Buying a home in Escondido, California isn’t just about choosing the right floorplan or making a competitive offer—it also means understanding a unique set of rules that can affect what you do with the property once it’s yours. Between local zoning laws, historic district regulations, and evolving state policies like SB-9, there’s a lot more to consider than just location.
Whether you’re a first-time buyer or relocating from out of town, here’s what you need to know about buying—and owning—a home in Escondido.
The Standard Homebuying Process Still Applies
Let’s start with the basics. Like anywhere else in California, buying a home in Escondido typically follows this path:
- You make an offer.
- Enter escrow once it’s accepted.
- Conduct inspections (that’s where we come in).
- Close the deal through a title company.
But here’s where things get specific. Escondido has local regulations that may affect what kind of home you can buy, what you can do with it, and how much you’ll pay in taxes or fees, especially if you’re looking at an older home, a multi-unit property, or planning future changes like an ADU.
Historic Districts and the Mills Act
Buying in Old Escondido? Pay attention.
If your dream home sits in the Old Escondido Historic District, you’ll need to follow strict guidelines around exterior changes. These homes are considered historically significant, which means you can’t just replace a front porch or paint the trim without approval.
What you’ll need:
- A Certificate of Appropriateness from the City’s Planning Division before making any exterior alterations.
- To contact the City early in your purchase or renovation planning process.
Mills Act Tip:
Some historic homes come with a Mills Act contract, which can offer substantial property tax savings in exchange for maintaining the home’s historic character. This contract stays with the property, so if the seller had it, you inherit it along with the obligations.
You may save money long-term, but you’ll also need to follow preservation rules closely. Don’t skip due diligence if you’re buying in this area.
Building an ADU? Know the Rules First
Accessory Dwelling Units (ADUs)—also known as granny flats, in-law units, or casitas—are allowed in Escondido, but the city has specific requirements.
Here’s what to know:
- ADUs must be built on a lot with an existing or planned primary residence.
- Detached ADUs can be:
- Up to 850 sq ft for one-bedroom units.
- Up to 1,000 sq ft for two or more bedrooms.
- Up to 850 sq ft for one-bedroom units.
- Setbacks: At least 4 feet from rear and side property lines. Front setbacks vary by zoning district.
- ADUs can’t be the only structure on a vacant lot.
- You’ll need to submit plans in person to either the Planning or Building Division, depending on the project.
HOAs can’t ban ADUs outright, but they can enforce design and aesthetic standards. If your future property is part of a homeowners association, check the rules before you build.
SB-9 and Lot Splits
Under California Senate Bill 9 (SB-9), qualifying single-family lots in Escondido can be split, allowing up to four units on a previously single-family parcel (two units per lot).
Key details:
- There’s no requirement to live on the property to qualify.
- Short-term rentals (less than 30 days) are not allowed on new SB-9 units.
- SB-9 is not available if:
- Tenants have lived on the property within the last 3 years.
- The property has had Ellis Act evictions within the past 15 years.
- Tenants have lived on the property within the last 3 years.
Permit Process:
Lot splits may be eligible for a streamlined “ministerial” approval—meaning no lengthy environmental review—but the process can still take over a year in some cases.
Zoning and Setbacks: Not One-Size-Fits-All
Every home in Escondido falls within a zoning district, which dictates how the property can be used, built on, or expanded. If you’re planning any additions—like converting a garage, building a second story, or installing an ADU—you need to check setback requirements and use allowances for your zone.
Quick reference:
- ADU setbacks:
- 4 feet minimum (side and rear)
- 5 feet minimum for ADUs built above garages
- Front setbacks vary by zoning district
- 4 feet minimum (side and rear)
- Two-family homes: Refer to Section 33-115 of the Escondido Zoning Code
Contact the Planning Division or look up your property’s zoning info before making renovation plans. If you’re in escrow, this should be part of your due diligence.
HOA Rules Still Apply—Even With State Laws
HOAs in Escondido cannot override state ADU laws, but they can create reasonable restrictions around appearance, placement, or landscaping. You might be able to build a small ADU, but it may need to match the architectural style of the main home or sit back from certain property lines.
Always read your CC&Rs (Covenants, Conditions & Restrictions) if the property is part of a homeowners association.
Don’t Skip the Inspection (Especially Here)
When local rules are this specific, it’s critical to hire a home inspector who knows the Escondido area. At Stellar Property Inspections, we’re familiar with the unique challenges and regulations that come with buying in Escondido—from historic preservation guidelines to lot-splitting red tape.
We’ll help you:
- Understand what’s been modified on the home (and whether permits were likely pulled)
- Spot signs of poor or unpermitted construction
- Flag issues that could delay your plans for an ADU or other upgrade
Bottom Line: Know Before You Buy
Escondido is a great place to buy a home, but with its mix of local charm, historic zones, and evolving development rules, it’s not the kind of place where you want to wing it.
Before you close, make sure to:
- Check zoning and setbacks
- Understand if the property is in a historic or overlay district
- Ask about any existing Mills Act contracts
- Review HOA rules (if applicable)
- Talk to the City if you’re planning additions or lot splits
And of course—get a comprehensive home inspection. If you’re not sure where to start, we’re happy to answer questions and guide you through what to expect.
Buying smart starts with knowing the rules. Let’s make sure you’re prepared.