Move-In-Ready Specialty Farm in the Ramona Valley AVA

Most "farms for sale" in San Diego County land in two buckets: raw acreage with an optimistic tax assessment, or someone else's pivot that didn't pencil out. This is neither. 385 Feghali Road is a working specialty farm where the previous owners did the math — and the labor — to put roughly $300,000 of agricultural infrastructure into the ground before they decided to list.

What that translates to in plain language: you are not paying to build a farm. You are buying one whose bones are already operating.

Four greenhouses, ten thousand square feet total, wrapped in authentic German SolaWrap bubble film — the same diffuse-light cover the serious year-round growers in the valley use. A producing Moringa orchard of more than 400 mature trees, paired with on-site processing infrastructure including a dedicated dry room set up for leaves, powder, and the value-added superfood line the prior owners were running. A private well with a newer pump (installed 2019), underground irrigation routed through most of the parcel, electrical capacity already upgraded for active farm operations, a concrete pad, a trailer shade structure, and mature shade trees doing what mature shade trees do.

The Moringa specifics are a starting point, not a constraint. The same well-drained soils and mild inland climate that earned this corner of Ramona its American Viticulture Area designation — the wineries you have driven past on Highway 78 are your neighbors — make this parcel adaptable to specialty crops, nursery operations, or a diversified farm-to-market venture. The infrastructure transfers. The pivot is yours to make.

Location-wise: you are less than a mile off Main Street, just south of Highway 78. This is backcountry with broadband — not a remote homestead an hour from groceries. A tractor with implements may be available with an acceptable offer.

The piece we get most excited about for our clients is the zoning. The parcel is A70 with San Diego County's Animal Designation "L" — one of the more permissive rural overlays in the county. Livestock, horses, stables, mixed farm-animal uses. If your version of a working property includes a few head of cattle or a stable next to the greenhouses, the zoning is already on your side.

A note we always make: this one is our own listing. We are representing the seller and we are a mother-daughter team who walks every property we sign. When you call, you are talking to the people who have opened the dry room, watched the well draw down on a hot day, and counted the trees. Star is USMC. Ashlyn is USCG. We answer our phones.

APN 281-486-19-00. The must-knows accordion below is filled with what we have personally verified. The full county property report is on file with us — ask and we will send it. Anything we have not verified yet, we will tell you that too. Call us when you are ready to walk it.