
1825 Hi Mountain, Arroyo Grande, CA 93420
1825 Hi Mountain, Arroyo Grande, CA 93420
Property Description
Huge Price Correction! Extraordinary opportunity to own a Ranch in Ranchita Estates offering 53 acres, two residences, and premier equestrian amenities with direct access to private and public horse and hiking trails—accessible directly from your own property. A rare blend of refined single-level living, multi generational living, functional ranch infrastructure, and breathtaking natural surroundings. The main 3/4 residence is thoughtfully designed on a single level with soaring ceilings, recessed lighting, tile and carpet flooring and functional floor plan. The private primary wing features expansive windows, two walk-in closets, carpet and laminate flooring, dual vanity areas, jetted soaking tub and walk-in shower. From most of the main living spaces, you can sit and enjoy peaceful views of horses grazing in the pastures and the rolling hills beyond. Living and family rooms showcase a fireplace, open-beam wood ceilings, custom built-ins, and sliders opening to a screened and covered patio ideal for alfresco dining. The backyard blends seamlessly into acres of open land, allowing you to ride or hike directly from your property into miles of scenic trails. The home also includes a formal dining area w/ built-ins, kitchen with tile countertops and floors, pantry, casual dining nook surrounded by windows and pasture views, two additional ensuite bedrooms with walk-in showers, a half bath, laundry room with abundant cabinetry and backyard access, and a three-car garage with built-in storage and utility sink. A charming guest house built in 2018 (unpermitted) offers approx. 1,300sq ft (not included in the sf. above) with 3 bedrooms and 1 bath. Rustic in style, it features cement floors, oak shaker cabinets, tile countertops, handmade built-in wood table, barn doors, high ceilings w/ exposed wood beams & sliders to the backyard. This is a true horse property including a pole barn with 2+ stalls, tack room, arena, top electric fencing, two large paddocks with potential for expansion, four large pastures (three with water), chicken coop, and electricity throughout most of the property. Additional features include two wells, two septic systems , 5,000-gallon water storage tank, tankless water heater, A/C w/ upgraded ducting, leased propane, owned and leased solar components and even a seasonal creek that accents the properties peaceful setting. Endless opportunity to live, ride, and roam—where luxury meets land, trails, and the timeless beauty of ranch living.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Arroyo Grande · Single Family Residence
Listed 38.4% above the median closed sale of $1,625,000. Price per sqft ($721) is a 26% premium to closed comps ($574). Closed comps sold at 101% of list — strong seller's market. 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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 1078 Corbett Canyon Road | Arroyo Grande | 1990 | 3 | 4 | 3,500 | 264,845 | $571 | $2.00M | 121 | 66 |
| 10530 La Ranchita | Arroyo Grande | 2012 | 4 | 5 | 2,915 | 2,919,391 | $1,027 | $3.00M | 15 | 60 |
| 1096 Robin Circle | Arroyo Grande | 1986 | 4 | 3 | 2,822 | 11,450 | $620 | $1.75M | 40 | 54 |
| 367 Haven Court | Arroyo Grande | 2021 | 4 | 3 | 2,702 | 5,925 | $588 | $1.59M | 101 | 52 |
| 1027 Acorn Drive | Arroyo Grande | 1981 | 4 | 4 | 3,293 | 13,000 | $470 | $1.55M | 149 | 48 |
| Total: 5 · Average | 3.8 | 3.8 | 3,046.4 | 642,922.2 | $655.2 | $1.98M | 85.2 | |||
| Median | 2,915 | $1.75M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 545 Dos Cerros Corte | Arroyo Grande | 2001 | 07/15/2026 | 4 | 3 | 2,758 | 25,600 | $1.85M | $1.85M | $671 | 1.00 | 47 | 61 |
| 2289 Tattler Street | Arroyo Grande | 2002 | 08/18/2026 | 3 | 3 | 2,682 | 10,395 | $1.40M | $1.38M | $513 | 0.98 | 61 | 54 |
| 2642 Shetland | Arroyo Grande | 1998 | 07/10/2026 | 4 | 3 | 3,066 | 54,886 | $1.45M | $1.63M | $530 | 1.12 | 34 | 49 |
| 601 Via Avante | Arroyo Grande | 2003 | 07/09/2026 | 3 | 4 | 2,619 | 19,600 | $1.60M | $1.60M | $610 | 1.00 | 16 | 49 |
| 243 Cindy Way | Arroyo Grande | 2005 | 09/18/2026 | 4 | 4 | 3,027 | 57,499 | $1.70M | $1.65M | $545 | 0.97 | 40 | 49 |
| Total: 5 · Average | 3.6 | 3.4 | 2,830.4 | 33,596 | $1.62M | $1.62M | $573.8 | — | 39.6 | ||||
| Median | 2,758 | $1.63M | $1.63M | ||||||||||
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.