The Warmlands property presents a rare opportunity: an established avocado, citrus, and passion fruit ranch with significant longterm development upside in one of North County’s most desirable communities.

Investment Highlights

±31.76 gross acres across two legal parcels
Fully planted ±32-acre avocado operation with on-site sorting and packing facilities
Certified with established production history
Primary water source: on-site well (supported by Vista Irrigation District water)
Full irrigation system in place
Desirable location in the Warmlands/Elevado Hills area of Vista
Potential for annexation into the City of Vista, enabling 0.5-acre lot sizes vs. the current County 2–4–8 acre minimums
Strong surrounding development patterns and proximity to necessary utilities
This combination of agricultural income, water assets, and transitional development potential positions Warmlands as one of the most strategically located large landholdings in North County.

Terms

OFFERED AS	Fee Simple Interest
ASKING PRICE	Negotiable / Market Guidance Available Upon Request
TOURS	By Appointment Only – Contact Broker
Documents	Available upon request to qualified buyers: Title and APNs, water/well system documentation, irrigation layout, soils and environmental data, slope maps, zoning and general plan documentation, feasibility for annexation to City of Vista

Property Details

This Rural Residential (RR) property offers flexible zoning, strong utilities, and a strategic annexation opportunity to unlock higher‑density residential development potential.

Ideal Property For

Investors
Developers
Regional & National REITs
Trophy Ranch Buyers/High Net Worth Individuals
Local Agricultural Community
Family Offices

Zoning & Land Use

CURRENT JURISDICTION	County of San Diego
ZONING	Rural Residential (RR)
GENERAL PLAN	Semi-Rural Residential (SR-2)
MINIMUM LOT SIZE	2, 4, or 8 acres depending on slope and constraints

Utilities & Services

Water	Newly renovated submersible well that reportedly produces 100 GPM of irrigation water
Sewer	None currently; potential to connect to adjacent Vista residential neighborhood

Power	SDG&E
Police	San Diego County Sheriff
Fire	Vista Fire Department
Schools	Vista Unified School District

ANNEXATION OPPORTUNITY

Adjacent parcels within Vista city limits are zoned E-1 (Estate Residential) permitting 0.5-acre minimums. Due to adjacency and infrastructure proximity, Warmlands may qualify for annexation into Vista to achieve higher density. Further study would refine potential yields, but preliminary analysis suggests significantly greater development potential than current County zoning allows.

Location Overview

The property is located at 1757 Warmlands Ave, Vista, CA. The area is characterized by rolling terrain, high-amenity residential neighborhoods, and strong demand from both agricultural and estate residential buyers.

3.5 MI

SOUTH OF HWY 76

4.7 MI

NORTH OF HWY 78

7 MI

WEST OF I -15

VISTA AND NORTH SAN DIEGO COUNTY

A picturesque and growing community in San Diego’s backcountry, Vista is a beautiful, rural area located in North San Diego County, CA.

A census-designated place and unincorporated municipality, Vista encompasses approximately 19 square miles and is characterized by unique topographic features, agricultural activities and large residential estates.

AGRICULTURE

Part of Vista’s charm are its deep agricultural roots, specializing in a variety of crops, including oranges, lemons, avocados, and, most recently, lavender. Animal farms can also be found, including hens and llamas.

DEVELOPMENT

With major development in progress, it is a great time to be in Vista. With commercial development projects underway and a commitment to preserving the rural integrity of the community, Vista is poised to be the gem of Backcountry San Diego.

Strategic North County Location
Vista is located about 7 miles inland with convenient access to SR‑78, I‑5, and I‑15 and nearby employment centers.

Agricultural Heritage
Known as the “Avocado Capital of the World,” Vista retains a strong agricultural identity.

Measured Growth
The city balances agricultural preservation with steady residential and commercial development.

Economic & Investment Appeal
A pro‑business environment, expanding population, skilled labor force, and diverse economy support long‑term investment.

Quality of Life & Land Value
Mediterranean climate, outdoor amenities, flexible land uses, and limited supply drive sustained demand and appreciation.

1757 Warmlands Ave, Vista, CA