160 acre Cannabis Farm, 1 permit, can host 8 permits! Zoned A1, Calaveras County, CA

CannaMLS ID: 4246
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Pricing Details

Full Buy Out Price:
Buy In Price:
Ownership Percentage:
25 %

Property Details

Property Is Leased:
License Is Movable:
Real Estate Is Included:
Has Buy-in Option:
Has Room For Expansion:
Operations Are Needed:

We have a cannabis farm for sale, rent, or partnership in Valley Springs, Calaveras County, CA, that can be expanded up to eight permits. The parcel is over 160 acres, zoned A1. We are open to multiple options, including: selling the land and/or permit outright, partnering on the permit, renting out the land, or similar arrangements. Inquire for a detailed list of options. We are also open to proposals. 


This 160-acre gem is allowed one commercial cannabis permit for every twenty acres according to Calaveras County’s ordinance (see Addendum 1 below). The full 160 acres is perimeter fenced, and the land is currently grazed by alpacas and cattle for land management. There is an inner, private ~2-acre cannabis cultivation site with a 6’ fence animals cannot enter, of which a half-acre has been developed. We own the right to apply for one permit of commercial cannabis, with the option to acquire up to eight individual permits, which could be split up on this parcel in a variety of ways, such as: 

8 acres outdoor 

7 acres outdoor and 0.5 of either nursery or indoor 

6 acres outdoor, 0.5 acre nursery, and 0.5 acre indoor 

4 acres indoor (8 permits of 0.5 acre)

This is a fabulous opportunity to capitalize on a promising parcel, able to hold more permits than the vast majority of the other registered parcels that applied back in 2016. The agricultural zoning allows for more options than other zonings, as well as cheaper electricity. The permitting process will also be smoother since this is the original land approved for the 2016 permit. The land’s topography contains over 100 acres of private (not visible from the road), southern-facing, very gently sloped, large grasslands and rolling hills. Each southern-facing hillside can support 3+ fenced-in acres. At least two of these hillsides would be easy to develop, while one already contains the fenced 2-acre cultivation area mentioned above. If desired, a flat 8-acre grassland can be developed (which is visible from the rock road). The parcel hosts sparse small oak trees, a beautiful seasonal creek, and multiple year round springs. There is an amazing, reliable well that tested at 65 gpm. We installed a powerful pump in 2016 that does 40 gpm, which consistently fills a 2,650-gallon tank in approximately an hour, even in dry summers during the peak of production. We believe this well can support 2-5 acres of canopy. (An additional well may have to be drilled if the maximum of eight permits were to be developed.) The entire garden is gravity-fed on timers and requires no hand watering unless you want to do a feeding with a hose using the two 330-gallon feeding tanks. There are two large 2,650-gallon tanks the well fills, and more can easily be added on the hilltop. A full, expanded water test was done, which we can forward. Power is at the corner of the property, and we are awaiting a quote from PG&E to extend it to the grow and well sites; the process could take three months. Solar is also an option, and over 2,000 watts are available presently. There are rock roads throughout the property that can accommodate heavy duty semi trucks, loaders, etc.

Calaveras County has an optimal climate for growing big plants: months without rain, no fog, very dry with less mold issues than Humboldt and other coastal counties. Calaveras Cannabis Control Board (CCCB) is super helpful, friendly, and easy to work with. It's also centrally located: 30 minutes to Copperopolis, Angels Camp, Valley Springs, San Andreas, and Murphys; 1 hour from Sonora, Jackson, Modesto, Oakdale, and Stockton; and 2 hours or less from Sacramento, Lodi, Oakland, San Francisco Bay, Fresno, etc. Currently, only individuals or companies who underwent the entire permitting process in 2016 were granted the option to cultivate or rehome their permit. Essentially, no one else can apply to purchase a permit in this county, making it rare to come across the opportunity to grow here.

The developed site consists of approximately 2 acres with a 6-foot tall fence (Calaveras code), which could easily expand to 3+ acres. This includes a half-acre cultivation site with one hundred 300-gallon pots (good for another season or two), two raised beds measuring 160’ by 7’ by 2’ deep (and can support hoops), ninety or more 65-gallon smart pots, and two framed wood/pvc-style greenhouses, measuring 100’ by 10’. The whole site can easily be reconfigured to suit any growing style. The land was consciously designed using restorative permaculture principles and methods. All soil brought to the land is healthy and organic. Soil is comprised of 25% alpaca manure (“Black Gold”-which is *highly* nutrient rich, will not burn plants, holds moisture, and can instantly be used to top-dress soil), as well as 20% organic worm castings, 20% sandy loam mix, 15% organic turkey compost mix, 10% organic premixed soil, perlite, mushroom compost, etc. This beautiful soil is dark, lightweight, well-amended and ready to go! Soil tested great by two companies. The native soil is not contaminated with boron, pesticides, etc; we also had it tested and can send results; however, it is rock-hard, reddish and sandy, so new soil must be mixed in or used solely to fill raised beds or pots for plants to thrive. 

This land/permit includes: all machinery, soil, irrigation components, fence equipment, grow supplies, some indoor grow equipment, trim machines, trailers, generators, compressors, chain saws, industrial fans, propane heaters, water tanks, solar equipment, power tools, gardening tools, aerator pumps, a Ford Ranger, a Ford tractor (that needs a little work) with a front-end loader and a back ripper/grader combo, and a new, large, unconstructed, industrial-grade metal building. Inside the fenced 2-acre grow site there are three 120ft2 wooden sheds with lofts (which require no permitting), plus a 53’ semi trailer on wheels with a custom conveyor belt drying system allowing all products to constantly be in motion throughout the drying process. (Loading and unloading is done from the back with the press of a button.) 

Project Goals, Desired Partnerships, and Sale Terms: We are only interested in partnering with a company or entity with adequate self-funding or investors to finance a large-scale cultivation project which has: established distribution and sales systems in place, experience building and managing large-scale farms in the past, and intentions of expanding cultivation on this land to at least three permits. We are especially interested in companies intending to grow and specialize in CBD-rich strains. Regarding an outright sale of land or permit, terms will need to be discussed. 


Thank you for reading. 

*Photos are from earlier developmental stages; more spaces have been cleared of trees. 



Price: $1,450,000

Listing Status: For Sale


Date Listed For Sale: 10/7/2020
License Type: medium outdoor

Location: Valley Springs , California 95252

Recreational: Yes
Medicinal: Yes

Listing Type

  • Cultivation
  • Real Estate

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Terms And Options

Options for Land-Cannabis Permit in Calaveras County 

There are multiple options we are open to, including to sell the land and permit, make a silent partnership for the permit and renting land, selling the land and making a partnership for the permit, or selling the permit and renting land. We are also open to proposals.


Land options include:


We would consider selling our land outright for $1,450,000.


The land can expand to up to 8 permits.


Land rental agreements for each permit:

Year 1- $5,500/month per permit with 2 months free for year 1 for development 

Year 2- $6,500/month per permit

Year 3- $7,500/month per permit

Year 4- $8,500/month per permit


Permit options include:


My right to apply for 1 permit I would consider selling for $250,000.

(Prices range for right to apply in Calaveras County from $100,000-$400,000, but most dont come with the land, making it much easier to reapply on the land the original permit was developed on).


I would consider being a silent partner for my 1 permit, receiving 25% of the net profits, or a flat yearly fee which might look something like this:  $50,000 year one, $100,000 year 2, $150,000 year 3 and onwards. 


There will also be a one time buy in fee of $50,000. 


This means in the first year the cost of land rental and buying into my permit would total $100,000 or less. Make it very affordable to get started on a large parcel with lots of potential. 


We are only interested in working with a company or entity that has the self funding or investors to finance a large cultivation project, has a distribution and sales systems already in place, who has built and managed large scale farms in the past and has intent of expanding cultivation on this land at least to 3 permits. We are highly interested in a company who has intent to grow and specialize in some CBD rich strains.