Complete Estate Outdoor Remodel Costs (½–2+ Acre Lots), San Diego 2025 — Packages, Allowances & Approvals
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
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If you own a ½–2+ acre property in Rancho Santa Fe, Fairbanks Ranch, Olivenhain/Harmony Grove, Poway, La Jolla, Del Mar, Carmel Valley, Encinitas or Carlsbad, this page shows what full‑property transformations actually cost in 2025—with packages, allowances, and approval paths that pass the first time. We bundle driveways & motor courts, patios & pavilions, outdoor kitchens, walls/terraces, lighting, drainage, turf/greens, planting/irrigation, and coastal/WUI/HOA approvals into one plan and estimate.
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Do‑This‑First — Site, Jurisdiction & Budget Bracket
- Confirm jurisdiction & overlays: Are you City of San Diego or County (unincorporated)? In the City, check:
Landscape/Brush Mgmt §142.0400–.0412,
ESL/Steep Hillsides (Ch.14, Art.3, Div.1),
and the Coastal Development Permit regs.
Map Very High Fire Hazard Severity Zone (WUI) using CAL FIRE and the City’s Brush Management page. - Private roads/ROW: If driveways, curb cuts, sidewalk underdrains or curb outlets are involved, plan for a City Right‑of‑Way permit (see ROW permits and IB‑165). Some private features in the ROW need a recorded EMRA (DS‑3237); note that standard sidewalk underdrains/curb outlets are typically permitted through ROW without an EMRA. County roads use a DPW Encroachment Permit.
- Utilities (pre‑check): Verify gas BTU load and electrical capacity. SDG&E will review meter upgrades/relocations via their project workflow (Working with SDG&E · Apply for Service).
- Code cycle: San Diego jurisdictions are on the 2022 CA Codes through Dec 31, 2025; next cycle takes effect Jan 1, 2026. (CA Building Standards Commission)
- Decide your bracket: Pick the package below that fits your acres/goals. We custom‑fit line items to slopes, soils, access, export/haul, and finishes.
TL;DR — Complete Estate Remodel Ranges (2025 San Diego)
- ½–¾ acre estates: $300k–$800k+ (entertaining core: patios/paths, pergola or pavilion, kitchen, lighting, drainage, planting/turf).
- ≈1 acre estates: $600k–$1.4M+ (add motor court/gates, longer paths, walls/terraces, bigger kitchen/pavilion).
- 2+ acre estates: $1.0M–$2.5M+ (secondary pavilions/spa terrace, extensive landform grading, long‑run lighting/irrigation, orchard/garden zones).
Ranges reflect 2025 San Diego labor & materials. Slopes, export/haul, engineering, overlays (Coastal/ESL/WUI), and finish tiers drive totals.
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Packages (Good / Better / Best)
| Package | What’s Included | Typical Installed |
|---|---|---|
| Good — Entertaining Core | 1,000–1,800 sf porcelain/paver patios & paths, 12’–16’ pergola (or shade system), masonry outdoor kitchen (base appliances), low‑glare lighting starter, drainage basics, planting/irrigation refresh, turf/putting green option. | $300k–$650k+ |
| Better — Pavilion + Motor Court | All “Good” + engineered pavilion or 16’–20’ louvered pergola w/ heaters, expanded masonry kitchen, 1,500–3,500 sf paver motor court & gates, seat/retaining walls, hillside steps, upgraded lighting scenes, drainage to lawful outlets. | $650k–$1.3M+ |
| Best — Resort Estate | All “Better” + secondary pavilion/spa terrace, long‑run path networks, extensive landform grading & terraces, premium veneers/caps, perimeter lighting, orchard/garden zones, advanced irrigation, coastal/WUI approvals as needed. | $1.2M–$2.5M+ |
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Scope Anchors — What Big Line Items Typically Run
| Scope | Typical Range | Notes / Links |
|---|---|---|
| Porcelain/Paver Patios & Walks | $35–$70/sf | Porcelain Cost |
| Paver Driveway / Motor Court | $85k–$240k+ (1,500–3,500 sf) | Driveway Cost • ROW/Apron Permits |
| Louvered Pergola / Engineered Pavilion | $45k–$150k+ | Pergola Cost • Patio Cover Cost |
| Masonry Outdoor Kitchen (Gas/Electric) | $25k–$85k+ (appliance‑driven) | Kitchen Cost • Kitchen Permits |
| Retaining/Seat Walls & Terraces | $70–$260/face sf | Wall Cost • Wall Permits |
| Drainage (French/Area/Channel/Outlets) | $15k–$85k+ | Drainage & Stormwater |
| Low‑Glare Lighting (Dark‑Sky) | $8k–$40k+ | Outdoor Lighting |
| Artificial Turf / Putting Green | Turf: $12k–$45k • Green: $8k–$30k+ | Artificial Grass Cost • Putting Green Cost |
| Planting & Irrigation (Estate‑Scale) | $25k–$120k+ | Hydrozones, drip, smart controllers, long runs |
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Example Line‑Item Models (½ Acre • 1 Acre • 2+ Acres)
| Item | Scope / Notes | Cost Range |
|---|---|---|
| Patios/Paths (~1,200 sf) | Porcelain/paver, edges & transitions | $42,000–$84,000 |
| Pergola (12’–16’) | Aluminum/steel, electrical rough‑in | $35,000–$80,000 |
| Outdoor Kitchen | Masonry island + base appliances | $25,000–$55,000 |
| Lighting | Path/step/wall, transformer, scenes | $8,000–$18,000 |
| Drainage | French/area/channel + lawful outlets | $10,000–$28,000 |
| Planting & Irrigation | Beds, trees, drip, smart controller | $18,000–$45,000 |
| Soft Costs & Permits | Survey, plan set, City/County/HOA | $8,000–$28,000 |
| Model A Total | Entertaining core on ½ acre | $300,000–$540,000 |
| Item | Scope / Notes | Cost Range |
|---|---|---|
| Patios/Paths (~2,000 sf) | Large format + edges & transitions | $70,000–$140,000 |
| Pavilion or 16’–20’ Louvered | Engineered, heaters, electrical | $65,000–$150,000 |
| Outdoor Kitchen (Upgraded) | Premium grill + refrigeration + storage | $45,000–$95,000 |
| Motor Court & Gates | 1,800–3,000 sf pavers + automation | $110,000–$260,000 |
| Walls/Steps | Seat walls, retaining up to ~6’ | $45,000–$160,000 |
| Lighting (Expanded) | Perimeter + path/step + scenes | $15,000–$36,000 |
| Drainage & Stormwater | Multiple networks + lawful outlets | $20,000–$55,000 |
| Planting/Irrigation | Estate planting + drip networks | $35,000–$95,000 |
| Soft Costs & Approvals | Survey, engineering, permits, HOA | $15,000–$45,000 |
| Model B Total | Pavilion + motor court on 1 acre | $650,000–$1,100,000+ |
| Item | Scope / Notes | Cost Range |
|---|---|---|
| Patios/Paths (~3,000 sf) | Multiple zones, edges, transitions | $105,000–$210,000 |
| Two Pavilions / Louvered Systems | Primary + spa terrace | $140,000–$300,000+ |
| Outdoor Kitchen (Premium) | Pizza oven, refrigeration wall, sink | $75,000–$150,000 |
| Motor Court & Gates | 3,000–5,000 sf pavers, automation | $200,000–$380,000 |
| Walls/Steps (Estate Terraces) | 400–800 fsf mix, veneers/caps | $80,000–$300,000+ |
| Lighting (Perimeter + Scenes) | Zones, transformers, controls | $28,000–$70,000 |
| Drainage & Stormwater | Multiple systems, private outlets | $35,000–$95,000 |
| Planting/Irrigation (Estate) | Tree rows, orchards/gardens | $60,000–$180,000 |
| Soft Costs & Approvals | Survey, engineering, permits, HOA | $25,000–$65,000+ |
| Model C Total | Resort‑level on 2+ acres | $1,200,000–$2,400,000+ |
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Finish Allowances — Good / Better / Best
| Category | Good | Better | Best |
|---|---|---|---|
| Patio/Walk | Porcelain/paver standard series | Large‑format porcelain or designer pavers | Premium porcelain/stone inlays & details |
| Pergola/Pavilion | Aluminum pergola | Motorized louvered (1 zone) | Engineered pavilion + integrated heaters/screens |
| Outdoor Kitchen | 36″ grill + fridge | 42–48″ grill + fridge + side burner | Built‑ins + pizza oven + refrigeration wall |
| Walls/Steps | SRW + caps | CMU veneer + seat walls | Premium stone veneer/caps, curved profiles |
| Lighting | Die‑cast brass path/step | Expanded circuits + scenes | Perimeter + moonlight + automation |
| Turf/Green | Premium turf (antimicrobial) | Turf + 400–700 sf putting green | Tour‑spec green + bunkers/chipping pads |
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Specs & Cross‑Section (Estate‑Grade)
Pavers/Porcelain
- Compacted base to engineered depths; edge restraints at perimeters; movement joints at transitions.
- Slopes away from structures; integrate area/French/channel drains at low points to lawful outlets (no unpermitted curb core drilling; use City/Regional standard curb outlets/underdrains via ROW). See IB‑165.
Walls/Steps
- Engineer geogrid/footings; provide wide drain zones with perf pipe in sock and cleanouts; waterproof CMU with protection board where applicable.
- Step rise/run per CRC; guards/handrails where required; integrate low‑glare riser/step lights to meet City Outdoor Lighting regs / County light‑pollution standards.
Pergolas/Pavilions & Kitchens
- Aluminum/steel frames or engineered pavilions; show heater/appliance clearances and listings; anchor to engineered footings. City permit thresholds and OTC paths in IB‑206 (Patio Covers).
- Gas/electric in approved materials/conduit with shutoffs and bonding; provide one‑line (electrical) & gas isometrics; separate permits as needed (Electrical Permits).
Design My Cross‑Sections & Details
Drainage & Underdrains (No Re‑Work Later)
- Capture & convey: French/area/channel drains sized to estate hardscape. Outfall to lawful on‑site discharge or approved private outlets. City work triggers the DS‑560 Stormwater Applicability Checklist and the 2024 Stormwater Standards Manual.
- ROW tie‑ins: Sidewalk underdrains & curb outlets are permitted through the City’s Minor ROW process (see IB‑165). Private facilities remaining in ROW may require a recorded EMRA (DS‑3237).
- Walls: Provide clean‑stone drain zones with socked perf pipe, cleanouts, and relief; never trap water behind backfill.
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Permits & HOA/ROW (San Diego Snapshot)
- Pergolas & patio covers (City): See IB‑206 for permit thresholds, OTC eligibility, setbacks & height. (County projects use PDS Building permits.)
- Retaining walls (City): Permit required for over 3 feet in height or any surcharge—see IB‑220. County thresholds are similar; verify with PDS.
- Driveway/apron/ROW: Use the City ROW permit process and IB‑165. Non‑standard private encroachments often need an EMRA (DS‑3237). County roads require a DPW Encroachment Permit.
- Outdoor kitchens (gas/electrical): Expect electrical permit (and plumbing/mechanical where applicable). City guidance: Electrical Permits; coordinate SDG&E for meter upgrades (SDG&E).
- Fire features: For location/clearances and burning rules, see SDFD Recreational Fires; County fire districts follow the Consolidated Fire Code (e.g., clearances near heat sources).
- Stormwater docs: City submittals include DS‑560 and notes per the Stormwater Standards Manual.
- Coastal / ESL / Steep hillside (City): Projects in overlays may trigger a Coastal Development Permit (Ch.12, Art.6, Div.7) and/or NDP/SDP under ESL regs and the Steep Hillside Guidelines.
- Dark‑sky lighting: City: §142.0740 Outdoor Lighting (shielding, trespass). County (unincorporated): Light Pollution Code.
- WUI / Brush Management: Verify Very High FHSZ and brush zones; see City Brush Management and CAL FIRE FHSZ resources.
- HOA/Art Jury (RSF): RSF Association requires Art Jury approvals for landscape & exteriors; see Process and Landscape Regulation (Ch.42).
We verify jurisdiction (City vs County), overlays, and HOA requirements up front and submit once with a complete, inspection‑ready set.
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City/County Submittal Packages (What We File for You)
City of San Diego — Typical Residential Set
- Site plan to scale per IB‑122 (lot lines, easements, setbacks, overlays, brush zones, utilities).
- Architectural/structural sheets (pavilions/pergolas per IB‑206; retaining walls per IB‑220 with calcs and drainage).
- Geotechnical as required by IB‑515 (hillsides/walls/soils conditions).
- Electrical/mechanical/plumbing sheets (kitchen gas/electrical, lighting one‑line, load calcs). Apply via Electrical Permits.
- Stormwater: DS‑560 + notes per Stormwater Standards Manual.
- ROW package (if applicable): plan sheets on DS‑3179 template per IB‑165; include EMRA (DS‑3237) if a private encroachment remains in ROW.
- Overlays: When in Coastal/ESL/Steep Hillside, include findings per ESL regs and Coastal permit criteria.
County of San Diego — Typical Residential Set
- PDS building permits for patio covers, walls, electrical/gas; verify zoning overlays and resource protection where applicable.
- Stormwater: follow County BMP Design Manual and Watershed Protection Ordinance.
- ROW on County roads: DPW Encroachment Permit package.
- RSF Association (if applicable): separate Art Jury submittals for landscape/exterior work (see process and Ch.42).
Timeline (Typical)
- Concept plan & budget alignment: ~1–3 weeks.
- Engineering, plan set & permits/HOA: ~2–8+ weeks (Coastal/ESL/WUI can extend).
- Build (field): ½ acre: 3–6 weeks • 1 acre: 6–10 weeks • 2+ acres: 10–16+ weeks (access/export drive duration).
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Maintenance & Care (Protect Your Investment)
- Quarterly: debris removal, transformer/scene checks, irrigation audit.
- Annually: joint sand/top‑up or sealer (where specified), drain cleanouts, appliance service.
- Seasonally: WUI defensible‑space refresh (where applicable).
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Quote Comparison Checklist (Apples‑to‑Apples)
- Scope map by area (front/side/back): sf/LF counts, wall face sf, lighting counts, drain schedule.
- Allowances listed: patio material series, pergola model/size, appliance list, lighting fixtures, veneer/caps.
- Engineering & permits: included or allowances shown (retaining, pavilion, ROW, gas/electric, stormwater docs).
- Utilities: panel capacity, gas meter route, sleeve plan, shutoffs.
- Drainage: lawful outlet detail (no unapproved curb tie‑ins), cleanouts, underdrains at walls.
- Overlays/HOA: Coastal/WUI/ESL/Art Jury requirements accounted for.
- Schedule & warranty: phasing, inspections, punch, service plan.
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Serving San Diego County: Rancho Santa Fe, Fairbanks Ranch, Olivenhain/Harmony Grove, Poway, La Jolla, Del Mar, Carmel Valley, Encinitas, Carlsbad, Solana Beach, and more.
FAQs
How much does a complete estate outdoor remodel cost in San Diego?
Most ½–¾ acre estates land $300k–$800k+; 1‑acre estates $600k–$1.4M+; 2+ acres $1.0M–$2.5M+. Slopes, overlays, and finish tiers drive totals.
What permits do estates typically need?
Usually a mix of: patio cover/pergola (IB‑206), retaining walls >3’ or with surcharge (IB‑220), gas/electrical (City Electrical Permit), stormwater (DS‑560), and ROW (IB‑165 / ROW permits). Coastal/ESL/wildfire overlays can add City discretionary permits; RSF requires Art Jury approvals.
Can you phase the work?
Yes. We build the utility backbone and drainage first, then patios/structures, then lighting/planting. See our Phased Remodel Roadmap.
What about dark‑sky lighting and WUI?
We specify glare‑controlled fixtures and shielding to meet City §142.0740 or County Light Pollution Code, and we coordinate defensible space/brush management in Very High FHSZ.
How do you avoid re‑work and change orders?
We align allowances early, map drainage/utility routes, verify overlays/HOA (including RSF Art Jury where applicable), and submit once with a complete plan set and inspection‑ready details.
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Key References
- City of San Diego — IB‑206 Patio Covers · IB‑220 Retaining Walls · IB‑165 ROW (curb outlets/underdrains) · ROW Permit Page · DS‑560 Stormwater · Stormwater Standards Manual (2024) · Coastal Permit Regs · ESL/Steep Hillsides · Brush Mgmt · Outdoor Lighting §142.0740 · Electrical Permits.
- County of San Diego — Light Pollution Code · BMP Design Manual · DPW Encroachment Permits.
- CAL FIRE — Fire Hazard Severity Zones.
- RSF Association — Art Jury Process · Landscape Regulation (Ch.42).
- SDG&E — Project Resources · Apply for Service.
- Code cycle — CA Building Standards Commission.