TMR Project Overview: Thomas Mountain Ranch (TMR) is a breathtaking residential development opportunity offering 35 exclusive estate-sized lots (2 acres each) within a private 265.2-acre gated community. TMR provides a turnkey foundation for investors, builders, and buyers seeking equestrian estates, second homes, or sustainable luxury retreats. Why This Matters: TMR is not raw land it’s a fully entitled, gated, and amenity-rich community positioned for immediate value creation. Location Advantage 36737 Penny Lane, Anza, CA 92539 25 miles to Temecula | 30 miles to Palm Desert | 41 miles to Palm Springs | 12 miles to Idyllwild Rural, private, and scenic yet connected to Southern California hubs. Appeals to remote professionals, equestrians, and high-net-worth individuals seeking privacy with modern connectivity (fiber-optic internet included). Community Highlights 46 lots total | 1-35 available (2 acres each) 155 acres of preserved open space for walking, hiking, biking, and horseback riding Exclusive amenities: Gated entry & paved private roads Community clubhouse with horse stables & log cabin Professional tennis/pickleball courts Covered gazebo with paved patio & 2 restrooms Vineyard & equestrian facilities 2 commercial-grade wells (reliable water source, lowers insurance costs) 360° panoramic mountain views from nearly every lot Development Snapshot Zoning & Entitlements: Fully subdivided (Tract Map 36327) | RR-5 zoning (min. 2-acre lots) Utilities in Place: Electrical terminal cans + underground fiber-optic internet Ownership Benefits: Each lot includes 1/46th deeded interest in the 155-acre common parcel HOA Established: Ensures governance & long-term community value Bottom Line: All entitlements and infrastructure are already completed investors skip years of entitlement risk and start building immediately. Highest & Best Use: Pre-Sale with Rendering with only 5% down one-time closing financing for consumer which includes land costs. Build-to-Sell Luxury Estates Build-to-sell Tiny Homes Equestrian/Vacation Homes Sustainable living communities Joint ventures with builders Create An Experience Vacation Retreat Example: www.pawsup.com (check zoning requirements Crete an event center where people come from all over the world to attend https://www.greatparklive.com/ (check zoning requirements) Exit Strategies: Bulk sale to a national/regional builder Phased lot sales with custom homes Joint venture model with shared equity Pre-sale lots with renderings & model homes with 5% Down 1-time Construction Close which includes land purchase Build an experience and or vacation homes and Hold for annual created revenue Market Comparisons & Value Land Comparables (Sold Nearby) 2.27 acres – SOLD for $300,000 (Nov 2024) 2.87 acres – SOLD for $415,000 (Jan 2025) 2.01 acres – SOLD for $145,000 (Feb 2025) TMR lots are priced attractively against comps while offering amenities and security other rural lots cannot match. Home Comparables (Luxury Estates – Nearby Aguanga/Lake Riverside) 3,963 sq ft | 3 acres | SOLD $1,045,000 (Dec 2024) 2,648 sq ft | 2.6 acres | SOLD $835,000 (Aug 2024) 2,283 sq ft | 2.9 acres | SOLD $877,100 (Jan 2025) Upside: With luxury homes selling between $800K–$1M+, TMR lots present strong margin potential for builders & investors. Why Thomas Mountain Ranch Unlike nearby rural developments, TMR offers: Turnkey infrastructure already completed Gated exclusivity Larger estate lots with unmatched views Equestrian + vineyard lifestyle appeal Proximity to SoCal’s destinations without the congestion Fully Entitled Financial Considerations Minimal HOA fees Partial Seller financing options available Additional 25.26 acres adjacent available for expansion and/or additional amenities or entertainment Next Steps for Investors/Buyers Schedule a private tour of the property Review bulk pricing vs. phased sales strategy Explore JV or Purchase Development For your Vission Watch Video Tour: [TMR Intro Video] Website: www.tmranza.com Contact Frances Mouser (Co-Owner/Agent): 760.310.4849 frances@famrealtygroup.com Thomas Mountain Ranch – Development Opportunity This could be the new Palm Springs without the heat. Situated 30 mins from Temecula and 40 mins to Palm Springs. Project Overview ±155 acres of pristine communal open space Paved roads, utilities, and fiber-optic internet are already in place Amenities Community clubhouse with horse stable. Professional tennis/pickleball courts Vineyard and equestrian allowed 2 HOA commercial-grade wells with reliable water access Covered gazebo, restrooms, and scenic patio spaces ±155 acres for hiking, biking, and horseback riding Development-Ready Lots Develope or Build your Dream Home amongst Nature Fully entitled & subdivided under Tract Map 36327 Perfect For a tiny home village, second homes, retreat center the possibilities are endlesss. Zoned R-R-5 – all conforming to 2-acre minimum lots Each lot includes 1/46th deeded interest in the community open space Level terrain with lush native vegetation—ready for residential builds Utilities installed: terminal electrical boxes every 500 feet, underground fiber-optic internet Gated entry and private roads completed Investment Highlights $5M already invested into development Low HOA fees, minimal holding costs Pre-sale home plans with renderings available 5% Down One-Time Construction Loan Program for Consumers Prime Location 25 mi NE of Temecula | 31 mi from Palm Desert | 41 mi from Palm Springs Surrounded by serene mountain views, wide-open skies, and nature trails Appeals to high-net-worth individuals, equestrian enthusiasts, remote workers, and sustainable living buyers What Sets TMR Apart One of the most beautiful development sites in Southern California Perfect Weather with Seasons. Estate-sized lots in a fully gated rural retreat Infrastructure and entitlements in place—true turnkey opportunity Unique blend of luxury, lifestyle, and land in a scenic, peaceful setting with 360 degree views from every lot