Finding Your Perfect Piece of Desert Land: A Guide to Building in Southern California
- Madison Reis
- Aug 6
- 3 min read
Updated: Oct 11
Finding that perfect piece of desert land is a feeling like no other. You can see the sunset view, picture the pool, and imagine your dream home taking shape. But before you fall in love with the landscape, it’s critical to investigate what lies beneath the surface. The most beautiful lot in the Coachella Valley can hide expensive surprises that can derail a project before it even starts.
Based on my own journey of finding and buying land for my custom build, I've learned that thorough research is the single most important investment you can make. Here is a guide to vetting raw land to ensure your dream has a solid foundation.
Look Beyond the View: Utilities & Access
You've found a lot, and you can see a utility pole right next door. Great! That means connecting will be easy and cheap, right? Not necessarily. One of the first things I learned is that proximity doesn't guarantee affordability. The cost to bring meters and lines from the street to your actual building pad can be significant.
This is also where you can encounter a "paper lot"—a property that looks great on a map but has no practical, paved road access or utilities nearby. These lots are often bought by developers with the capital to build the infrastructure. However, for a first-time owner-builder, they can be a budget-draining nightmare.
Pro Tip: Before you make an offer, call the local utility companies (water, electric) and ask for a rough estimate to bring service to the lot. It’s a free call that could save you thousands.
Know the Rules: Zoning & Local Codes
Every city has its own unique set of rules. What you can build in Palm Springs might be different from what you can build in Indio. These aren't just suggestions; they are legally binding requirements that can dramatically impact your design and your budget.
This was a lesson I learned the hard way on my own property. After purchasing the land, we discovered a specific city code requiring every new home to have an attached garage or carport. This surprise addition completely upended my initial budget and even forced me to change builders to make the numbers work. It was a stressful, costly lesson in the power of knowing every local code before you finalize your plans.
Uncover the Past: Easements & Existing Structures
Always investigate the history of the lot. Are there any easements (giving someone else the right to access your property)? Are there any old structures? This was a lesson I almost learned the hard way on a different property.
I visited a beautiful lot in Joshua Tree that seemed perfect, only to find an old, abandoned church on it. A quick search revealed it was potentially a historic structure, which would have required a complex and expensive petition to tear down. Thankfully, our REALTOR® had included a contingency clause in our offer, which gave us the ability to walk away without penalty. It was a crucial safety net.
The Groundwork: Surveys & Soil Reports
Understanding the physical properties of your land is crucial. Even lots that appear perfectly flat will require some amount of grading to ensure proper drainage and create a stable building pad. The amount of work can depend heavily on the soil conditions.
You will need a survey and a soil report for your architect and engineer. The seller may already have these. If so, it’s a huge bonus, but you should ask for one critical thing: having the survey's CAD file is incredibly helpful and often required by your design team to accurately place the home on the lot and determine elevations. If the seller doesn't have these reports, you can and should make your purchase offer contingent on getting them done.
Your Most Powerful Tool is Research
This level of research is the most critical part of your land purchase, protecting you from costly surprises and ensuring you invest with confidence. As a licensed REALTOR® who specializes in buildable lots, I can guide you through this entire due diligence process. If you're ready to find the perfect canvas for your dream home, let's start the conversation.
