Across San Diego County, accessory dwelling units have been booming for years, and Jamul is no exception. Detached guest houses, casitas, and backyard cottages have become a smart way for local homeowners to create multi-generational living options, rental income, or added property value. Now, a major policy shift could reshape how ADUs function — and open a new door for future homeownership opportunities.

A new state law, Assembly Bill 1033, gives counties the ability to let property owners sell detached ADUs as individually deeded condominium units. San Francisco was the first county to opt in, and now San Diego County is moving toward becoming the second. If approved, this will apply directly to unincorporated areas like Jamul, Deerhorn Valley, Lawson Valley, and much of Rancho Jamul.

For homeowners, this is more than a zoning update. This is a long-term wealth-building opportunity — and a decision that requires strategic planning.

What This Means for Jamul Homeowners

If the County adopts the ordinance, homeowners in unincorporated San Diego could eventually sell a detached ADU separately from the main home. This creates powerful new options such as:

• Selling off an ADU to a first-time buyer without selling the main residence

• Creating a condo-mapped property to maximize equity

• Passing on wealth by keeping the main home while selling the ADU to family members

• Unlocking liquidity later in life without giving up the property you live in

While the idea is exciting, it’s not immediate. County staff estimate formal conversions may take two to three years due to requirements like independent utility connections, private access, and off-street parking. In other words — this is a long-game strategy, not a quick flip.

But here in Jamul, where lot sizes are larger, many properties already have the space and infrastructure to meet future standards, making our area one of the top regions positioned to benefit when ADU sales become possible.

Why ADUs Are Surging in East County

ADU permits have exploded across San Diego’s unincorporated communities over the last five years. More homeowners are capitalizing on:

• Simplified permitting

• Eliminated owner-occupancy mandates

• Flexible setbacks

• Rising demand for rental housing

• The desire for aging-in-place options

In many ways, ADUs have become the county’s most successful tool for meeting state housing goals. They provide gentle density without changing the character of rural areas like Jamul — and they often add significant resale value.

Local Concerns and Where Jamul Fits In

Some planning groups across the county have raised concerns about increased ADU construction, citing fire evacuation routes, impacts on rural roads, and strain on public services. These are valid points, especially in communities like ours with limited ingress and egress.

The County has responded by limiting the proposed condo-sale eligibility to detached ADUs only. This protects neighborhoods from large-scale density growth while still supporting homeownership opportunities.

For Jamul property owners, this balanced approach means you can explore future ADU condo conversion without worrying that the character of our rural community will be overwhelmed.

What Homeowners Should Do Now

Even though the policy is still moving through the Planning Commission and the Board of Supervisors, this is the perfect time to start planning.

Here’s what we’re advising Jamul homeowners:

• Evaluate whether your ADU could meet the eventual requirements

• Understand how condo-mapping could impact your resale strategy

• Review your property lines, access points, and utility setup

• Consider long-term equity planning if you’re thinking of selling in the next 3–5 years

As agents who specialize in the unincorporated markets of Jamul, Rancho Jamul, Lawson Valley, and East County, we track these zoning changes closely because they directly impact long-term property values. The decisions homeowners make today — from how an ADU is built to how utilities are routed — can significantly influence a future sale.

Thinking About Selling an ADU in the Future? Work With Jamul’s Local Experts

The ability to sell an ADU as its own unit is going to reshape rural real estate across San Diego County. But to benefit from it, homeowners need guidance from local specialists who understand Jamul’s topography, fire-zone requirements, well and septic limitations, access easements, and our unique permitting landscape.

This is where we come in.

Our expertise in Jamul and the surrounding unincorporated areas allows us to help homeowners:

• Analyze whether their ADU could be sale-eligible

• Strategize a timeline for ADU improvements

• Maximize future resale value with smart upgrades

• Understand how AB 1033 will affect their long-term property plan

When it comes to rural homes and acreage properties, ADU strategy is not one-size-fits-all. Each parcel tells a different story, and we’re here to help homeowners make the most informed decisions about their next chapter.

If you’re considering selling your home or an ADU in the years ahead — or if you simply want to understand how this new law might impact your property’s value — reach out anytime. We’re happy to provide a personalized ADU resale analysis.