Can I Buy Land and Live in an RV, Trailer, or Tiny Home in San Diego?

Many buyers assume that if they own the land, they can live on it however they choose. In San Diego County, that assumption can lead to expensive surprises. Rules about RVs, trailers, and tiny homes are much stricter than most people expect.

Another Installment in the Guide to Buying Land Series | By Rachell Lara, San Diego Realtor specializing in San Diego Land & Rural Property

On this page: The Short Answer · What You Usually Can’t Live In · County Exceptions · Why These Rules Exist · What You CAN Live In · Land Due Diligence · Key Takeaways

Many buyers dream of purchasing a small piece of land and living in a travel trailer, RV, or tiny home. It sounds like a simple and affordable plan: buy the land first, move onto it, and then save money to build a house later. With the high cost of land, construction materials, and labor in San Diego County, it’s easy to see why many people look for creative ways to get started sooner.

Some buyers want to purchase property now and build later. Others hope they can live on the land temporarily while they slowly work toward building a permanent home. The thinking is understandable. If you wait until you can afford both the land and the house at the same time, you might never get started. But before purchasing land for this purpose, it is important to understand what types of housing are actually allowed—and which options usually are not.

Short answer: In most cases, you cannot simply buy land in San Diego County and live on it full-time in an RV, camper, or park model trailer. There are a few narrow exceptions, but most are temporary and not what people had in mind. There is, however, a new path that can allow full-time living in a small mobile home under the County's newer rules, but it comes with specific zoning, permitting, and setup requirements. Read on to see how that works and whether it applies to your situation.

What You Usually Can’t Live In

All of these common questions share essentially the same answer: in most situations, San Diego County does not allow full-time living in these structures on private land:

• Can I Buy Land and Live in a Trailer?
• Can I Buy Land and Live in an RV?
• Can I Buy Land and Live in a Camper?
• Can I Buy Land and Live in a Park Model Trailer?
• Can I Buy Land and Live in Mobile Home?
• Can I Buy Land and Live in a Tiny Home?

Historically, the answer has been no—not legally. Now, there are only a few narrow exceptions, and those are mostly temporary or limited in scope. They usually aren't what people are imagining when they ask these questions. Recently, San Diego County changed its policy and now allows Tiny Homes on Wheels under very specific guidelines.

San Diego County Exceptions for Allowing People to Live In a Recreational Vehicle

Temporary Housing While Actively Building a Home Property

Landowners who are actively building a permitted primary residence may be allowed to live temporarily in a recreational vehicle or trailer on the property. This is typically allowed only when: A valid building permit has been issued, construction is actively underway, and the RV is used temporarily during the construction period.

Temporary Health Care Housing

Temporary housing for individuals who need live-in care or close supervision due to medical needs. These permits require medical documentation, county approval, and removal of the unit once the need no longer exists. Temporary Health Care Trailer Details

Farm Employee Housing

In agricultural zones, the county may allow housing for farm employees. These must comply with specific zoning standards and support legitimate agricultural use of the land. Farm Employee Housing Procedures

Why These Structures Aren’t Allowed (Zoning)

The reason comes down to zoning and housing classifications. Local governments regulate land use to ensure properties meet health, safety, and infrastructure requirements. Recreational vehicles are designed for temporary use and travel. Because they are not built to the same standards as permanent housing, most zoning codes do not allow them as full-time residences. Even in rural areas, zoning usually requires a permitted residential structure before someone can legally live on the property.

What You Can Live In

Tiny Homes on Wheels (THOWs)

In late 2025, San Diego County introduced rules allowing Tiny Homes on Wheels (THOWs) in certain unincorporated areas. These may potentially be used as a primary residence or an accessory dwelling unit (ADU). They must meet strict size limits, safety standards, and utility connections. Review the County’s Tiny Homes on Wheels requirements for full details.

Accessory Dwelling Units (ADUs)

ADUs are small secondary homes built on the same lot as a primary residence. They must include permanent kitchens, bathrooms, and utilities. In some cases, you can build the ADU before the primary residence if plans for both are submitted together. See the Accessory Dwelling Unit Handbook.

Manufactured Homes

A manufactured home constructed after June 15, 1976, and installed on a permanent foundation is considered a legal residential structure. It is important not to confuse these with older mobile homes, park models, or RVs, which are generally not approved as permanent housing.

Land Due Diligence Before Buying

Before purchasing vacant land, verify: legal lot status, zoning for residential construction, road access, septic feasibility, water availability, and utility access. Land that appears inexpensive often reflects challenges like failed septic tests or lack of water access, which can dramatically increase development costs.

Key Takeaways: Living on Land in San Diego County

• RVs, trailers, and campers cannot be used as permanent housing outside of approved RV parks.
• Tiny Homes on Wheels (THOWs) may now be allowed in certain situations in unincorporated San Diego County.
• Manufactured homes and ADUs are the most practical long-term housing solutions.
• Infrastructure (well, septic, power) is often the biggest hurdle and cost.

Final Thoughts

Understanding the rules ahead of time can help prevent costly surprises. While these options may not be as immediate as moving onto the land in an RV, they provide a legal path to creating the lifestyle you're hoping for. If you'd like to talk through a specific property or your goals, you can always reach out and we'll walk through your options together.

Thinking About Buying Land in San Diego County?

If you’re considering land in East County or elsewhere in San Diego County, I guide buyers through identifying properties that fit their goals and navigating the complexities of the closing process. Reach out today to start the conversation.