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779 Grass Valley, Lake Arrowhead, CA 92352

$800K3bd · 3ba · 2,154 sqft
Lot 13,225 sqft•Single Family Residence•
Active
•8d on market•MLS# IG-26217380

Property Description

Drawing inspiration from Charles Dubois' celebrated Swiss Miss homes of Palm Springs, 779 Grass Valley Road brings that distinctive mid-century A-frame silhouette to the mountains of Lake Arrowhead, complete with lake rights and single level living. The home makes a strong first impression-- a water feature anchors the front yard, set within a circular driveway, and landscaping with an irrigation system. The great room is the centerpiece of the home. Beneath a dramatic A-frame ceiling, walls of glass on both sides fill the space with natural light and frame views of the surrounding forest. The room is generously proportioned for both large gatherings and everyday living, and a mini split system provides year-round comfort. The updated kitchen features an entertainer's layout, with ample workspace and an open flow that keeps the cook connected to guests. Dual primary suites offer exceptional flexibility. The main-level primary, along with a guest room on the same floor, provides convenient single-level living for extended family, guests, or long-term ease. The large upper-level primary features a spa-inspired bath and its own mini split, and is permitted as 2 bedrooms should a buyer opt to add a dividing wall. The private backyard is a true highlight, with lush, thoughtfully designed landscaping that creates a quiet setting for outdoor dining, entertaining, or simply enjoying the mountain air. A two-car garage with ample storage accommodates vehicles and a generator hookup, while lake rights offer access to boating, swimming, and the full Lake Arrowhead lifestyle.

Features & Amenities

FeeBuilt 1964

Property Details

Land Type
Fee
Year Built
1964
Property Type
Residential
Property Subtype
Single Family Residence
Parking Spaces
2
Garage Spaces
2
Heating
Central
Cooling
Ductless
View
Trees/Woods
City
Lake Arrowhead
Zip Code
92352
County
San Bernardino
Listed byUnknown Office, Katie Mead

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$4,044.73
Principal & Interest
Loan Amount
$639,920
Total Interest
$816,183
Total Payment Over 30 Years
$1,456,103
This calculator provides estimates only. Actual mortgage payments may include taxes, insurance, HOA fees, and PMI. Contact a lender for accurate quotes.

Comparative Market Analysis

Residential Tier · 5 active · 5 closed

779 Grass Valley, Lake Arrowhead, CA 92352

Lake Arrowhead · Single Family Residence

$800K
Residential Tier
Beds
3
Baths
3
Sqft
2,154
Lot
13,225 sqft
Year
1964
$/Sqft
$371
Pool: No✓
View: Trees/Woods✓
Garage: 2-car✓

Listed 20.3% above the median closed sale of $665,000. Price per sqft ($371) is a 25% premium to closed comps ($296).

Price Position

Positioned above the market — commands a premium.

Premium
Subject listed at $800K· $371/sqft
Total list price
Closed comps
vs closed median $665K
+$135K (+20.3%)
Active comps
vs active median $900K
−$100K (−11.1%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $577
−$206 (−35.7%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
230 ShastaLake Arrowhead1968331,80011,663$361$649,500390
28838 PalisadesLake Arrowhead1960331,8389,830$952$1.75M10586
1228 AcadiaLake Arrowhead1979321,78214,400$297$529,0003885
28287 Bern LaneLake Arrowhead1967341,82310,420$494$899,900385
27604 Matterhorn DriveLake Arrowhead1982331,86210,001$779$1.45M20484
Total: 5 · Average3.03.01,82111,262.8$576.6$1.06M70.6
Median1,823$899,900

Closed Properties (5)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
1023 Pintail CircleLake Arrowhead199209/03/2026332,30412,531$688,500$665,000$2890.9711189
395 PrimroseLake Arrowhead196709/04/2026431,83011,111$699,000$699,000$3821.008788
27322 MatterhornLake Arrowhead198209/23/2026321,98311,000$710,000$700,000$3530.9914786
26285 Spyglass DriveLake Arrowhead200010/09/2026342,24411,842$529,000$539,000$2401.0214485
886 Sandalwood DriveLake Arrowhead198109/30/2026342,2449,600$525,000$490,000$2180.9310084
Total: 5 · Average3.23.22,12111,216.8$618,600$618,600$296.4—117.8
Median2,244$665,000$665,000

Market Analysis

List vs Sale $/SqFt

Sale Price Trend

Days on Market

Sale vs List Price

AI-generated CMA

This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.