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1825 Hi Mountain, Arroyo Grande, CA 93420

$2.25M3bd · 4ba · 3,118 sqft
Lot 2,312,165 sqft•HOA $68/mo•Single Family Residence•
Active
•215d on market•MLS# PI-26026619

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

FeeBuilt 1996

Property Details

Land Type
Fee
Year Built
1996
Property Type
Residential
Property Subtype
Single Family Residence
Parking Spaces
3
Garage Spaces
3
Heating
See Remarks, Central, Fireplace(s)
Cooling
Central Air
View
Hills, Mountain(s), Pasture, Trees/Woods, See Remarks
Flooring
Carpet, Concrete, Laminate, Tile
Roof
Shingle, Composition
City
Arroyo Grande
Zip Code
93420
County
San Luis Obispo
Listed byBHGRE Haven Properties, Christa Lowry

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$11,372.17
Principal & Interest
Loan Amount
$1,799,200
Total Interest
$2,294,780
Total Payment Over 30 Years
$4,093,980
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

Luxury Tier · 5 active · 5 closed

1825 Hi Mountain, Arroyo Grande, CA 93420

Arroyo Grande · Single Family Residence

$2.25M
Luxury Tier
Beds
3
Baths
4
Sqft
3,118
Lot
53.08 ac
Year
1996
$/Sqft
$721
Pool: No✓
Spa: No✓
View: mountain✓
Garage: 3-car✓

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.

Premium
Subject listed at $2.25M· $721/sqft
Total list price
Closed comps
vs closed median $1.63M
+$624K (+38.4%)
Active comps
vs active median $1.75M
+$500K (+28.6%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $655
+$66 (+10.0%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
1078 Corbett Canyon RoadArroyo Grande1990343,500264,845$571$2.00M12166
10530 La RanchitaArroyo Grande2012452,9152,919,391$1,027$3.00M1560
1096 Robin CircleArroyo Grande1986432,82211,450$620$1.75M4054
367 Haven CourtArroyo Grande2021432,7025,925$588$1.59M10152
1027 Acorn DriveArroyo Grande1981443,29313,000$470$1.55M14948
Total: 5 · Average3.83.83,046.4642,922.2$655.2$1.98M85.2
Median2,915$1.75M

Closed Properties (5)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
545 Dos Cerros CorteArroyo Grande200107/15/2026432,75825,600$1.85M$1.85M$6711.004761
2289 Tattler StreetArroyo Grande200208/18/2026332,68210,395$1.40M$1.38M$5130.986154
2642 ShetlandArroyo Grande199807/10/2026433,06654,886$1.45M$1.63M$5301.123449
601 Via AvanteArroyo Grande200307/09/2026342,61919,600$1.60M$1.60M$6101.001649
243 Cindy WayArroyo Grande200509/18/2026443,02757,499$1.70M$1.65M$5450.974049
Total: 5 · Average3.63.42,830.433,596$1.62M$1.62M$573.8—39.6
Median2,758$1.63M$1.63M

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.