
1256 Grass Valley, Lake Arrowhead, CA 92352
1256 Grass Valley, Lake Arrowhead, CA 92352
Property Description
Picture your mornings here: coffee in hand, looking out past the treetops toward the mountains, with nothing on the schedule but deciding how to spend the day. That's the rhythm this Lake Arrowhead home—with lake rights—sets. Upstairs, the living space centers around those views—treetops and mountain peaks framing the room like a living painting. It's the kind of spot that works just as well for a quiet Sunday as it does for a house full of guests. The kitchen sits right where you want it, and the main-level suite means no stairs when you're ready to call it a night. With three bathrooms spread throughout, there's never a lineup, even when the place is full. But the real surprise is downstairs. The oversized game room practically begs for a purpose—is it game night? A movie room? A second hangout space where kids and adults can split off? After a day on the water, it's the kind of room where everyone naturally ends up, shoes off, laughing about who fell off the tube. Whether this becomes your full-time home or your escape from everything below the mountain line, the layout bends to fit your life. And priced to move? That's the part worth acting on. Some opportunities don't wait for a second look.
Features & Amenities
Property Details
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Comparative Market Analysis
Affordable Tier · 5 active · 5 closed
Lake Arrowhead · Single Family Residence
Listed 16.0% above the median closed sale of $430,000. Price per sqft ($326) is a 18% premium to closed comps ($277). Closed comps sold at 94% of list — buyers have negotiating leverage.
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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 28974 Potomac | Lake Arrowhead | 1978 | 3 | 2 | 1,344 | 9,390 | $435 | $585,000 | 17 | 90 |
| 401 Grass Valley | Lake Arrowhead | 1979 | 3 | 2 | 1,300 | 9,400 | $346 | $450,000 | 10 | 89 |
| 682 Buckingham | Lake Arrowhead | 1979 | 3 | 2 | 1,280 | 3,780 | $312 | $399,000 | 81 | 86 |
| 26375 Augusta | Lake Arrowhead | 1979 | 3 | 2 | 1,248 | 10,900 | $437 | $545,000 | 101 | 86 |
| 1241 Innsbruck | Lake Arrowhead | 1975 | 3 | 2 | 1,280 | 11,700 | $390 | $499,000 | 103 | 84 |
| Total: 5 · Average | 3.0 | 2.0 | 1,290.4 | 9,034 | $384 | $495,600 | 62.4 | |||
| Median | 1,280 | $499,000 | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 27302 Pinewood | Lake Arrowhead | 1977 | 08/31/2026 | 3 | 3 | 1,670 | 10,625 | $529,000 | $529,000 | $317 | 1.00 | 37 | 93 |
| 983 Teakwood | Lake Arrowhead | 1979 | 09/20/2026 | 3 | 2 | 1,676 | 7,150 | $389,000 | $280,000 | $167 | 0.72 | 22 | 92 |
| 1285 Yukon Drive | Lake Arrowhead | 1992 | 09/25/2026 | 3 | 3 | 1,397 | 10,100 | $475,000 | $470,000 | $336 | 0.99 | 132 | 90 |
| 175 Massive | Lake Arrowhead | 1984 | 09/29/2026 | 3 | 2 | 1,614 | 10,500 | $440,000 | $430,000 | $266 | 0.98 | 183 | 90 |
| 601 Sunderland Court | Lake Arrowhead | 1982 | 08/28/2026 | 3 | 3 | 1,300 | 3,150 | $389,000 | $390,000 | $300 | 1.00 | 98 | 89 |
| Total: 5 · Average | 3.0 | 2.6 | 1,531.4 | 8,305 | $419,800 | $419,800 | $277.2 | — | 94.4 | ||||
| Median | 1,614 | $430,000 | $430,000 | ||||||||||
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.