Investing in Cambria, CA? Water wait list for 20 years + already
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Davis, CA · Member since 2016 · 595 posts · 344 votes
8yhehehehehe... the coast of Ca..... death trap.
OK.. so lets assume that you can get a lot for $40k. and then build on it, and sell it for a profit in any way shape for form... Do you really think that when they get access to water they are just going to bang out 150 build your mcmansion permits that day? And for a reasonable cost? Nope. Permits and fees are 6 figures on the coast. It will be VERY expensive and time consuming to build... better off buying a rat trap in some other coastal area for $$$$ and rebuilding with water rights and dwellings already approved. Google the words "coastal commission, remodel" and read some of the horror stories.
23 Replies
- Davis, CA · Member since 2016 · 595 posts · 344 votes8y
hehehehehe... the coast of Ca..... death trap.
OK.. so lets assume that you can get a lot for $40k. and then build on it, and sell it for a profit in any way shape for form... Do you really think that when they get access to water they are just going to bang out 150 build your mcmansion permits that day? And for a reasonable cost? Nope. Permits and fees are 6 figures on the coast. It will be VERY expensive and time consuming to build... better off buying a rat trap in some other coastal area for $$$$ and rebuilding with water rights and dwellings already approved. Google the words "coastal commission, remodel" and read some of the horror stories.
@ Carson Wilcox
Well I agree, but I am not going to hold the land and pay for all permit fee, I am hoping once the water supply is going to be activate, then your land will appreciate automatically without doing anything or applying any permit.
- Attorney · Orange County, CA · Member since 2017 · 242 posts · 99 votes8y
@Ken Kwok What you've described above is the essence of speculation. Unless you have some inside knowledge about the anti-development city of Cambria issuing building permits and water rights in the near future, I would suggest that you steer clear. If you like that area, try finding a moderate rehab single or multi family property in San Luis Obispo.
- Davis, CA · Member since 2016 · 595 posts · 344 votes8yExactly. This is speculation on par with buying land on the moon just in case.
- Member since 2020 · 1 post · 0 votes6y
So can you at least pull your RV and stay for a few days?
- FPO, AP · Member since 2016 · 14 posts · 1 vote5y
Hey Ken was wondering if you ended up going with your decision to buy in Cambria. Have you considered the possibility of putting a tiny home? San Luis Obispo County gave the go ahead for tiny home permits. I don't know what regulations, but i assume they are a lot less stringent then ADU permits.
- Real Estate Agent · San Luis Obispo, CA · Member since 2015 · 100 posts · 38 votes5y
@Charles W. I'm actually a realtor here on the Central Coast and I would not recommend purchasing a lot in Cambria with the expectations of building unless you're willing to buy a water permit which are hard to come by and usually can run upwards of $150-200k. Even if you have a water permit that doesn't guarantee you'll be allowed to even build, this is a no growth community intent on keeping it small knit and keeping developers out. You'll have to deal with the county, the coastal commission and various other agencies. While I'm not saying it will be impossible to build in the future it is very unlikely to happen anytime in the next 10 years...so many people have the same idea and have held onto these lots only to have their hopes and dreams lost and they end up selling. The county will not give you access to the sewer for a small ADU or Granny unit unless you have a water permit so it's a catch 22. Take your $50K and put it towards a down payment on a rental home.
- FPO, AP · Member since 2016 · 14 posts · 1 vote5y
Thats upsetting to my imagination, I was looking through the "tiny home" permit process and they are only applicable in addition to an already existing home. So a tiny home would be out of the question. Thanks for the information
- Member since 2019 · 7k+ posts · 4k+ votes5y
thanks, got new knowledge today. my friend that has a house on the hills always renting a water truck moving for his water supply.
- Real Estate Agent · Member since 2020 · 14 posts · 5 votes5y
I agree wholeheartedly with @Ben Tilbury, I had similar thoughts and plans to you @Charles W. for the town of Los Osos. Spent many of hours driving around town and browsing online, attracted to to all the vacant lots for <$50k. Every time I would hear a murmur of a potential change/end to the building moratorium in town I'd get antsy. But in actuality these problems are far more 'bureaucratically challenged' and costly than one can really stand to tolerate, especially through the lens of an investment property and not just building your dream beachfront shack. Better to save that $50k in my opinion and put it towards something more promising in the area, like north county or the Five Cities region.
- Investor · San Francisco, CA · Member since 2017 · 24 posts · 2 votes5y
Just look at that water permit wait list: https://www.cambriacsd.org/fil...
- 5yOwen SchwaegerlePro MemberReal Estate Broker · San Luis Obispo, CA · Member since 2016 · 181 posts · 69 votes
The Cambria water crisis is a disaster. They only have two creeks which they dwell water from, the San Simeon and Santa Rosa creek basins. This is a real problem, particularly in drought years which are becoming more common in California. I just helped a property owner who purchased a lot in 1989 for $31,000 sell it today for $15,000. Talk about a bad investment...
The lot I helped sell was a cute little, 3500 SF property. The buyer purchased it, speculating that one day it will be worth something. Which was what the previous owner did. I'd say steer clear of lot speculation in Cambria. I can share some comparable lot sales with anyone who is interested in viewing some of the data I have on this subject.
You may want to check out the lots in Los Osos instead. I've sold some over there for $61-110K, and Los Osos is supposedly closer to lifting their water moratorium and allowing development. You will need to do your own independent research, but those lots are much more likely to be developable in our lifetimes than Cambria.
- FPO, AP · Member since 2016 · 14 posts · 1 vote5y
@Owen Schwaegerle Is the water crisis really the problem or is it that the locals dont want to increase development? why cant someone just ship water to their property and have access to their own water tank? if the water tank is hidden it wouldn't be an eyesore to the neighbors. The other issue would be black water sewage though....Which there are options for that such as an above ground sewage holding tank. If a home is conventionally built it comes down to a couple problems provided by the city, which is water supply and the water supply for black water.... Just trying to think outside the box lol i just bought rural land up north and of course it depends on city standards.
- 5yOwen SchwaegerlePro MemberReal Estate Broker · San Luis Obispo, CA · Member since 2016 · 181 posts · 69 votes
Charles, I'd say it is a combination of both. The locals typically do not want development. It is a small town with a population of about 10,000, and some would like to keep it that way. The addition of housing units would put strain on the resources available for water as well as sewage. Though I like the point you raise about shipping in your own water. I know that could work in theory, but I'm guessing they aren't really in favor of that option either.
One day, they may be able to get a desalinization plant which could help offset some of the troubles due to the water shortage.
Was thinking of doing exactly what @Tim Bascombe mentioned.... buy a small lot and use as a nice parking spot for a towable, off grid, tiny house in wheels. Would the city be involved at all in such a case? I can’t imagine I would need any permits to “park” my “RV”. Thoughts? Anyone have experience with this?
- FPO, AP · Member since 2016 · 14 posts · 1 vote5y
@Jay Diaz You might be able to get away with it if you buy the plot somewhere rural, but even that it might be a long shot. Google camping regulations on ones own land in SLO county and Cambria and you will find some information about how people complained about owners camping on their land they owned without having a permit. Depending on the zoning of the plot you could only camp on your plot of land for one night; only with a permit, i have no clue how hard this is to get but im assuming the process would be annoying. You can however park for the day then roll out of there before night time. Unless you have a permanent housing structure you cant have RV parking or tiny home parking on your land, or even a shed.
Thanks @Charles W. I had no idea! It’s ridiculous that you can’t do a simple thing like camp on YOUR OWN LAND. Sigh. Seems these regulations are there more to deter people from moving in and a lot less about people’s safety. sigh. The search for a nice plot of land for a tiny house continues...
- Member since 2023 · 1 post · 3 votes3y
Hi just jumping in here as a local. There is NO “thinking outside the box” when it comes to owning property in Cambria, Los Osos, and Cayucos. I live here and have found out the following over the past 30 years which is only getting MORE strict in 2023, not less.
Here is up-to-date info as of July 2023: Without an already existing home AS WELL AS water meter already granted (aka you’re not on the wait list and already have it granted), you cannot do any of the following on your own plot of land:
NOTE: this applies to the following cities of Los Osos, Cambria, and higher up “paper lots” in Cayucos:
1. No camping overnight
2. No temporary dwelling units staying on site- this means NO RVs, Campign Tents, car camping, tiny homes, ADUs, yurts, etc. (with the exception of 1 RV being allowed overnight per lot but only if that lot has an already existing home, and even then, you may NOT sleep overnight in it, just store it on your property.)
3. No additional ADUs will be allowed in these cities at this time and for the foreseeable future. A lucky few were granted ADUs and when residents and the city saw this trend, they ceased granting permits mid 2022, citing some excuse that the land and cities are at max capacity and the homes they’ve granted ADUs/new builds even to this point we’re “negligent” of the city to allow.
4. Basicallt no more builds or any type, or staying on your property past sun-down, is allowed unless already existing with water hookups granted and in place.A Labor Day “camping party” happened this year in cambria after someone bought a piece of land there to celebrate the new owners, the owners and their friends camped on the property overnight, they were cited and told they should have gotten a camping permit (even tho the city doesn’t grant them- it’s very shady).
So yes, you can’t even live on these lots. I have many friends stay in cambria or Los osos for holidays and always tell me they want to buy land after looking on Zillow, no one understands the building and living restrictions. The wait list is effectively not a wait list at all, it’s a list of people who have had their hopes up when there is simply no WAITING. They are never and will never be approved. Why? The county has two reasons and when one isn’t good enough the other typically does the trick.
Reasons why you can’t build here
1) locals don’t want you to. Once THEY got in and got their dream home they’ve made every possible decision to stop others from living that dream. The entire coastal county is just a bunch of Karen’s who have NO fear of making your life a LIVING HELL for so much as camping on your own property. And it’s not a regular Karen; these people are powerful, think “everyone knows everyone” kinda town, and they are petty, they don’t fear calling cops and getting citations against you, they’re not afraid to read the tiny print of city bylaws and make sure you have ti remove your fence because it blocks a view in their “nature” reserve sort of town, etc. which brings me to point 2 of why you will NEVER build.
2. They manipulate the laws and blame Nature for what they personally don’t want. Don’t matter if their restrictions are crazy, they can ALWAYS find some marine biologist and nature conservationist that will go to bat with the state to justify why you should never be able to build there. You literally cannot go against state laws that say coastal land should be preserved due to their local snails, lizards, shrubs and insect populations. This is why the city is fully of crazy people, they literally utilize and twist building recommendations to suit their own exclusive mentality. Sure, they can live there and have a home build on that lot, but you, the new guy, cannot build on the empty lot next door. Of course it’s not THEIR fault (sarcasm) it’s just illegal to build in these protected environments which are already over capacity.
3. “Not enough water” for you to live here. Probably the main excuse you can’t build, but I say “excuse” here and not “reason” because as many have pointed out, you could theoretically bring in your own water containers etc. but the city shoots down those creative ideas too. Cities on the coast have many more legal restrictions than anywhere else because their city is legally responsible for any potential sewage leaks & water poisonings to the surrounding soils. Homes are so close to the protected habitats that the city has higher restrictions and accountability in a sense. I find this excuse silly in 2023 tho, people are capable and willing to spend thousands and put in permitted structures to provide their own water if the city would just ALLOW IT, but the city will not. They are not capable of handing so much oversight or will they bother approving and researching new types of creative ways for people to live. They don’t have the manpower nor will they take the risk to allow you to build in case something were to go wrong and that come back on them. This is a stupid reason tho because literally every other coastal city in California is competent to have measures in place to build, or find ways to bring in water, but these 3 cities are basically surviving as is. We call it them the “Wild West” for a reason, they have no clue what they’re doing and it shows. Have the streets aren’t even paved and are dirt roads. Half of these Empty lots have walking trails going through them that locals have made over time and if you try to build over them they will say you’re preventing lawful coastal access in a protected environment, I kid you not. They say anything they want to get what they want and use legitimate reasons like environmental and water restrictions to suit their own PERSONAL agendas of doing whatever they want. You could have your own lot and be refused building permits because it could block someone’s view of the coast or be too difficult to have water added to your lot, even tho there’s water to the left and right of your lot and at established homes. It makes no sense but one thing is for certain, it’s ramping up with restrictions, not down.
Are they really unbuildable lots? No. Clearly by the fact that there are homes within 30 feet of all of these empty lots for sale. But they will say so and will never relent. They will blame water limits even if you offered to bring your own water (they sure as hell have laws against providing your own water. They will blame protected species and environments and treaties california have in place with the nation at large to ensure species stay “protected”. In a coastal city with so many protected lands and species and soils they make it illegal to bring in your own water tanks even- god forbid you accidentally poison the soil- you wouldn’t, but they use that as a possibility which is why they don’t grant you building even WITH your own water source). You can’t have a porta-potty or RV because you “could” release toxins into the soil without a proper permitted waste system in place. And so on…
You see where I’m going with this, they will ALWAYS have a reason for why you shouldn’t be allowed to live, build, dwell at, or visit your own property overnight. I don’t believe them to be valid, but this is the reality sadly and it’s not likely to ever be able to build a new home here. I had hope in 2020, I mean hey it’s been 30 years of a “wait list” to build, but no, even now in 2023 more city declarations have been made to halt. 30 years later and it’s still not buildable AND they are actively working on city decisions restricting even the smallest add ins like ADUs. This County is actively shutting down building and living allowances here. It’s not some tiny little beach town you’ll one day get to build on and beat the system and live happily ever after. It’s an active community halting old building ways and discovering new approaches live RVs, VAN life, off-grid Tiny homes, and actively UPDATING our laws to prevent them. Avoid at all costs. You will wait 50 years just to be told that the local snail population is why you cannot build. Don’t believe me? Look up “Los osos snail endangered” and you’ll see just one of the MANY BS reasons why you can never build here. Try Avila and south of that or north of Monterey, anything in between I recommend ONLY buying land if there’s a house already on it. - Real Estate Broker · Redwood City, CA · Member since 2014 · 679 posts · 888 votes3y
This is a good play in my view. just need to spend enough time to figure out the water right waitlist number, and possible other potential uses, development cost, etc.
coastal area development requires special review. However, that also limit the development and increases the value. Double edged sword.
REI is in essence speculation, particularly land investment.
I have never stayed there, probably driven past that city a few times. Therefore I can not comment on this particular city. Similarly, in halfmoon bay where I am close by, there are similar lots waiting for development and priced at a deep discount.
there will be a lot of challenges developing in that remote city, like lack of labor, etc.
I will spend at least a week there to investigate the local planning, economy, people, market, before doing anything further.
Quote from @Ken Kwok:
Recently I am researching a small and beautify city in California, Cambria.
A 5,000 sq ft. lot only cost 30-50K with ocean and mountain view. BUT, there is no water supply currently and instead, they have a water wait list #, eg. CCSD water wait list #150 which means you are in the position of #150 when the government started allow people to build house. But NONE of the # was called since last 20 years and that's why the price keep dropping.
I am so interested in buying a lot at $30K and bet somehow the government will allow people to build with water supply.
What do you guys think?
- 3yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
aNtiquated platted maps are all over CA and there are literally a million of them .. most get traded back and forth at tax sales.. think the high desert outside of LA basin.
all along the coast of CA.. like this.. Santa Cruz county has them Sonoma county has them
Lake county has them.. huge platted subdivisions never developed but still legal lots of record the ONLY thing you can do with them is deed them back and forth to folks and pay tax's on them.
I was on a CA government steering committee back in the 80s as these jurisdictions started to deal with all these lots. Much of it was keeping folks mainly form China and Asia from getting taken by land sharks or land geeks.
- 3yJay HinrichsBusiness MemberReal Estate Consultant · Summerlin, NV · Member since 2014 · 45k+ posts · 66k+ votes
Quote from @Carson Wilcox:
hehehehehe... the coast of Ca..... death trap.
OK.. so lets assume that you can get a lot for $40k. and then build on it, and sell it for a profit in any way shape for form... Do you really think that when they get access to water they are just going to bang out 150 build your mcmansion permits that day? And for a reasonable cost? Nope. Permits and fees are 6 figures on the coast. It will be VERY expensive and time consuming to build... better off buying a rat trap in some other coastal area for $$$$ and rebuilding with water rights and dwellings already approved. Google the words "coastal commission, remodel" and read some of the horror stories.
I had a lot out at Jenner by the sea ( Russian river) I had water but had a perk problem was able to get out of it by selling to neighbor other wise it would have been a total loss. - Member since 2023 · 14 posts · 7 votes3y
Wow I'm so glad I got in for 10K through my LLC and don't have to worry about property management or development headaches like that!
- Member since 2023 · 1 post · 1 vote3y
My parents bought their property in the 60’s and have watched and waited for something to change. I know my mother used to write letters often but they were fighting a losing battle. It’s very sad. My father has since passed and mother in her 80’s now. Still no change. Imagine being young and thinking you have invested in something very special for your later years and as far as I can tell, got burned! Why were these properties even sold if they never intended to EVER allow water or gas to be piped or trucked in? It’s deceptive - 20 yr wait , 20 yr wait . In 2025 they will have waited 60 yrs. What a waste! But they still paid their taxes and have to pay for yearly clearings so they don’t get fined. It breaks my heart for them and makes me extremely angry. I think Cambria needs an official “Owners Camp Weekend”where all the property owners that can’t build, go to their property and camp out on their beautiful site over looking the water? One step better…
maybe if everyone went as often as they could and it started looking like some of LA’s homeless encampments, the city would be forced to find a solution
Or the residents that are fighting to preserve what they have, buy out the remaining properties and the fight will be over.
but 60,80,90 years waiting? Who has that long to wait? These properties are soon going to second and third generations and they are not so patient!
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