17805 Elm Road, Morgan Hill, CA 95037

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Approximately 9.8–10 acres of flat, usable land meaningfully distinguishes this property and simplifies the development process from the outset. Buyers searching for estate-scale acreage in Santa Clara County quickly learn that much of the available land is sloped, leaving large portions functionally limited to scenery rather than practical use. In contrast, the flat topography at 17805 Elm Road supports efficient and flexible site planning—• minimizing the need for major grading • allowing greater freedom in home placement • accommodating functional outdoor living areas and accessory structures such as pool houses, guest quarters, storage barns, workshops, garages, and agricultural buildings. For buyers seeking to build a true estate rather than design around terrain constraints, usable land of this scale is increasingly rare and hard to find in such close proximity to the trappings of the Bay Area.

Large parcels often involve hidden costs and extended timelines that only become clear after purchase. Compared to typical raw land, buyers of 17805 Elm Road may avoid several common pre-construction burdens, including:

Avoided Costs Comparing Raw Land vs. Elm Road:

• Utility extensions: $300K–$600K+
• Grading for sloped parcels: $200K–$500K
• Septic feasibility / redesign: $50K–$150K
• Timeline risk: often 2–4 years on raw land before construction can even begin

along with the 2–4 years of entitlement, engineering, and infrastructure work that often precede construction on undeveloped sites. With flat, usable land and utilities already in place. 

This property accelerates the buyer’s build timeline and reduces both cost and uncertainty. That is where the value sits.

In today’s market, home insurance has become a critical part of real estate underwriting, particularly following recent Southern California fire events. Insurance carriers are increasingly evaluating location-based risk—including fire hazard severity zones, topography, access, and surrounding vegetation—often before a home is even built. Properties located outside high fire hazard zones tend to benefit from broader carrier availability, more predictable underwriting, and fewer coverage limitations once construction is complete. 17805 Elm Road is located outside the CAL FIRE Very High Fire Hazard Severity Zone, which may improve the likelihood of securing traditional homeowner’s insurance upon completion, subject to carrier review. 

Buyers are encouraged to consult their insurance broker early in the design process to fully understand coverage options.

According to the Statutory Natural Hazard Disclosure (NHD or JCP Report), this property is NOT in the following Zones:

• A Special Flood Hazard Area
• A Very High Fire Hazard Severity Zone
• A Wildland Area that may contain substantial Forest Fire Risks and Hazards
• An Earthquake Fault Zone
• A Seismic Hazard Zone

We have taken the liberty of having this property underwritten by Michelle Lin. at Red Wave Insurance Services. Please feel free to contact her at xxx.xxx.xxxx for this or any other properties you need to insure. She is VERY knowledgeable.  

• The Williamson Act expired in 1992
• Re-enrollment = rolling 10-year commitment
• Early exit penalty = up to 12.5% of market value

Many large parcels in Santa Clara County are encumbered by the Williamson Act, which restricts land use through rolling 10-year agricultural contracts and can impose significant penalties—often up to 12.5% of market value—for early termination. 17805 Elm Road is not currently in the Williamson Act, giving future owners greater flexibility in how they plan, design, and enjoy the property without being locked into long-term restrictions. While buyers may choose to explore agricultural tax programs independently, the absence of an active Williamson Act contract preserves optionality and reduces regulatory complexity—an increasingly important consideration for estate buyers evaluating long-term ownership and development decisions. 17805 Elm Road was formerly enrolled in the Williamson Act;  does not guarantee it can be again, but for reference, it was enrolled up until 1992.

 About 1.5 miles to Highway 101, providing privacy without isolation. Minutes to groceries, retail, services, and downtown Morgan Hill.  Often described as one of the Bay Area’s best-kept secrets, Morgan Hill offers a rare balance of tranquility and accessibility. In recent years, publications such as the San Jose Mercury News and other local outlets have highlighted Morgan Hill’s growing appeal—pointing to its expanding downtown, evolving dining and wine scene, and continued investment in quality-of-life amenities. Located at the southern edge of Silicon Valley, the area provides convenient access to major technology employers while offering a quieter, more private residential environment. This combination has attracted a growing number of high-net-worth residents, including professional athletes and executives, drawn by larger properties, open space, and a strong sense of community without the density of the core Bay Area.