
779 Grass Valley, Lake Arrowhead, CA 92352
779 Grass Valley, Lake Arrowhead, CA 92352
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
Property Details
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Comparative Market Analysis
Residential Tier · 5 active · 5 closed
Lake Arrowhead · Single Family Residence
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.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 230 Shasta | Lake Arrowhead | 1968 | 3 | 3 | 1,800 | 11,663 | $361 | $649,500 | 3 | 90 |
| 28838 Palisades | Lake Arrowhead | 1960 | 3 | 3 | 1,838 | 9,830 | $952 | $1.75M | 105 | 86 |
| 1228 Acadia | Lake Arrowhead | 1979 | 3 | 2 | 1,782 | 14,400 | $297 | $529,000 | 38 | 85 |
| 28287 Bern Lane | Lake Arrowhead | 1967 | 3 | 4 | 1,823 | 10,420 | $494 | $899,900 | 3 | 85 |
| 27604 Matterhorn Drive | Lake Arrowhead | 1982 | 3 | 3 | 1,862 | 10,001 | $779 | $1.45M | 204 | 84 |
| Total: 5 · Average | 3.0 | 3.0 | 1,821 | 11,262.8 | $576.6 | $1.06M | 70.6 | |||
| Median | 1,823 | $899,900 | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 1023 Pintail Circle | Lake Arrowhead | 1992 | 09/03/2026 | 3 | 3 | 2,304 | 12,531 | $688,500 | $665,000 | $289 | 0.97 | 111 | 89 |
| 395 Primrose | Lake Arrowhead | 1967 | 09/04/2026 | 4 | 3 | 1,830 | 11,111 | $699,000 | $699,000 | $382 | 1.00 | 87 | 88 |
| 27322 Matterhorn | Lake Arrowhead | 1982 | 09/23/2026 | 3 | 2 | 1,983 | 11,000 | $710,000 | $700,000 | $353 | 0.99 | 147 | 86 |
| 26285 Spyglass Drive | Lake Arrowhead | 2000 | 10/09/2026 | 3 | 4 | 2,244 | 11,842 | $529,000 | $539,000 | $240 | 1.02 | 144 | 85 |
| 886 Sandalwood Drive | Lake Arrowhead | 1981 | 09/30/2026 | 3 | 4 | 2,244 | 9,600 | $525,000 | $490,000 | $218 | 0.93 | 100 | 84 |
| Total: 5 · Average | 3.2 | 3.2 | 2,121 | 11,216.8 | $618,600 | $618,600 | $296.4 | — | 117.8 | ||||
| Median | 2,244 | $665,000 | $665,000 | ||||||||||
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.