Own This Property for $44k Down + $2448/month – No Bank, No Credit Check!
40 Acres of Private Ranch & Recreation Land in San Diego County, California
Imagine owning your own private preserve in the rolling backcountry of San Diego County—40 acres of scenic California land where winding trails, open meadows, and secluded homesites create a setting that feels more like a state park than a private property.
- Multiple Cleared Homesites and Trails
- Water Well Access
- Graded, Private Driveway w/Power
- Private yet Easy Access
- Lush, Rolling Terrain like your own State Park!
- Lowest Priced 20+ acre Lot on the Market!
- Owner Finanncing Available: $44k down, $2448/month – No Bank, No Credit Check
This remarkable tract has already undergone significant improvements, including multiple newly cleared homesites and re-graded driveways, making it easier than ever to begin building your dream ranch, retreat, or homestead. In fact, at least four separate homesite locations have already been established, providing flexibility for a primary residence, guest quarters, workshops, agricultural operations, or future expansion.
Access is both legal and private, with established driveways leading deep into the property. Once inside, you’ll discover a landscape of lush rolling terrain and an extensive network of trails that invite hiking, horseback riding, ATV adventures, and endless exploration. The feeling of privacy is extraordinary, yet practical infrastructure is already in place. Power lines run along the driveway, and legal deeded access to nearby water wells along the northern boundary provides a valuable and increasingly rare resource in Southern California. The property’s flexible S-92 (General Rural) zoning opens the door to a wide variety of uses. Whether you envision a custom home, manufactured home, agricultural operation, horse property, ranch, hobby farm, or recreational getaway, the zoning provides the freedom to bring your vision to life.
Despite its peaceful and secluded atmosphere, this property remains within reach of the conveniences and opportunities that make San Diego County one of the most desirable places to live in the country. Properties of this size, quality, and versatility are becoming increasingly difficult to find—especially those with existing improvements, water access, power nearby, and multiple prepared building sites.
Best of all, this unique property is offered well below market value, and owner financing is available, making it easier than ever to secure your own piece of California land. If you’ve been searching for a place where privacy, freedom, recreation, and long-term value come together, this 40-acre San Diego County retreat may be exactly what you’ve been waiting for. Grab it today at an unbeatable Acretown price!
Call or text Scott directly at 314.639.9777 or email info@acretown.com if you have any questions or would like to make an offer.
Si habla español, por favor pida por Andy en nuestro equipo y él estará encantado de ayudarle.
We’ve posted a lot of info below – including critical instructions for visiting the property – so please keep reading!
Best Deal in the Market – Check Zillow or Redfin and You’ll Agree!
After opening this map, you may see even more information about the area by clicking on the Layers & Basemaps button at top right.
- SOUTH LOT
- CASH PRICE: $199,900
- OWNER FINANCED DEAL: $44k down, $2448/month – no bank, no credit check (see full details in FINANCING section below)
- ADDRESS (street # estimated – use GPS for navigation): 1902 Tierra Del Sol Rd, Boulevard, CA 91905
- SIZE: 40.24 acres
- GPS COORDINATES: 32.654670, -116.320455
- PARCEL #: 610-120-22-00
- ABRIDGED LEGAL DESCRIPTION: (Ex Min Rts)s H Of N H Of W H Of E H Of Tct 52 In Sec 36 17 6 E
- FULL LEGAL DESCRIPTION: view here
- PLAT MAP/SURVEY: view here (get County’s boundary/KML file here – opens in Google Earth)
- TITLE: General Warranty deed (clean – no back taxes, no liens)
- MINERAL RIGHTS: reserved by previous owner (view doc here)
- DIMENSIONS (approximate): 1284′ x 1346′ x 1284′ x 1365′
- FLOODPLAIN: not USGS surveyed, but not known to flood
- WETLANDS: none
- ELEVATION: 3938 feet
- TERRAIN: rolling with mutiple flat, cleared, hilltop homesites
- CONDITION: partially cleared (homesites, driveways, and trails), mostly wooded (view homesite map here)
- ACCESS: legal, deeded access to Tierra Del Sol Rd, a paved public road, via graded driveway
- POWER: along graded driveway near NE corner, San Diego Gas & Electric (800-411-7343, https://www.sdge.com/home)
- WATER: available via deeded access to water wells along north boundary line (view well agreement here)
- WASTEWATER: septic system would need to be installed
- The built-in savings you receive on all Acretown properties frees up extra money to install a variety of conventional and more modern, non-conventional septic systems, like mound systems, pressurized dosing, plastic chamber leach fields, aerobic treatment, etc. (which have become popular solutions in rare cases of non-satisfactory perc tests).
- TAXES: $731.18 in 20254
- HOA: none
- DEED RESTRICTIONS: none
- ZONING: S-92 (General Rural)
- SCHOOL DISTRICTS: Clover Flat (Elementary) – Mountain Empire (Middle School) – Mountain Empire (High School)
- NEAREST CITIES: Boulevard < Alpine < San Diego
- NEAREST AIRPORTS: Jacumba Airport (15 mins), San Diego International (1 hr 26 mins)
- COUNTY GOVERNMENT:
- Assessor (619) 236-3771
- Treasurer (877) 829-4732
- Clerk/Recorder (619) 237-0502
- Planning & Zoning (858) 565-5981
- County GIS
READY TO TAKE THE NEXT STEP?
Reserve this property for 24 hours while you review the agreement.
$499 REFUNDABLE – APPLIED TO PURCHASE – NO OBLIGATION
coming soon . . .
OWNER FINANCING: We do offer owner financing under the following terms:
- Owner Financed Price = $219,900
- Down Payment = $44,000
- Monthly Payment = $2448.08
- Term = 10 years (120 months)
- Interest Rate = 10.9%
- No Pre-Payoff Penalty!
- No Bank, No Credit Check!
We have a two-week waiting period after the posting of our original MLS listing before we open up the owner-financing option. Also, if you would like to make a larger down payment in exchange for a slightly lower interest rate and/or fewer payments, we can certainly accomodate that, so just let us know! Or you don’t have the full payment now but expect to have it within the next 90 days? We may be able to custom design an installment plan that works for you, so just reach out to us and ask. If you’d like to buy this property via owner financing, call or text Scott directly at 314.639.9777 or email him at info@acretown.com and we’ll get you set up!
OUTSIDE FINANCING: Your best deal for third-party financing will probably come from American AgCredit, Rural 1st, E-Construction Loans, or FBN Finance and their details are below:
American AG Credit is America’s leading land lender for rural properties and they require as little as 15% down on a 15-25 year fixed land loan, with a 7.6% interest rate, and they prefer a credit score of 720 or better. Please contact them by phone at (951) 296-0175 or visit their nearest office at 42429 Winchester Rd, Temecula, CA 92590. They do serve California.
Rural 1st is America’s leading land lender for rural properties and they require as little as 15% down on a 10 or 15-year fixed land loan, with no PMI, and they prefer a credit score of 720 or better. Please contact Michael Wirth by phone or email at (502) 553-8152 or michael.wirth@rural1st.com. They do serve California.
E-Construction Loans, Tim Jarvis, timjarvis@sbcglobal.net, (408) 238-4606: Tim is a land lender and offers loans at 10% down, 25-year amortization and a balloon payment in 10 years. Please contact him for all the details. They do serve California.
FBN Finance is one of the country’s largest land lenders.
The area surrounding Jewel Valley Ranch offers a wealth of outdoor adventures and natural beauty. McCain Valley Recreation Area is a rugged desert landscape popular with hikers, campers, and photographers, featuring dramatic boulder formations and sweeping views of the valley below. The nearby Goat Canyon Trestle Bridge Trailhead draws history buffs and explorers to one of the largest wooden railway trestles in the world, a favorite destination for hiking and sightseeing in the Carrizo Gorge Wilderness. Off-road enthusiasts can head to Lark Canyon OHV Staging Area, where miles of dirt trails wind through the desert terrain, perfect for dirt bikes and ATVs. For a more laid-back escape, Lake Morena County Park offers fishing, boating, and over 50 miles of scenic trails through oak woodlands and lakeside meadows. When it’s time to restock on essentials, Campo is the nearest town with a grocery store, while the full spectrum of retail options can be found in San Diego – home of the venerable San Diego Padres – which, of course, offers world class dining, shopping, and recreational experiences. The vibrant suburbs east of San Diego are just over a half-hour away if you need to shop but want to skip all the traffic.
NEARBY – Jewel Valley Ranch (15 mins), McCain Valley Recreation Area (16 mins), Goat Canyon Trestle Bridge Trailhead (20 mins), Lark Canyon OHV Staging Area (21 mins), Jacumba Lake (18 mins), Lake Morena County Park (30 mins), In-Ko-Pah Mountains (38 mins), Big Laguna Lake (46 mins), and more!
CAMPO (23 mins, nearest town w/grocery store)
SAN DIEGO (1 hr 8 mins, nearest major city and home to MLB’s San Diego Padres)
You can go view the property at your convenience – owner does not need to accompany. Please call/text us to let us know you’re heading out, so we can (1) confirm its availability (our land does sell fast), and (2) ensure we have our phone on us in case you need help or have any questions. We’d appreciate a couple hours notice if possible. In case you lose cell phone service, it may be helpful to print off as many helpful documents as you can before you head out there.
DRIVING DIRECTIONS: Click HERE to open the destination in Google Maps, and simply enter your starting point to get step-by-step directions.
- From this link, you can press “Directions” (on the left), enter your starting point, and Google Maps will provide you with step-by-step directions.
- You can also click “Send to Phone” if you’re viewing this on your computer
- And “Save” to download the directions so they’ll still work if you lose cell service.
If for some reason you’re having trouble with that link, you can navigate to GPS coordinates: 32.655872, -116.315153 (turn-off from Tierra Del Sol) and then 32.654670, -116.320455 (actual property)
WALKING THE PROPERTY LINES w/YOUR PHONE: We highly recommend downloading Google Earth to your phone if you don’t already have it. Then . . .
- Download the property boundary file (called a KML or KMZ file) here. You may be prompted to click “download” one more time, so do that . . . OR you may be prompted to immediately open the file with Google Earth and, in that case, do that and ignore the remaining steps. Otherwise . . .
- Open Google Earth
- Go to the main menu (the three horizontal lines at the top left of the screen), then Projects > Open > Import KML file > select the KML file you just downloaded (it should show up on that screen).
Now you should be able to see the property lines on the map, and the green dot represents where you’re currently standing. This is a very important tool to learn BEFORE you head out there. Please call us if you have any questions about it.
Call or text Scott directly at 314.639.9777 or email at info@acretown.com if you’d like to discuss an offer. If you’re a Spanish speaker, please ask for Andy on our team and he’ll be glad to help you.
FOR SALE BY OWNER: We are investors, and are selling this lot For Sale By Owner. You do not need to submit your offer through a real estate agent, and in our experience we close transactions more quickly and easily by having our dedicated transaction coordinator work directly with the Title Company and Buyers. We will also both save money on commission/fees by cutting out agents as the middle men. However, if you feel strongly about working with a realtor, then you’re welcome to have them contact us on your behalf. We do offer 2.5% commission to buyer agents.
WHY ARE YOU SELLING IT SO CHEAP? We are often asked why we price our properties at below market value, and the answer is really simple: because we can, and that’s our core business model. We are investors who purchase properties at a large volume and deeply liquidated rates, and by passing this discount on to our buyers, we can sell land quickly . . . and more of it! In fact, our average property only lasts 2-3 weeks on the market (vs. industry average of about 6 months).
DISCLAIMER: We attempt to provide detailed, accurate and up-to-date information in our listings, in order to help our buyers to the best of our ability. However, it ultimately remains the buyer’s responsibility to perform their own due diligence and double check any details that are of significant importance to you including acreage, utilities, buildability, and approved/allowable useage for the property. We are happy to help however we can.
Hundreds of buyers have successfully purchased land from Acretown. This simple reservation just holds the property while you review the agreement.
$499 REFUNDABLE – APPLIED TO PURCHASE – NO OBLIGATION
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