Ideally, you want to find a home with plenty of space and great landscaping. These are the two most coveted features by most buyers, and they can lead to bidding wars and higher resale prices. However, they rarely coexist at affordable prices. Often, when a home has a stunning view, it’s located on a hill without much available flat land.
On the other hand, homes with large flat lots often don’t have great views. It may be located in a valley or on a quiet side street, surrounded by other houses. There are often trade-offs between functionality and aesthetics, between land use and views.
The only homes that offer both are often located on cliffs or flat ridgelines, and are out of reach for most people. For example, many homes in San Francisco exceed 7,500 square feet (three times the size of the average city lot) and trade for more than $10 million. Even on the Gold Coast, where homes sell for $20-$75 million, it’s rare to see lots larger than 10,000 square feet. Most of their lots also don’t have a lot of usable flat area, maybe 1,000 – 2,000 square feet at most in the back.
So when you’re looking to buy your next home, keep this in mind: The land is often the most valuable part of the property. If you can find a house in a good neighborhood with a lot more land than usual, consider tearing it down. At the same time, being able to find homes with stunning views is rare and highly desirable.
Own a house on a larger lot for two years
Although my previous home was on a double lot, most of it was downhill and unusable. Instead, I have multiple decks—one of which is relatively large, about 700 square feet—that serve as a “backyard” for the kids. The ocean views from all three floors are incredible, especially during the golden sunset over the Pacific Ocean.
In comparison, our current home sits on a large lot with flat front and back yards but no panoramic ocean views. Instead, it offers a small view of the forest landscape and the bay on the horizon. We miss the ocean view, especially on those quiet evenings when you can gaze outside and decompress. But after living here for over two years, I’ve come to realize how valuable usable outdoor space really is.
If I had to choose between the two, I would prefer a cozy home in a large, protected area with trees around it. My family and I enjoy spending as much time outdoors as possible.
We don’t just want to stay outside, we want to move outside. Play football, catch a ball, go for a walk, have a picnic. It all makes us feel happier and healthier. The more space we roam, the more we use it.
Let’s discuss the pros and cons of each method, and which one you should choose if you could only choose one.
Trade-offs between landscape and land
When choosing between large tracts of land and stunning views, it helps to think about what you’re actually going to do every day. Both are valuable, but they serve different purposes.
Homes with stunning views provide a sense of tranquility and escape. It connects you to nature and can provide daily inspiration. However, these houses are often built on steep terrain with limited flat yard space. Decks replace lawns, and parking can be tight. You may need to climb stairs or drive down narrow streets to get home.
At the same time, a home with lots of space can provide you with freedom and functionality. You can build an ADU, add a hot tub, or just enjoy the space. It’s perfect for children, pets and outdoor enthusiasts. But the trade-off is that your view may be just another residence, rather than the horizon.
privacy and noise
Privacy is one of the underrated benefits of owning a lot of stuff. With more land, you can create natural buffers between neighbors. Trees, fences, and distance can help you feel more secluded and calm. You can have a party or let your kids run around without worrying about disturbing anyone (again). If every home in your neighborhood is on a large lot, buffering will improve.
Homes with beautiful views on a hillside, on the other hand, often have neighbors above or below. Since sound travels up and down easily, you might hear every conversation or the sound of a car engine. Due to the presence of multiple layers of glass and decks, privacy may be compromised, especially if the lot size is small. So you want a house that’s tall enough so that when you sit down and look outside, you can’t see the roofs of your neighbors below.
I remember once going to a house for an event. It was a row house on a standard lot with only an inch of space between it and the next one. As I walked down the steps to the sidewalk, my neighbor did the same thing, only a foot away. It felt too close for comfort.
If you are considering building a townhouse on a standard-size or small lot, at least have your neighbor’s entrance on the opposite side of your entrance.
Maintenance and cost differences
Larger quantities do require more maintenance. Mowing, pruning, watering and pulling weeds are usually required on a weekly basis. I spend time tending my plants and pruning dead branches regularly, which I don’t mind because I can listen to podcasts and clear my mind. But not everyone enjoys yard work. If you don’t, you’ll need to hire help, which can add hundreds or thousands of dollars in monthly maintenance costs.
That said, a home with a beautiful view on a hillside comes with its own challenges. Erosion, drainage issues and foundation shifting can become expensive long-term headaches. So please check carefully before buying. You may need to maintain retaining walls or provide tricky access for contractors and guests. Sometimes you pay a premium for landscaping but sacrifice day-to-day livability.
In my old house with an ocean view, my downhill neighbor immediately asked me to cut down a tree at the bottom of the lot. He was worried it might fall into his yard, break his fence or even damage part of his roof. In an effort to be a good neighbor, I hired a tree trimmer to lighten the load by cutting off some of the heavier branches. This cost about $700.
Resale and appreciation potential
Views and land both drive property values, but in different ways. Landscape creates more emotional value, while land creates more functional value.
Buyers often immediately fall in love with the wonderful views. It’s what makes a home sell and makes people go “wow” or “this is a million dollar view!” I know that’s what it was for me when I bought an ocean view home in 2020.
But land provides flexibility, and you can start to imagine how to use the space. If zoning allows, you can more easily expand or subdivide your home. These possibilities increase intrinsic and long-term financial value.
In dense urban markets like San Francisco or New York, additional land can appreciate faster because it’s more scarce. You can’t create more land, but you can always renovate the house. The more buildable or usable land you have available to expand your living space, the more future options you have for yourself or the next owner.
That said, creating better views is very difficult. You can’t just pick up a building and move it. if you Do There is an option to improve your view by adding another story, which will cost a lot of money in permitting and construction. In San Francisco, adding 1,000 square feet of floor space can easily cost $1 million. The whole process takes about 2-2.5 years. No thanks, that’s why I bought a restorer in 2019 and it has built another story.
It’s easier to take it for granted after a while
It’s great to have a water view. It does wonders for your mental health. It calms you, provides perspective, and allows you to mentally “reset.” When your boss is unreasonable or your kids push you, good vision can reduce your stress almost instantly. The more rooms in your home with views, the better.
But after nine years of living in Ocean View, I realized something surprising: About halfway through, I started taking it for granted. Watching the ships sail into the bay was once mesmerizing. Over time, it becomes background noise. Even the birds, clouds, and sunsets began to seem mundane. Maybe I didn’t quite appreciate the view either, as I found myself in a stable and healthy state of mind.
In contrast, I don’t take our current outdoor spaces for granted at all. The children play outside every day. Every weekend our family would have a picnic on the grass. I practice soccer and tennis with them, activities that were not possible in our old house. Functional space brings us more experience, not just scenery.
Will I one day take this land for granted? Maybe, as we humans get used to everything. But I don’t think I’ll ever stop appreciating its usefulness.
Choose based on your life stage
Your decision to buy a home with more square footage or a better view may also depend on your stage in life.
If you have children under 18, I would prioritize a home with a larger area. You’ll use it every day – for sports, playing, outdoor dining, and gatherings. As they grow older, children need more space. More outdoor space increases the home’s livability.
If you are an empty nester or live alone, a home with a beautiful view can be incredibly calming and satisfying. With less to maintain, you’ll enjoy the beauty every morning and evening without having to worry about kids or pets needing space.
Land is life, landscape is emotion
Having owned both types of homes, I’ve realized that more land provides a more lasting sense of happiness, while a view provides a heightened sense of emotional pleasure that fades over time. Both are valuable, but one is more practical.
If you want to live more, play more, and connect more, go land. If you want to think more, relax more, and feel more inspired, go see the scenery. Ideally, one day you will have both. But if you can’t, focus on the one that best suits your lifestyle today.
It’s better than nothing.
Readers, what will you choose? A house on a large, usable lot? Or a home with a beautiful view? What is the premium for this type of home in your neighborhood? How much more do houses with larger areas and good views cost?
Passive investing in real estate
Whether you prefer a home with sweeping views or a home with lots of flat land to play on, owning property always comes with maintenance—leaking gutters, peeling paint, overgrown weeds, and more.
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