3448 Bumann Road, Encinitas, CA 92024
3448 Bumann Road, Encinitas, CA 92024
Property Description
Custom-built home and separate ADU in an ultra-private Olivenhain setting w/stunning panoramic southerly views of the surrounding countryside and hills. An open floor plan, high ceilings and views from the main living areas create a light and spacious feel. The flexible floor plan offers single-story living, with most bedrooms and main living areas on the first level. The kitchen with breakfast nook opens to the family room, ideal for everyday living and entertaining. Upstairs, two bedrooms (1 has no closet), a bath, kitchenette, spacious living room and private entrance provide an ideal space for extended family, guests or a home office. A near new custom built ADU is privately situated away from the main residence and features 2 BR/2BA, approx. 1196 SF, a large covered patio and parking for two cars. Outdoor amenities include a built-in BBQ with refrigerator and sit-up dining, along with room for a pool. Enjoy the tranquil country atmosphere, with easy access to nearby rural trail system, while still being just minutes from excellent schools, shopping and restaurants, and within easy reach of the beaches. Owned solar and 3-car garage. No HOA or Mello-Roos.
Features & Amenities
Property Details
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Comparative Market Analysis
Luxury Tier · 5 active · 5 closed
Encinitas · Single Family Residence
Listed 26.3% above the median closed sale of $3,400,000. Price per sqft ($958) is a 26% premium to closed comps ($760). Closed comps sold at 95% 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 |
|---|---|---|---|---|---|---|---|---|---|---|
| 3105 Caminito Ricardo | Encinitas | 1987 | 5 | 4 | 4,422 | 56,628 | $769 | $3.40M | 33 | 94 |
| 1331 Berryman Canyon Road | Encinitas | 2026 | 4 | 4 | 5,064 | 57,063 | $888 | $4.50M | 13 | 70 |
| 1341 Berryman Canyon Road | Encinitas | 2026 | 5 | 5 | 4,971 | 30,927 | $924 | $4.59M | 12 | 66 |
| 1376 Tennis Club Drive | Encinitas | 2026 | 5 | 4 | 4,575 | 20,037 | $961 | $4.39M | 20 | 59 |
| 824 Conestoga Ct | Encinitas | 2026 | 4 | 5 | 4,641 | 9,708 | $1,077 | $5.00M | 137 | 56 |
| Total: 5 · Average | 4.6 | 4.4 | 4,734.6 | 34,872.6 | $923.8 | $4.38M | 43 | |||
| Median | 4,641 | $4.50M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 3881 Rancho Summit Drive | Encinitas | 2020 | 05/19/2026 | 4 | 5 | 4,777 | 46,609 | $3.50M | $3.40M | $712 | 0.97 | 36 | 89 |
| 970 DOVE RUN RD | Encinitas | 2002 | 09/28/2026 | 5 | 5 | 4,862 | 32,234 | $3.50M | $3.20M | $658 | 0.91 | 36 | 87 |
| 405 Bridoon Ter | Encinitas | 2000 | 05/29/2026 | 5 | 6 | 4,743 | 87,120 | $3.65M | $3.63M | $764 | 0.99 | 76 | 81 |
| 548 Quail Pointe Lane | Encinitas | 2010 | 05/11/2026 | 5 | 6 | 4,292 | 15,681 | $2.79M | $2.70M | $629 | 0.97 | 60 | 61 |
| 614 Ocean View Avenue | Encinitas | 2014 | 05/26/2026 | 4 | 5 | 3,947 | 22,216 | $4.60M | $4.10M | $1,039 | 0.89 | 195 | 60 |
| Total: 5 · Average | 4.6 | 5.4 | 4,524.2 | 40,772 | $3.40M | $3.40M | $760.4 | — | 80.6 | ||||
| Median | 4,743 | $3.40M | $3.40M | ||||||||||
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.