13505 Spruce Grove, Lower Lake, CA 95457
13505 Spruce Grove, Lower Lake, CA 95457
Property Description
Endless possibilities! Just over 15 acres with the potential for a second home and room to roam. The home was originally built in 1944. It has been gutted to the studs, and square footage has been expanded to approximately 1300 SF. Permits have been pulled, and plans are available to finish the home. A second home could be built on the property with spectacular views! The parcel is mostly fenced, with an area for gardens and livestock. The well and pump have been recently replaced. The property includes an easement to a water cistern across from the house. Dream big because this property has the potential to make your dreams come true!
Features & Amenities
Property Details
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Comparative Market Analysis
Affordable Tier · 5 active · 3 closed
Lower Lake · Single Family Residence
Listed 19.6% below the median closed sale of $372,000. Price per sqft ($191) is a 19% discount to closed comps ($235). Closed comps sold at 94% of list — buyers have negotiating leverage.
Price Position
Priced below the market — value advantage over the field.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 9460 Rocky Creek | Lower Lake | 1985 | 3 | 2 | 1,809 | 900,820 | $104 | $187,900 | 150 | 80 |
| 16934 Hofacker Lane | Lower Lake | 1993 | 2 | 2 | 1,434 | 413,820 | $334 | $479,000 | 18 | 78 |
| 5171 Lake Boulevard | Lower Lake | 1986 | 3 | 2 | 1,556 | 28,314 | $436 | $679,000 | 10 | 76 |
| 5935 Sunrise Ct | Lower Lake | 1960 | 3 | 2 | 1,440 | 10,890 | $194 | $279,950 | 443 | 76 |
| 9303 Stagecoach Lane | Lower Lake | 1969 | 3 | 2 | 1,296 | 12,632 | $239 | $309,800 | 3 | 72 |
| Total: 5 · Average | 2.8 | 2.0 | 1,507 | 273,295.2 | $261.4 | $387,130 | 124.8 | |||
| Median | 1,440 | $309,800 | ||||||||
Closed Properties (3)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 16410 Tish A Tang Road | Lower Lake | 2013 | 08/25/2026 | 3 | 2 | 1,560 | 19,166 | $399,000 | $372,000 | $238 | 0.93 | 94 | 80 |
| 5740 Sunrise | Lower Lake | 1986 | 08/27/2026 | 3 | 2 | 1,600 | 13,068 | $545,000 | $545,000 | $341 | 1.00 | 192 | 79 |
| 11862 Old Spruce Grove | Lower Lake | 1979 | 06/22/2026 | 4 | 2 | 1,440 | 86,684 | $199,900 | $180,000 | $125 | 0.90 | 71 | 69 |
| Total: 3 · Average | 3.3 | 2.0 | 1,533.333 | 39,639.333 | $365,666.667 | $365,666.667 | $234.667 | — | 119 | ||||
| Median | 1,560 | $372,000 | $372,000 | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.