Front Yard Remodel Packages (San Diego 2026): Luxury Arrival, Motor Courts & Gates
Updated January 2026 – San Diego County
The front yard is not “landscaping.” It is an arrival system: driveway load capacity, drainage and discharge, walls/columns, gate power/data, lighting scenes, and often Right-of-Way (ROW) exposure. This is why front yard bids vary wildly and why “price per square foot” is misleading.
This page gives you three premium front yard remodel packages for San Diego in 2026, plus the adders and permit/ROW triggers that make bids comparable.
Educational only (not legal advice). Permit and HOA requirements vary by jurisdiction (City of San Diego vs County vs other cities) and parcel overlays.
Most premium front yard remodels fall into $80k–$350k+ depending on driveway size, walls/columns, gates, drainage, and ROW scope.
TL;DR – Front Yard Remodel Packages (San Diego 2026)
- Curb Appeal Core: typically $45k–$110k (entry walk/steps, lighting-ready, planting refresh, drainage tune-up)
- Luxury Arrival: usually $80k–$180k (driveway upgrade + walls/columns + lighting scenes + drainage integration)
- Motor Court + Gates: often $175k–$350k+ (large driveway/motor court, gate power/data, columns/walls, ROW scope, high-end lighting)
Deeper guides:
Front Yard Remodel Cost ·
Motor Courts & Gates ·
Driveway ROW Permits ·
Outdoor Lighting
Costs: Front Yard Remodel Packages (San Diego 2026)
Use these as planning ranges. The fastest way to get a reliable number is to pick the package, then normalize adders (ROW, drainage, walls, gate power/data) and price it line-by-line.
| Package | Best for | Scope highlights | Typical installed range |
|---|---|---|---|
| Curb Appeal Core | You want a clean entry experience without full driveway replacement | Entry walk/steps, modest hardscape, lighting-ready conduit, planting refresh, drainage tune-up | $45k–$110k |
| Luxury Arrival | You want the “wow” driveway + entry walk + lighting scenes | Driveway upgrade (pavers/porcelain where appropriate), walls/columns, architectural lighting, drainage and discharge planning | $80k–$180k |
| Motor Court + Gates | Estate arrival with parking, gate infrastructure, and ROW coordination | Large driveway/motor court, gate/columns, power + data routing, heavier base spec, ROW/apron scope, layered lighting scenes | $175k–$350k+ |
Packages: Choose Your Front Yard Program
Front yards go wrong when contractors treat them like patios. Drive surfaces are load-bearing systems, and gates are infrastructure.
Pick a program, then lock the adders and specs.
- Entry walk/steps upgrades
- Lighting-ready conduit + transformer planning
- Drainage tune-up (low spots, entry runoff)
- Planting/irrigation refresh
- Driveway upgrade (load-rated base spec)
- Entry walk + steps/landings as needed
- Walls/columns and clean transitions
- Layered lighting scenes (arrival, security, late)
- Drainage + lawful discharge plan
- Motor court geometry + parking flow
- Gate/columns with power + data routing
- Heavier base system (driveway is not a patio)
- ROW/apron scope identified early
- Architectural + security lighting scenes
Adders: The 12 Things That Move Front Yard Pricing
Front yard pricing swings are driven by infrastructure, not decoration. Normalize these adders and bids become comparable.
| Adder | Why it moves budget | How to control it |
|---|---|---|
| ROW / apron / curb scope | Permits, schedules, inspections, and restoration rules | Identify ROW exposure early and assign responsibility in writing |
| Driveway area + base spec | Vehicle loads require deeper base and stricter compaction | Require base depth + compaction method for drive zones |
| Drainage + discharge | Entry runoff disputes and rework are expensive | Flow arrows + capture points + where water goes in writing |
| Walls/columns height | Footings, drainage behind walls, potential permits/engineering | Require sections + behind-wall drainage plan + proof photos |
| Gate power + data | Trenching, conduit, operator safety devices and access | Define routes, included LF, overages, and restoration scope |
| Lighting density + scenes | More fixtures and better controls require planning, not guesswork | Fixture count allowance + transformer/run map + shielding rules |
Use:
Hidden Costs ·
Motor Courts & Gates
Specs (Good / Better / Best): Keep Arrival Systems Comparable
Packages choose the scope. Specs choose the system. This is how you avoid silent downgrades.
| Category | Good | Better | Best |
|---|---|---|---|
| Drive surface | Quality concrete pavers, disciplined base and edges | Large-format pavers, cleaner geometry, upgraded transitions | Premium driveway system (porcelain only where appropriate) with strict base/flatness rules |
| Walls / columns | Clean block + cap system, correct drainage behind walls | Upgraded veneer/caps, better detailing at corners and tops | Architectural detailing, tight reveals, premium finishes, integrated lighting and addressing |
| Gate infrastructure | Defined power route, basic operator + safety devices | Power + data planned, better access/serviceability | Full arrival system: power + data + cameras/intercom provisions + clean conduit planning |
| Lighting | Warm, low-glare path and step lighting | Layered scenes (arrival/security/late), better beam control | Dark-sky aligned scenes, shielding, precise aiming, automation-ready controls |
Drainage (Front Yards Fail Here First)
Front yards concentrate runoff at slopes, driveway crowns, and street interfaces. If drainage is vague, budgets grow later.
- Flow arrows: where water goes in a hard storm (driveway and entry zones).
- Capture points: channel drains/area drains at low spots and transitions.
- Lawful discharge: the outlet path is defined (not “as needed”).
- Proof photos: drain routing and slopes documented before cover-up.
Permits, HOA, and Right-of-Way (ROW)
Front yards are where permit and ROW surprises happen. If the project touches public frontage (aprons, curbs, sidewalks, parkways), treat it as an approvals project from day one.
- ROW exposure: driveway apron/curb/sidewalk/parkway work often triggers ROW permitting and restoration rules.
- Gates: plan power + safety device requirements early (and fire access considerations where applicable).
- Walls: height and surcharge conditions can trigger permits/engineering in some jurisdictions.
- HOA/DRC: many communities require approval even when permits are not required.
Start here:
Driveway ROW Permits ·
Permits & Inspections ·
HOA Approval Guide
Timeline: What Front Yard Packages Take
| Phase | Typical range | What drives duration |
|---|---|---|
| Scope lock + selections | 3–10 days | Driveway layout, wall finishes, lighting plan, gate decisions |
| Permits/HOA/ROW (if triggered) | 2–8+ weeks | Jurisdiction, ROW involvement, HOA calendar cadence |
| Build | 1–6+ weeks | Demo/export, base depth, walls/columns, gate infrastructure, lighting scope |
Planning tool: Project Timeline (San Diego)
Maintenance (Keep the Arrival Looking New)
- Drive surfaces: routine rinse; address stains early; keep joints clean.
- Drains: clear leaves and debris from channel/area drains (front yards clog first).
- Lighting: seasonal aiming/tuning; keep lens shields clean for low glare.
- Gate systems: keep operator area serviceable; test safety devices regularly.
Quote Checklist: What to Demand in Writing (Front Yard Edition)
If the bid does not say it, it does not exist. This checklist forces clarity.
- Scope map + quantities: driveway SF, wall SF/LF, steps counts, lighting counts.
- Base + compaction: base depth by area (drive zones vs walks), compaction method, geogrid notes if used.
- Drainage + discharge: capture points and where water goes (in writing).
- ROW responsibility: permit ownership, inspections, restoration, and traffic control plan if needed.
- Gate infrastructure: power + data routes, safety devices, service access, and included trenching LF.
- Lighting scenes: fixture type, shielding, warm CCT, transformer/run plan, controls.
- Documentation: QA photo proof before cover-up + closeout packet before final payment.
FAQs
Are front yard remodel packages a fixed price?
No. A legitimate package is a defined scope bundle with named specs and clear allowances. Final price depends on driveway area, base depth, drainage/discharge, wall heights, gate infrastructure, and ROW/HOA scope.
Why do front yard bids differ so much?
The biggest differences are invisible: base depth and compaction, drainage/discharge, ROW exposure, wall drainage, and gate power/data routing. Normalize those items and bids become comparable.
Do driveway aprons and public frontage work require permits?
Often, yes. If your scope touches the public right-of-way (apron/curb/sidewalk/parkway), treat it as an approvals project and assign responsibility early.
What if my project is under $15,000?
Our minimum build projects start at $15,000. On-Time Guarantee applies to $25,000+ projects.
Service Area (San Diego County)
We design-build premium outdoor living projects across San Diego County including Carmel Valley, Del Mar, Solana Beach, Rancho Santa Fe, Encinitas, Carlsbad, La Jolla, Pacific Beach, Clairemont, Serra Mesa, Scripps Ranch, Poway, and nearby areas.