0 Avenida de Las Estrellas

⚠Conservation easement

Pauma Valley, CA 92082

$500,000

Beds

—

Baths

—

Sqft

—

Year Built

—

Days on Market

Property Type

Land

HOA/mo

N/A

MLS ID

260012316SD

This property is in Pauma Valley (92082). View neighborhood stats →

About This Property

An outstanding +-89 acre avocado grove atop the iconic Sam's Mountain Ranch. Planted to approximately 80 net acres of hass and reed avocados, this property has been professionally farmed and meticulously maintained. Irrigation water is provided from Yuima Municipal Water District via two meters and surface hose with sprinkler emitters. Water District owns the subsurface groundwater. Current tenant is vacating July 31st so property is being priced subject to a close of escrow or NNN lease commencing August 1st, 2026. Owner is a non-profit agricultural conservation entity and desires to record an agricultural conservation easement on the property at the close of escrow. Two legal parcels. These are two parcels of the combined ranch listing referenced as MLS # 260007186

Dirt Analysis

⚠Conservation easement

⚠

Conservation easement

Disclosed in the listing remarks. The below-comps price reflects this constraint — it is not a market discount. Read the full description below.

19% below comp value

Asking $500,000 vs ~$620,700 implied by sold-land comps

Lot size: 89.00 acres
Asking $/acre: $5,618
Area median $/acre (sold): $12,505
Comp-implied value: $620,700

Benchmarked against 3,049 sold-land comps (5-yr, recency-weighted) via zip price-size model · high confidence. Land value is site-specific — zoning, utilities, access, and buildability are not modeled. Not an appraisal.