Breathtaking Opportunity 1-30 Parcels 36750 Upper Valley Rd Lots | Résidentiel | 0,81-62,73 ha | À vendre | 102 152 €-110 665 € par lot | Anza, CA 92539

TMR Project Overview:
Thomas Mountain Ranch (TMR) is a breathtaking residential development opportunity offering 35 exclusive estate-sized lots (2 acres each) within a private 265.2-acre gated community. TMR provides a turnkey foundation for investors, builders, and buyers seeking equestrian estates, second homes, or sustainable luxury retreats.
Why This Matters: TMR is not raw land it’s a fully entitled, gated, and amenity-rich community positioned for immediate value creation.
Location Advantage
36737 Penny Lane, Anza, CA 92539
25 miles to Temecula | 30 miles to Palm Desert | 41 miles to Palm Springs | 12 miles to Idyllwild
Rural, private, and scenic yet connected to Southern California hubs.
Appeals to remote professionals, equestrians, and high-net-worth individuals seeking privacy with modern connectivity (fiber-optic internet included).
Community Highlights
46 lots total | 1-35 available (2 acres each)
155 acres of preserved open space for walking, hiking, biking, and horseback riding
Exclusive amenities:
Gated entry & paved private roads
Community clubhouse with horse stables & log cabin
Professional tennis/pickleball courts
Covered gazebo with paved patio & 2 restrooms
Vineyard & equestrian facilities
2 commercial-grade wells (reliable water source, lowers insurance costs)
360° panoramic mountain views from nearly every lot
Development Snapshot
Zoning & Entitlements: Fully subdivided (Tract Map 36327) | RR-5 zoning (min. 2-acre lots)
Utilities in Place: Electrical terminal cans + underground fiber-optic internet
Ownership Benefits: Each lot includes 1/46th deeded interest in the 155-acre common parcel
HOA Established: Ensures governance & long-term community value
Bottom Line: All entitlements and infrastructure are already completed investors skip years of entitlement risk and start building immediately.
Highest & Best Use:
Pre-Sale with Rendering with only 5% down one-time closing financing for consumer which includes land costs.
Build-to-Sell Luxury Estates
Build-to-sell Tiny Homes
Equestrian/Vacation Homes
Sustainable living communities
Joint ventures with builders
Create An Experience Vacation Retreat Example: www.pawsup.com (check zoning requirements
Crete an event center where people come from all over the world to attend https://www.greatparklive.com/ (check zoning requirements)
Exit Strategies:
Bulk sale to a national/regional builder
Phased lot sales with custom homes
Joint venture model with shared equity
Pre-sale lots with renderings & model homes with 5% Down 1-time Construction Close which includes land purchase
Build an experience and or vacation homes and Hold for annual created revenue
Market Comparisons & Value
Land Comparables (Sold Nearby)
2.27 acres – SOLD for $300,000 (Nov 2024)
2.87 acres – SOLD for $415,000 (Jan 2025)
2.01 acres – SOLD for $145,000 (Feb 2025)
TMR lots are priced attractively against comps while offering amenities and security other rural lots cannot match.
Home Comparables (Luxury Estates – Nearby Aguanga/Lake Riverside)
3,963 sq ft | 3 acres | SOLD $1,045,000 (Dec 2024)
2,648 sq ft | 2.6 acres | SOLD $835,000 (Aug 2024)
2,283 sq ft | 2.9 acres | SOLD $877,100 (Jan 2025)
Upside: With luxury homes selling between $800K–$1M+, TMR lots present strong margin potential for builders & investors.
Why Thomas Mountain Ranch
Unlike nearby rural developments, TMR offers:
Turnkey infrastructure already completed
Gated exclusivity
Larger estate lots with unmatched views
Equestrian + vineyard lifestyle appeal
Proximity to SoCal’s destinations without the congestion
Fully Entitled
Financial Considerations
Minimal HOA fees
Partial Seller financing options available
Additional 25.26 acres adjacent available for expansion and/or additional amenities or entertainment
Next Steps for Investors/Buyers
Schedule a private tour of the property
Review bulk pricing vs. phased sales strategy
Explore JV or Purchase Development For your Vission
Watch Video Tour: [TMR Intro Video]
Website: www.tmranza.com
Contact
Frances Mouser (Co-Owner/Agent): 760.310.4849
frances@famrealtygroup.com
Thomas Mountain Ranch – Development Opportunity
This could be the new Palm Springs without the heat. Situated 30 mins from Temecula and 40 mins to Palm Springs.
Project Overview
±155 acres of pristine communal open space
Paved roads, utilities, and fiber-optic internet are already in place
Amenities
Community clubhouse with horse stable.
Professional tennis/pickleball courts
Vineyard and equestrian allowed
2 HOA commercial-grade wells with reliable water access
Covered gazebo, restrooms, and scenic patio spaces
±155 acres for hiking, biking, and horseback riding
Development-Ready Lots Develope or Build your Dream Home amongst Nature
Fully entitled & subdivided under Tract Map 36327
Perfect For a tiny home village, second homes, retreat center the possibilities are endlesss.
Zoned R-R-5 – all conforming to 2-acre minimum lots
Each lot includes 1/46th deeded interest in the community open space
Level terrain with lush native vegetation—ready for residential builds
Utilities installed: terminal electrical boxes every 500 feet, underground fiber-optic internet
Gated entry and private roads completed
Investment Highlights
$5M already invested into development
Low HOA fees, minimal holding costs
Pre-sale home plans with renderings available
5% Down One-Time Construction Loan Program for Consumers
Prime Location
25 mi NE of Temecula | 31 mi from Palm Desert | 41 mi from Palm Springs
Surrounded by serene mountain views, wide-open skies, and nature trails
Appeals to high-net-worth individuals, equestrian enthusiasts, remote workers, and sustainable living buyers
What Sets TMR Apart
One of the most beautiful development sites in Southern California
Perfect Weather with Seasons.
Estate-sized lots in a fully gated rural retreat
Infrastructure and entitlements in place—true turnkey opportunity
Unique blend of luxury, lifestyle, and land in a scenic, peaceful setting with 360 degree views from every lot