vacant land bordering City of Vista, with close proximity to Highway 78 and NCTD Sprinter Buena Creek station. (Eight separate APN #s: 184-122-11,18,19,20,21,25 & 184-121-14,15) Per County of San Diego: property is zoned RU (Urban Residential) and has “L” building type which allows building permits for multiple residential uses. General Plan designation is Village Residential (VR-20), allowing for up to 20 units per acre.

Primrose & Lobelia, Vista

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Based on information from California Regional Multiple Listing Service, Inc. as of . This information is for your personal, non-commercial use and may not be used for any purpose other than to identify prospective properties you may be interested in purchasing. Display of MLS data is usually deemed reliable but is NOT guaranteed accurate by the MLS. Buyers are responsible for verifying the accuracy of all information and should investigate the data themselves or retain appropriate professionals. Information from sources other than the Listing Agent may have been included in the MLS data. Unless otherwise specified in writing, Broker/Agent has not and will not verify any information obtained from other sources. The Broker/Agent providing the information contained herein may or may not have been the Listing and/or Selling Agent.

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