225 Broken Arrow, Nipomo, CA 93444
225 Broken Arrow, Nipomo, CA 93444
Property Description
This original-owner custom-designed 4-BR/3-BA, 3900 SF home is ideal for family and extended household living. The private, end-of-road 8.5+- acre parcel includes a sparkling pool and spa in a protected enclave with recent heater, pump, filter, and cover; garden pathways; orchards; grape vines; exotic plants; and flowers. Enjoy the energy efficiency and cost savings of (owned) solar panels and 2 Tesla battery back-up systems. There are magnificent views from every part of the property, offering ocean, Avila Bay, vineyard, orchard, and mountain vistas. As you enter the residence, the foyer invites you into the living room and retreat nook accented by an attractive fireplace. The curated gourmet's kitchen is designed to create, inspire, and entertain with generous cabinets, counters, center island + additional prep sink, and pantry, as it adjoins formal dining, a window-framed breakfast bay, a family room with focal-point fireplace plus sweeping ceilings, and a covered patio. The abundant windows welcome sunrise, daylight, and sunset panoramas. A versatile, spacious first-floor bedroom (currently used as a dedicated office) adjoins a large bathroom with contemporary colors and luxury vinyl flooring. The spacious plan includes a flexible hobby or pet room with generous storage, a counter, and sink, plus a doggy door opening to a secure, enclosed yard. An elegantly crafted staircase leads to the upper level with 3 bedrooms, featuring a gracious primary suite with fireplace, deep walk-in closet, spa-style bathroom with a jetted tub, 2 separate sink/vanities, a large shower, and luxury vinyl flooring. This main suite opens to a balcony displaying the beautiful views. The 2 additional upper-level bedrooms are spacious with generous closets, and the convenient laundry room offers additional cabinets. The home features cooling ceiling fans throughout and an attached 3-car garage. This beautiful 8.66-acre property also features a 1600 SF metal barn, horse corral, 2 substantial wells; and fenced raised vegetable garden beds. Enjoy this great home and the wonderful lifestyle it offers.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Nipomo · Single Family Residence
Listed 14.7% above the median closed sale of $1,735,000. Closed comps sold at 94% of list — buyers have negotiating leverage. Luxury tier — fewer comparable sales widen the confidence range.
Price Position
Positioned above the market — commands a premium.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 1223 Ramal Lane | Nipomo | 2017 | 4 | 5 | 4,752 | 438,649 | $589 | $2.80M | 6 | 78 |
| 755 Willow Road | Nipomo | 2005 | 4 | 3 | 3,025 | 212,573 | $711 | $2.15M | 10 | 63 |
| 1672 Trilogy Parkway | Nipomo | 2006 | 3 | 4 | 3,374 | 9,287 | $533 | $1.80M | 135 | 47 |
| 1924 Northwood Road | Nipomo | 2007 | 3 | 4 | 3,233 | 9,016 | $493 | $1.59M | 66 | 47 |
| 1709 Louise Lane | Nipomo | 2015 | 3 | 4 | 3,048 | 8,962 | $523 | $1.59M | 35 | 46 |
| Total: 5 · Average | 3.4 | 4.0 | 3,486.4 | 135,697.4 | $569.8 | $1.99M | 50.4 | |||
| Median | 3,233 | $1.80M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 140 Rim Rock | Nipomo | 2018 | 09/11/2026 | 4 | 3 | 3,332 | 274,428 | $2.15M | $1.90M | $570 | 0.88 | 98 | 67 |
| 680 Sweet Donna Place | Nipomo | 1997 | 05/22/2026 | 4 | 4 | 3,188 | 39,640 | $1.50M | $1.40M | $439 | 0.93 | 80 | 53 |
| 351 Pablo Lane | Nipomo | 1977 | 09/11/2026 | 5 | 5 | 3,557 | 43,996 | $1.25M | $1.20M | $337 | 0.96 | 49 | 50 |
| 981 Trail View | Nipomo | 2022 | 05/28/2026 | 3 | 4 | 3,563 | 9,600 | $1.80M | $1.74M | $487 | 0.96 | 144 | 49 |
| 1175 Danielle Court | Nipomo | 2017 | 05/19/2026 | 3 | 4 | 3,563 | 12,456 | $2.35M | $2.29M | $643 | 0.97 | 167 | 48 |
| Total: 5 · Average | 3.8 | 4.0 | 3,440.6 | 76,024 | $1.71M | $1.71M | $495.2 | — | 107.6 | ||||
| Median | 3,557 | $1.74M | $1.74M | ||||||||||
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.