\n<\/p>\n
Ideally, you want to find a home with both a big lot and amazing views. These are the two special features that most buyers covet the most, which create bidding wars<\/a> and higher re-sale prices. However, they rarely coexist at an affordable price. Usually, when a home has amazing views, it\u2019s perched on a hill that doesn\u2019t have a lot of usable flat land.<\/p>\n On the flip side, a home with a big flat lot usually doesn\u2019t have great views. It might sit in a valley or on a quiet side street surrounded by other homes. There\u2019s often a tradeoff between\u00a0functionality\u00a0and\u00a0aesthetics, between what you can do with your land and what you can see from it.<\/p>\n The only homes with both are typically perched on cliffs or flat ridgelines, and they\u2019re unaffordable for most. For example, many homes in San Francisco with more than 7,500 square feet of land (three times the regular city lot size) trade for over $10 million. Even on the Gold Coast, where homes go for $20\u201375 million, it\u2019s rare to see lot sizes larger than 10,000 square feet. Most of their lots don’t have a lot of useable flat areas either, maybe 1,000 \u2013 2,000 square feet in the back, at most.<\/p>\n So when you\u2019re looking to buy your next home, remember:\u00a0the land is often the most valuable part of the property.\u00a0If you can find a home in a good neighborhood with much more land than normal, consider taking it down. At the same time, being able to find a home with amazing views is also scarce and highly desirable. <\/p>\n <\/p>\n Although my previous home was on a double lot, most of it sloped downhill and was unusable. Instead, I had multiple decks \u2013 one of which was relatively large, at about 700 square feet \u2013 that served as our \u201cbackyard\u201d for the kids. The views of the ocean from all three levels were incredible, especially during golden sunsets over the Pacific.<\/p>\n Our current home, by contrast, sits on a large lot with a flat front and back yard, but has no panoramic ocean views<\/a>. Instead, it has forest views with a small view of the Bay in the horizon. We miss the ocean views, especially during those quiet evening moments when you could just stare out and decompress. But after living here for more than two years, I\u2019ve come to realize how valuable\u00a0usable outdoor space\u00a0really is.<\/p>\n If I had to choose between the two, I prefer a cozy home<\/a> on a large, protected lot surrounded by trees. My family and I like to be outdoors as much as possible.<\/p>\n We don\u2019t just want to\u00a0be\u00a0outside, we want to\u00a0move\u00a0outside. Kicking the soccer ball, playing catch, scooting around, having a picnic. It all makes us feel happier and healthier. The more room we have to roam, the more we use it.<\/p>\n Let’s discuss the pros and cons of each, and which one to go for if you can only pick one. <\/p>\n When choosing between a large lot or an amazing view, it helps to think about how you\u2019ll actually live day to day. Both are valuable, but they serve different purposes.<\/p>\n A home with a spectacular view offers a sense of\u00a0tranquility and escape. It connects you to nature and can provide daily inspiration. However, these homes are often built on steep terrain with limited flat yard space. Decks replace lawns, and parking can be tight. You might have to climb stairs or drive up a narrow street just to get home.<\/p>\n A home with a large lot, meanwhile, gives you\u00a0freedom and functionality. You can build an ADU, add a hot tub, or simply enjoy the space. It\u2019s great for kids, pets, and outdoor enthusiasts. But the tradeoff is that your view may simply be of another residence, instead of the horizon.<\/p>\n Privacy is one of the underrated benefits of having a large lot. With more land, you can create natural buffers between neighbors. Trees, fences, and distance help you feel more secluded and peaceful. You can host gatherings or let your kids run around without worrying about bothering anyone (as much). If every home in your neighborhood is on a large lot, then the buffering improves. <\/p>\n Hillside homes with views, on the other hand, often have neighbors directly above or below. Because sound travels easily up and downhill, you might hear more conversations or car engines. And with multiple levels of glass and decks, privacy can feel compromised, especially if the lot sizes are smaller. Hence, you will want a home that sits high enough so that when you look out while sitting down, you are looking as high over your neighbors\u2019 roofs as possible. <\/p>\n I remember going to a house for an event. It was a row house on a standard lot with no view and only an inch of space between it and the next one. As I walked down the steps to the sidewalk, the neighbor did the same, just a foot away. It felt too close for comfort.<\/p>\n If you’re considering a row home on a standard size or small lot with no view, at least have your neighbor’s entrance be on the other side<\/em> of your entrance.<\/p>\n And if housing is becoming more affordable<\/a> due to your rising stock portfolio, then at least consider buying a home with a view or a large lot. Not having either is a shame if you have the funny money to pay for it.<\/p>\n A large lot does come with more upkeep. There\u2019s mowing, trimming, watering, and pulling weeds, often every week. I spend time tending to plants and trimming dead branches regularly, which I don\u2019t mind because I can listen to a podcast and clear my mind. But not everyone enjoys yard work. If you don\u2019t, you\u2019ll need to hire help, which can add hundreds or thousands of dollars a month in maintenance costs.<\/p>\n That said, hillside homes with views have their own challenges. Erosion, drainage issues, and foundation movement can become expensive long-term headaches. So please inspect thoroughly before purchasing<\/a>. You might need to maintain retaining walls or navigate tricky access for contractors and guests. Sometimes, you\u2019re paying a premium for a view but sacrificing day-to-day livability.<\/p>\n At my old ocean view house, the neighbor downhill immediately asked me to cut down a tree at the bottom of my lot. He was worried it might fall into his yard, break his fence, or even damage part of his roof. Wanting to be a good neighbor, I hired a tree trimmer to lighten the load by cutting off some of the heavier branches. That cost about $700. <\/p>\n Both views and land can drive property value, but in different ways.\u00a0Views create more emotional value, while\u00a0land creates more functional value.<\/p>\n Buyers often fall in love with a fantastic view instantly. It\u2019s what sells the home and makes people say \u201cwow,\u201d or \u201cthat’s a million dollar view!\u201d I know it did for me when I bought our ocean view home in 2020. <\/p>\n When I sold the home in 2025, it was a breeze. It was on the market for 10 days, got in contract thanks to a preemptive offer<\/a>, and closed in 13 days as the buyers paid all cash. Their #1 constant feedback was how they loved the views.<\/p>\n In comparison, it was a complete pain in the rear to sell my other home on standard lot with views of a building across the street in 2017. The escrow period was 45 days because the buyers had a loan issue. Further, I had no backup offers.<\/p>\n Land provides flexibility, where you start imagining how you could use the space. You can more easily expand your home<\/a> or subdivide if zoning allows. Those possibilities add intrinsic and long-term financial value.<\/p>\n In dense urban markets like San Francisco or New York City, extra land can appreciate faster because it\u2019s more scarce. You can\u2019t create more land, but you can always remodel a house<\/a>. The more buildable or usable land you have to expand your living area<\/a>, the more optionality you have in the future for yourself or the next owner.<\/p>\n That said, it\u2019s extremely hard to create better views. You can\u2019t just pick up a building and move it. And if you\u00a0do<\/em>\u00a0have the option to improve your view by adding another story, it\u2019ll cost a fortune in permits and construction. <\/p>\n In San Francisco, adding a 1,000-square-foot floor can easily run $1 million. The whole process would probably take 2-2.5 years as well. No thank you, which is why I bought a fixer back in 2019 which already had another story built.<\/p>\n Having a water view is amazing. It does wonders for your mental health<\/a>. It calms you, provides perspective, and gives you a mental \u201creset.\u201d When your boss is unreasonable or your kids are driving you up the wall, a good view can lower your stress almost instantly. The more rooms in your home with a view, the better.<\/p>\n But after nine years of living with an ocean view, I realized something surprising: I started taking it for granted around half way. Watching ships sail into the Bay used to be mesmerizing; over time, it became background noise. Even the birds, clouds, and sunsets began to fade into routine. Perhaps I also didn’t appreciate the view as much because I found myself in a steady healthy mental state. <\/p>\n By contrast, I haven\u2019t taken our current outdoor space for granted at all. The kids play outside every day. We have family picnics on the grass every weekend when it\u2019s sunny. I practice soccer and tennis with them, activities that weren\u2019t possible at our old house. Functional space gives us\u00a0more experiences, not just scenery.<\/p>\n Will I someday take this land for granted too? Probably, as we humans get used to everything. But I don\u2019t think I\u2019ll ever stop appreciating its usefulness.\u00a0<\/p>\n Your decision on buying a home with a bigger lot or a view may also depend on your stage of life.<\/p>\n If you have children under 18, I’d prioritize a home with a larger lot. You\u2019ll use it every day \u2013 for sports, playtime, outdoor meals, and gatherings. Kids need more space as they get older too. More outdoor space increases the homes livability<\/a>.<\/p>\n If you\u2019re an empty nester or live alone, a home with a great view can be incredibly peaceful and fulfilling. There\u2019s less to maintain, and you\u2019ll appreciate the beauty each morning and evening without worrying about kids or pets needing space.<\/p>\n After owning both types of homes, I\u2019ve realized that more land offers\u00a0more consistent happiness, while views offer\u00a0higher emotional\u00a0joy that gradually fade over time. Both are valuable, but one is more practical.<\/p>\n If you want to live more, play more, and connect more, go for the land. If you want to reflect more, relax more, and feel more inspired, go for the view. Ideally, you\u2019ll one day own a home with both. But if you can\u2019t, focus on the one that best matches your lifestyle today.<\/p>\nTwo Years Of Owning A Home On A Larger Lot<\/h2>\n
The Tradeoffs Between Views And Land<\/h2>\n
Privacy And Noise<\/h2>\n
Standard Lot Size And No View<\/h2>\n
Maintenance And Cost Differences<\/h2>\n
Resale And Appreciation Potential<\/h2>\n
It\u2019s Easier To Take The View For Granted After A While<\/h2>\n
Choosing Based On Your Stage In Life<\/h2>\n
Land For Living, Views For Feeling<\/h2>\n