Luxury Outdoor Remodel Budget Tiers in San Diego (2025): $100k / $250k / $500k+ Line‑Items & Sequencing
Updated August 2025 — San Diego County
Written by:
Luke W., Founder & Owner of INSTALL-IT-DIRECT
Luxury Landscape Design & Build Expert • 16+ Years in San Diego
Reviewed by:
Chris MacMillan, General Manager
ICPI Certified • CA CSLB License #947643
Last reviewed: August 2025 • About our process
6,000+ 5‑star reviews since 2009 • Fully licensed & insured in California
Planning a whole‑property outdoor remodel in San Diego? Use these $100k / $250k / $500k+ budget tiers to see what’s realistic, how we sequence work (so you only trench once), and where permits, Coastal Overlay, ROW/EMRA, or Fire Hazard Severity Zone rules affect scope. Each tier includes line‑items, allowances, and links to deeper guides—so you can move from vision to a build‑ready plan without surprises.
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TL;DR — What Fits in Each Budget Tier
- $100k (Core): One primary zone finished to a luxury standard (e.g., paver patio 700–900 sf or porcelain 500–700 sf) + smart lighting, a fire pit, drainage fixes, and either a compact pergola or a starter outdoor kitchen.
- $250k (Whole‑Home Entertainer): Multiple zones: large porcelain patio/pool deck, louvered pergola, full kitchen with gas/electrical, statement fire feature, 24–36‑fixture lighting, turf or small putting green, low walls/steps, comprehensive drainage.
- $500k+ (Signature Estate): Full property transformation: expansive porcelain + driveway, architectural pergola(s), chef‑level kitchen, multiple fire features, 36–60+ fixtures lighting, premium walls/gates, large pet turf + green, ROW/EMRA coordination on curb/apron, and coastal or hillside detailing where applicable.
All ranges reflect typical San Diego pricing with pro crews; final scope, access, engineering, and materials drive the total.
Scopes subject to City/CDP, ESL, Historic “over‑45,” FHSZ/WUI, and ROW/EMRA requirements as applicable.
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Tier Overview (Scopes at a Glance)
| Tier | Core Elements | Typical Inclusions |
|---|---|---|
| $100k | One “hero” zone + lighting + fire + drainage | 700–900 sf pavers or 500–700 sf porcelain; 12–18 lighting fixtures; gas fire pit; drainage/grades; either compact pergola or starter kitchen |
| $250k | Multi‑zone entertainer plan | Porcelain patio/pool deck 1,400–2,200 sf; louvered pergola; full kitchen; statement fire; 24–36 fixtures; turf or small green; low walls/steps; robust drainage |
| $500k+ | Estate‑level transformation | Expansive porcelain + driveway; multiple pergolas; chef kitchen; multiple fire features; 36–60+ fixtures; seat/retaining walls & gates; large turf + green; ROW/EMRA & coastal/hillside detailing |
$100k Core Package — Entertain‑Ready Foundation
Ideal when you want one primary area finished beautifully with the essentials. We focus on perfect grades & drainage, a high‑impact patio in pavers or porcelain, scene‑based lighting, and either a compact pergola or a starter outdoor kitchen.
| Line Item | Typical Scope | Allow. | Notes / Deeper Guide |
|---|---|---|---|
| Design & Project Mgmt | Concepts, 3D, scope map, scheduling | $6k–$10k | Aligns all trades & sequencing |
| Demo / Grading / Drainage | Export, compaction, drains, swales | $8k–$15k | Drainage & Stormwater |
| Primary Hardscape | Pavers 700–900 sf or Porcelain 500–700 sf | $25k–$45k | Paver Patio Cost · Porcelain Paver Cost |
| Pergola or Starter Kitchen | 12×16 alum./louvered pergola or 8–10′ island (grill, storage) | $18k–$32k | Pergola Cost · Kitchen Cost |
| Fire Feature | Gas fire pit with media & cap | $4k–$9k | Fire Feature Cost |
| Lighting (12–18 fixtures) | Path, wall wash, accents, scenes | $5k–$10k | Outdoor Lighting |
| Add‑ons (choose 1) | 400–600 sf turf or 6–10′ seat wall | $6k–$12k | Turf Cost · Wall Cost |
| Typical Total | $95k–$130k (we value‑engineer to hit $100k) | ||
Permit/overlay impacts may apply; see Permits & Constraints sections.
Price My $100k Plan
$250k Whole‑Home Entertainer — Multi‑Zone Upgrade
For homes that need an integrated plan across patio, shade, cooking, and circulation—with premium porcelain, a louvered pergola, a full kitchen, statement fire, real lighting scenes, and either turf or a compact putting green.
| Line Item | Typical Scope | Allow. | Notes / Deeper Guide |
|---|---|---|---|
| Design, Phasing & PM | 3D, construction docs, phasing map | $12k–$20k | Reduces change‑orders |
| Demo / Grading / Drainage | Export, compaction, channel drains, basins | $15k–$30k | Drainage & Stormwater |
| Porcelain Patio/Deck | 1,400–2,200 sf 2‑cm porcelain on spec base | $85k–$120k | Porcelain Paver Cost |
| Louvered Pergola | 18×22 motorized, integrated lighting/heaters (circuits separate) | $28k–$45k | Louvered Pergola Cost |
| Outdoor Kitchen (Full) | Grill, side burner, fridge, storage, 14–18′ counter, gas/electrical | $35k–$65k | Kitchen Cost · Kitchen Permits |
| Feature Fire (Statement) | Linear trough or fireplace surround | $12k–$22k | Fireplace/Fire Pit Cost |
| Lighting (24–36 fixtures) | Path, wall wash, accents, pergola scenes | $9k–$18k | Outdoor Lighting |
| Either Turf or Small Green | 800–1,200 sf turf or 300–500 sf putting green + fringe | $15k–$35k | Turf Cost · Green Cost |
| Low Walls / Steps | Seat walls, risers, landings | $10k–$25k | Retaining/Seat Walls |
| Typical Total | $220k–$310k (we target ~$250k with spec dialing) | ||
Permit/overlay impacts may apply; see Permits & Constraints sections.
Price My $250k Plan
$500k+ Signature Estate — Full Property Transformation
For view‑lots and estates (Rancho Santa Fe, Fairbanks Ranch, La Jolla) that need curb‑to‑courtyard continuity: porcelain courts and terraces, premium driveway, architectural pergolas, chef‑grade kitchen, multiple fire features, layers of lighting, walls/gates, and compliance across Coastal/ROW/EMRA where applicable.
| Line Item | Typical Scope | Allow. | Notes / Deeper Guide |
|---|---|---|---|
| Master Design & PM | Estate concept set, phasing, bid set, inspections | $25k–$45k | Master Plan Guide |
| Demo / Grading / Drainage (Estate) | Cut/fill, soils coordination, basins, channel drains, ROW tie‑ins if needed | $25k–$70k | Drainage · ROW/EMRA |
| Porcelain Terraces + Driveway | 2,500–4,000+ sf porcelain & drive‑rated assemblies | $150k–$250k | Porcelain Cost · Driveway Cost |
| Architectural Pergolas | Multiple bays w/ lighting, heaters, screens | $50k–$120k | Pergolas |
| Chef Outdoor Kitchen | Appliance suite, deep storage, multi‑zone counters, gas/electrical | $60k–$150k | Kitchen Cost |
| Fire Features (2–3) | Linear + bowl or fireplace; media & caps | $20k–$40k | Fire Features |
| Lighting (36–60+ fixtures) | Full scenes, coastal finishes, dark‑sky aiming | $16k–$40k | Lighting |
| Walls / Steps / Entry Gates | Seat & retaining walls, risers, columns, auto gate conduit | $30k–$80k+ | Walls |
| Turf + Putting Green | 1,200–2,000 sf turf + 500–900 sf green & fringe | $40k–$85k | Turf · Greens |
| Typical Total | $480k–$800k (final spec & compliance drive the delta) | ||
Permit/overlay impacts may apply; see Permits & Constraints sections.
Price My $500k+ Estate Plan
Sequencing That Saves (Trench Once, Build Once)
- Phase 0 — Pre‑Con: Measure, utility locate, 3D, scope map, HOA/ARC; verify jurisdiction & overlays (Coastal/ESL/Historic/FHSZ), complete stormwater checklist DS‑560 when required; map ROW scope; permits (ROW/EMRA, electrical/gas as needed).
- Phase 1 — Demo & Underground: Remove hardscape/softscape; trench gas/electrical/low‑voltage; sleeve crossings.
- Phase 2 — Grading & Drainage: Set finish floors; build swales/basins; install drains; compact base.
- Phase 3 — Hardscape: Pavers/porcelain; steps/landings; edge restraints; jointing.
- Phase 4 — Verticals: Pergolas, walls, kitchen boxes; appliance rough‑ins.
- Phase 5 — MEP & Lighting: Gas tie‑ins, electrical devices, transformer runs, aim night scenes.
- Phase 6 — Softscape & Finish: Turf/greens, plant beds, irrigation adjustments, clean/seal.
- Phase 7 — Walkthrough & Closeout: Punchlist, warranty packet, maintenance schedule.
Top Cost Drivers & Common Adders
- Material selection: Porcelain (premium) vs. concrete pavers; drive‑rated assemblies; custom coping/steps.
- Site access & export: Narrow side yards, long wheelbarrow runs, soil export tonnage.
- MEP complexity: New gas lines, sub‑panels, GFCI/AFCI, smart control zones, boring under driveways.
- Coastal/ROW: Coastal Overlay review; ROW permits for driveway/curb or underdrains; EMRA for private features in ROW.
- Walls & grade changes: Retaining (≥3′ from bottom of footing or any surcharge requires permit/engineering), stairs, guard conditions.
- Lighting density: 12–18 fixtures (core) vs. 36–60+ (estate scenes).
- Historic & FHSZ: Over‑45 screening adds review; WUI materials/clearances in fire zones.
Permits & Compliance (San Diego Snapshot)
- Electrical: New circuits/devices require an Electrical Permit. Many single‑family scopes qualify as Simple (No‑Plan) only on non‑historic properties; otherwise Plan review applies. Electrical Permit · Simple Electrical · Plan Electrical
- Gas: New/upsized gas lines require a Plumbing/Gas permit and pressure test per CPC/local inspector; plastic pipe needs tracer wire. Plumbing/Gas Permit · Simple Plumbing/Gas
- Patio Covers/Louvered Pergolas: City exemption applies only when ≤300 sf, ≤12′ high, not in setbacks, and not in Coastal Overlay/Planned Development areas; otherwise a building permit (and possibly CDP). IB‑206 Patio Covers · When is a Permit Required? (Feb 2025)
- Retaining Walls: Permit & engineering if >3′ measured from bottom of footing to top of wall or any surcharge. IB‑220 Retaining Walls
- Right‑of‑Way (ROW) & EMRA: Work in the public right‑of‑way (driveway/apron, curb, sidewalk underdrains, etc.) needs a ROW permit; private features in ROW typically require an Encroachment Maintenance & Removal Agreement (EMRA). ROW Permit · IB‑576 Encroachments · EMRA (DS‑3237) · IB‑502 Fees
- Stormwater: Complete the City’s Stormwater Requirements Applicability Checklist where ground disturbance applies (many small, specific ROW‑only scopes are exempt—see the form). DS‑560 Stormwater Checklist
- Coastal Overlay / CDP: A CDP is required unless exempt under SDMC §126.0704 (appealable areas/sensitive sites often not exempt). SDMC §126.0704 (CDP Exemptions)
- Historic “Over‑45”: Projects on parcels with structures 45+ years old require screening prior to many permits; designated/historic districts follow a separate path. IB‑580 Potential Historical Resource · Fix‑45 Overview
- Outdoor Lighting: Shielding/spill control & curfews per SDMC §142.0740; Title 24 also applies. SDMC §142.0740
- Fire Hazard Severity Zones (WUI): The City’s 2025 LRA FHSZ map is effective Aug 30, 2025; WUI provisions and defensible space may apply. 2025 LRA FHSZ (City page)
Inspector‑Proof Notes:
- Show driveway visibility triangles and “max 3′ solid elements within triangles” note per SDMC visibility rules (Diagram 113‑02SS).
- Gas: include tracer wire with plastic piping and note pressure‑test per CPC/inspector on plans; coordinate meter sizing with SoCalGas.
- Low‑voltage lighting: follow product listing and CEC/NEC Table 300.5 footnotes for burial; keep Class 2 separate from line‑voltage unless permitted by code conditions.
Constraints & Overlays to Verify Early
- Visibility Areas: Maintain clear sight triangles at driveways/intersections; add triangles to the site plan and limit solid elements to ~3′ within triangles (see SDMC visibility diagrams).
- Stormwater & Lawful Outlets: Do not discharge private drains to the public system without approval; curb outlets/underdrains typically via ROW permit and City standards.
- Coastal Overlay: Height/finish/lighting shielding conditions and view corridors can affect scope even when CDP‑exempt.
- Historic: “Over‑45” screening can remove simple permits and add submittals; plan for it at intake.
- FHSZ/WUI: Use noncombustible assemblies/clearances where required; plan for defensible space and dark‑sky‑friendly lighting.
Build Specs & Best Practices (Approval‑Friendly)
- Slopes & Drainage: Hardscape falls 1.5–2% away from structures; collect to area drains/basins sized to catchment; avoid lot‑line discharge without approvals.
- Porcelain (2‑cm): Rated pedestals or sand‑set with stabilized bedding; honor movement joints ~12–16′ in high sun; specify R‑rating suitable for wet areas.
- Gas Piping: Burial depth and materials per CPC/local; tracer wire for plastic; pressure test per inspector (commonly 10 psi/15 min) noted on plan; bond CSST per listing.
- Electrical: Class 2 landscape lighting installed per listing/CEC; respect separation from line‑voltage unless barriers/conditions allow; burial per Table 300.5 footnotes/listing.
- Fire Features under Overheads: Only if appliance is listed for covered use and all clearances/ventilation are met; otherwise use open‑sky layout.
- Lighting: Shielded fixtures, house‑side optics near property lines; provide scene presets (arrival/entertain/late) to satisfy SDMC §142.0740 intent.
Typical Timeline by Tier
| Tier | Design & Approvals | Build Window | Notes |
|---|---|---|---|
| $100k | 1–3 weeks | 2–4 weeks | Compact scope; trench once for future adds |
| $250k | 2–5 weeks | 4–8 weeks | Multi‑zone; more inspections & rough‑ins |
| $500k+ | 4–8+ weeks | 8–16+ weeks | Estate phasing; coastal/ROW add time |
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Quote Comparison Checklist (Tier‑Ready)
- Budget target ($100k / $250k / $500k+), must‑haves & nice‑to‑haves
- Site plan with flow arrows, sleeve locations, visibility triangles, and finish floor elevations
- Material choices: porcelain vs. pavers; coping/steps
- Pergola type & circuits; kitchen appliance list; fire feature style
- Lighting fixture count & scenes (arrival, entertain, late) per SDMC §142.0740
- Drainage solution & lawful outlet (use DS‑560 where required)
- Permit map: electrical/gas, walls, ROW/EMRA, Coastal overlay
- Warranty & service: materials + labor; post‑turnover tune
Related cost & permitting guides:
Serving San Diego County: Rancho Santa Fe, Fairbanks Ranch, La Jolla, Del Mar, Carmel Valley, Encinitas, Carlsbad, Poway, Harmony Grove, Solana Beach, and more.
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FAQs
How do I choose between $100k, $250k, and $500k+?
Start with must‑have spaces and where you spend time. $100k finishes one hero zone beautifully; $250k ties multiple zones together; $500k+ transforms the entire property with architectural elements and compliance on complex sites.
Can we phase a $250k plan into two stages?
Yes. We trench once (gas/electrical/low‑voltage sleeves) in Phase 1, then complete hardscape and verticals by stage—saving rework.
What changes budgets the most?
Material selection (porcelain vs. pavers), MEP complexity (new gas/electrical), drainage, site access, retaining/steps, and Coastal Overlay/ROW requirements.
Do I need permits?
Often yes—especially for electrical, gas, retaining walls, and any work in the public right‑of‑way. View‑lot projects near the coast add review steps. See our guides linked above.
How do lighting counts map to tiers?
$100k: ~12–18 fixtures; $250k: ~24–36; $500k+: ~36–60+. We design arrival, entertain, and late scenes for comfort and dark‑sky friendliness.