Buying Land in Cuddy Valley: What to Know First

I get calls every month from buyers who want to purchase land in Cuddy Valley and build their dream from the ground up. I love that ambition — but raw land purchases come with a unique set of challenges that most first-time land buyers don't anticipate. As a REALTOR® who works this area daily (DRE# 02011892), here's my honest guide to what you need to know before writing an offer on vacant land.

Start with the Soil

Before you fall in love with a view, you need to know what's underneath it. A perc test (percolation test) determines whether the soil can support a septic system — and in Cuddy Valley, where there's no municipal sewer, that test is everything. If the soil doesn't perc, you may not be able to build a conventional septic system, and alternative systems can cost significantly more. I always recommend getting a perc test done during your contingency period, not after.

Well Feasibility

Most Cuddy Valley parcels require a private well for water. But drilling a well is not guaranteed to produce water, and costs can range from $15,000 to $40,000 or more depending on depth. Before buying, research neighboring wells, talk to local well drillers, and understand the aquifer in the area. For a deeper dive on this topic, read my well water guide for Cuddy Valley.

Road Access and Easements

Not every parcel in Cuddy Valley has paved road access. Some are accessed via dirt roads, shared easements, or seasonal roads that may become difficult in winter. Verify that your parcel has legal, year-round access and that any easements are properly recorded. If you plan to bring in construction equipment, heavy trucks, and eventually horse trailers, the road needs to support that.

Zoning and Permits

Cuddy Valley's agricultural zoning is flexible, but building still requires Kern County permits. Before purchasing, confirm what the zoning allows for your intended use. A pre-application meeting with Kern County Planning can save you months of frustration down the line. Know the setbacks, height limits, and any restrictions specific to your parcel.

Utilities and Infrastructure

Don't assume utilities are available at the parcel boundary. You may need to:

• Extend power lines to your building site — this can cost thousands depending on distance
• Install a propane tank and arrange delivery service
• Set up a septic system designed and permitted by Kern County
• Drill and equip a well with pump, pressure tank, and filtration
• Plan for internet via Starlink or cellular hotspot

Budget Realistically

The purchase price of raw land is just the beginning. Between well drilling, septic installation, power extension, road improvement, and the actual construction, development costs can easily exceed the land price itself. I've seen too many buyers purchase land without a realistic total budget — and then sit on it for years because they can't afford to develop it. Build your budget before you buy.

If you're serious about buying land in Cuddy Valley, I'd love to help you navigate the process. Browse available parcels on the buy page, and let's have an honest conversation about what's feasible for your goals and your budget.