31844 Patrick Way
BdirtValley Center, CA 92082
Lot Size
4.65 acres
Asking $/Acre
$70,968
Days on Market
92
Property Type
Land
HOA/mo
N/A
MLS ID
PTP2606049
This property is in Valley Center (92082). View the Valley Center land market →
About This Property
BUILD YOUR DREAM HOME ON 4.65 ACRES OF OPPORTUNITY! This ready to build lot offers 4.65 acres of potential in a beautiful, peaceful setting surrounded by custom homes and stunning views. The property features a gently sloping terrain with a graded pad, septic approval for a 3bed, 2 bath home and architectural plans included saving you time and money! Essential utilities are already in place, including a water meter, fire hydrant and underground electricity at the road. Just 15 minutes from I-15, you get the perfect balance of tranquility and convenience. Don't miss this rare opportunity to bring your vision to life in a growing area with endless potential. Make your dream home a reality, schedule a viewing today!
Location
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What a Buyer Will Check
Caution: fire, hillsideAbout 4.6 acres of vacant residential land on Patrick Way, county land with a Valley Center address, zoned A70, limited agriculture, 2-acre minimum lot. The zoning allows about 2 homes (1 per 2 acres). Most of it is steep: lidar puts the median slope at 25%, with 59% of it over 25%, and the soil survey calls it rocky sandy loam, somewhat excessively drained, very limited for houses. It sits outside the flood zone, in a Very High fire zone. No public road frontage was found.
- Slopemedian 25%, 59% over 25%, about 1.9 acres under 25%USGS 1 m lidar
- Soilrocky sandy loam, somewhat excessively drained, very limited for housesNRCS soil survey · Sep 11, 2026
- Floodzone X, minimalFEMA flood map · May 16, 2012
- FireVery HighCAL FIRE hazard zones
- Road frontageno public road frontage foundSanGIS rights of way · Nov 3, 2026
- ZoningA70, limited agriculture, 2-acre minimum lotCounty of San Diego zoning · Apr 7, 2026
- Homes allowedabout 2 (1 per 2 acres)County of San Diego zoning · Apr 7, 2026
- WaterValley Center Municipal Water DistrictSANDAG water districts
- SewerUnknown: no answer in the public recordCounty sewer and septic screening · May 7, 2025
- Coastal ZoneoutsideSANDAG coastal zone
- Farm contractno farm contractCounty farm contracts
- Elevation776 ft, 694 to 831 ft across the lotUSGS 1 m lidar
From FEMA, USGS lidar, the USDA soil survey, CAL FIRE, SANDAG and county and city zoning, checked Nov 7, 2026. Public records, not a survey: confirm with the city or county before you buy.
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Zoned Schools
High
Valley Center High · grades 9-12 · Valley Center-Pauma Unified
The district's assigned schools for this parcel, from its attendance boundaries and rules. Boundaries change: confirm with the district before you buy.
- Lot size
- 4.65 acres
- Asking $/acre
- $70,968
- Zip median $/acre (sold)
- $86,797
- Comp-implied value
- $270,279
- Sep 10, 2026$369,999 → $329,999-10.8%
- Aug 18, 2026$319,999 → $369,999+15.6%
Benchmarked against 2,889 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.