Land and Lots real estate welcomes you

Our Mission is to help you achieve your goals

Our Services

Big or Small Property Plans?

Working as a team with unique backgrounds we are able to provide full service in navigating the governmental agencies and helping you to determine highest and best use for the maximum return on your investment.   Whether you’re buying, selling, or developing, we are here for you to support you and guide you through to the finish line. Our top-notch skills ensure you get the best experience. 

The Knowledge and Skill working with Land

Looking to sell or buy large or small, land and lots or major acreage for development?  Whether it is for commercial real estate or for homes for sale or land and lots for development,  We find it and get it for you at a price that's right. We can also help with providing the right disclosures, zoning information and streamlining the due diligence periods. 


Analyze characteristics of the individual property –

1. size, slope and usability of parcel 

2. county/city reports and research of property

3. compliance with local zoning 

4. value of similar use properties in surrounding areas – competitive market analysis

 Our research helps 

you get the jump, whether your selling, buying or building, and more.  We have land for sale

We're Ready to Help

If you have questions about affordability, credit, legal matters, income, 1031 exchanges or Delaware trusts and maximizing your returns let us find you what you need fast. We make sure you feel confident and educated every step of the way.  

The value in our experience is the difference in our clients results

Listings - we have many more

Listing #1 $1,400,000

Super parcel consisting of 14 acres has a house and consists of several legal parcels.  Located on the West side of Fallbrook near the agriculture preserve in Oceanside and Fallbrook

Listing #2 $650,000

148.6 acres located in Sonora, California It is located close to Gibbs ranch.  Ready for development.  Approximately 40 miles to Yosemite.  

Listing #3 $1,700,000

14 acres in 2 parcels has a working well and is fully fenced.  It also has a small 893SF house built in the 1930's.  This property could be a beautiful horse ranch or is currently being considered as a private school site and most of the work has been done for a major use permit.

More land and lot Listings for you to enjoy

Temecula Wine Country

Camino Del Vino - 5.18 acres in wine country.  A short distance to Lake Skinner and Galway Downs Equestrian Center.  Build your dream custom home on this all useable with a gentle knoll on top  for the best views  Competetively priced at $389,000

Fabulous Fallbrook Land

40 plus acres on South Mission Road in Fallbrook.  zoned RR-2  available and ready for development consists of 2 parcels.  All utilities are adjacent.  

          well priced at $2,950,000

Call or text Pam for details 

Horse Property - Bonsall

Have you been

Have you been dreaming of that horse property.   Here is a small piece of country that has a good solid house, a small arena and 4 covered pens.  A pleasant pool to enjoy on those hot days and a great afternoon ocean breeze keeps you cool and comfortable.   $925,000

Bonsall - Little Gopher Canyon Horse Property

Available Soon - well located horse property with trail access and across from VPR riders field with arenas and showgrounds.  Home is spacious and well built with lots of extras -  $850,000

Share the big news - 3 Lots - Escondido

Tentative map in process for 3 lots on this parcel in Escondido.  A covered investment remodel the mid-century modern house and sell while building 2 more on the additional lots.  A great investment.  $789,000   call us for the details 

This spot is reserved for you - call us today

Customers have questions, we have answers, so everybody benefits.


We do our homework 

More Listings

Bonsall - West Lilac

Ready to build on this fabulous 3.65 acre view lot - all of the amenities are ready and there for your enjoyment.  Including a barn with luxury apartment and pool  fully fenced with a well.  The improvements on this lot total well in excess of $1000000  make it yours - building plans and costing available 

Eagle Mountain - Bonsall

A full 10 acres overlookiing the valley and trees with the bottom half of the property to remain pristine providing privacy and easier maintenance.  All utilities and school fees paid.  $500,000

Opportunity Awaits - Fallbrook

This pad is ready for your modular home a design has been done and only awaits your finishing touches to make it yours - well located off of Old Hwy 395 and 76 in Rancho Monserate Country Club with its own Golf Course, Club House, Pool and numerous amenities 

Bonsall - Equestrian lot W. Lilac

This 4.85 acres with excellent access is perfect for building that home and having a large area available for horses or vineyards or..... what is your dream .

It  has a grove of olive trees at the tope of the knoll and had a well and electricity so easy to get it done.  

We have homes with Land - let us know what you want

This is a great home on 2.23 acres in Bonsall

It has a barn built in 2016 with 14'rollup door and lots of shop space 30x35  along with a 660SF casita - call us for this property and more 

Equestrian or Vineyards

We often have properties that are not on the current marketplace for various reasons so if you dont see what you want call us and give us your Christmas list - we will find it for you -  

Our Team

Broker - Pam Moss

 CA - BRE 00451292 

Skills Summary  - Senior manager with extensive experience in real estate and title insurance industries.  Hold a title insurance certification from Boston University covering all 50 states property and water rights. Excellent skills in working with guarantor and investor regulations required on all of the documentation in California.  Experience in development and implementation of marketing and sales programs as part of a business development plan. Chief Financial Officer of a $15,000,000 a year corporation managing staff and allocating resources. Skilled in asset management.   Completed the MAI appraisal coursework to broaden skill level.  Accomplished in rehabilitation type construction, scheduling, and budgeting. Taught Real Estate Investment Analysis and Exchanging at Orange Coast College. Brokered and advised as a consultant on sale transactions throughout the United States. Excellent legal and analytical skills garnered over years of independent business management of my own companies successes and working for the success of the companies and individuals I have worked for.

Broker - Jerry Stirnkorb

  CA BRE 00327396

Skills Summary - Part of major San Diego Non-Profit Housing Developer 1998 to 2003 worked as principle broker of land acquisitions. Consultant and broker in acquisition and aggregation of parcels for major land developers, investors and non-profits. Supervised and managed new home sales and condominium conversions for multiple projects of more than 600 units. Marketed and sold   13 mobile home parks to investors, corporations and resident groups. Created, marketed and sold the first mobile home park condominium project in the State of California. Experienced in acquisition, feasibility , land use and entitlement consulting. Extensive experience in working with the various governmental bodies regarding permitting and zoning. Multiple joint ventures with land owners to secure enhanced entitlements and added value. Extensive experience with green house property conversions to residential development.  California General Building and Engineering Contractor License ( A/B-1 #969944) since 197

New Green Development Advisors


We currently represent as sole acquisition team for New Green Development Advisors a company which specializes in real estate development consulting, planning and construction management for corporate, individual and various property owners providing creative and effective solutions to their real estate project and construction challenges.


Call or Visit or text us for immediate service


Land and Lots

P O Box 128, Bonsall, CA 92003, US

(714) 296-9300


Monday - Friday: 9am - 5pm

Saturday: By appointment

Sunday: Closed

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Pam Moss

Ms. Moss has worked as my representative on two real estate transactions.  The first was an equestrian facility and the second was the adjacent acreage.  The adjacent acreage was owned by a major developer and involved a complex easement and contingent easement agreements, as well as environmental protections.  I was pleased with Pam's knowledge, work ethic and responsiveness that she demonstrated throughout the process.  this transaction took over eight months.  Her knowledge of the developer's project allowed me to better understand the sellers issues and concerns but more importantly to protect my property from the impact of the developer's project.  I would recommend Pam to anyone considering a complex transaction.   J. Miller

 Ms. Moss has an exemplary reputation for her knowledge of business and her ability to see new opportunities and create new companies and products and market them. Her even handed ways and understanding of how to communicate complex issues with people with differing opinions is excellent. Ms. Moss is a highly intelligent person committed to any task that she takes on. Because of her positive outlook and reflective way of operating she makes an excellent choice as a broker representiing our real estate  interests.      D. Bellis 

Pam Moss

I worked on a recent year-long negotiation of a purchase and sale agreement of a corporate parcel, coupled with a purchase option agreement from the buyer of an easement for future roadway widening on an adjacent parcel.  

Ms. Moss is an exceptionally experienced broker bringing an indepth knowledge of title issues, easements and creative deal points to the table for negotiations between the parties.  Although she is not an attorney, she has a strong grasp of legal language for transactons and clearly communicates the concepts to all parties.  

More importantly Ms. Moss approached the transaction with "street smarts" - mean she brought a practical approach to problem solving on several complicated aspects of both agreements.  She couples this practical approach with clear communication, and honest, direct and timely follow-up.   R. Brandinr

Jerry Stirnkorb

Mr. Stirnkorb has represented my company in land purchases for more than 15 years.  During this time He represented me in the acquisition of 8 lots in Encinitas and Santee for development purposes.  We successfully built and sold speculative homes on these lots.  Jerry represented us in a very professional manner and we recommend him for land acquisition and zoning matters.  He is very experienced in working with planning and development departments of governmental entities.   H.  Kazerouni

Having been a client of Jerry Stirnkorb for more than 20 years during and that time Jerry represented me in the purchase of several mobile home parks; duplexes which we converted to condominiums in a very efficient manner.  He also represented me in a number of land purchases in Vista, Carlsbad, and Fallbrook.  

He was able to facilitate these complex transactions in a professional and efficient manner and to effectively negotiate very satisfactory terms on all transactions.   P. Kealy 


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