1212 Portillo, Lake Arrowhead, California 92352, Lake Arrowhead, 92352 - 4 bed, 3 bath
1212 Portillo
Lake Arrowhead, California 92352
Property Price
SUMMARY
Analysis of 1212 Portillo, Lake Arrowhead, California 92352 reveals a property with a current list price of $799,000, which is 5% above the estimated $757,700 Fair Market Value. Buyers should carefully evaluate the pricing and consider negotiation opportunities. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. Located in a high-demand neighborhood within the Lake Arrowhead Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.
Estimated Market Value
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 1212 Portillo Subject | $799,000* List Price | 4 | 3 | 2,356 | $322 | - |
A 1310 Yosemite Drive Sold | $695,000 | 4 | 3 | 2,309 | $301 | 0.6 mi |
B 28129 North Bay Road Sold | $610,000 | 3 | 3 | 2,419 | $252 | 0.3 mi |
C 28164 North Bay Road Sold | $825,000 | 4 | 4 | 2,465 | $335 | 0.2 mi |
D 942 Lucerne Lane Sold | $870,000 | 4 | 4 | 2,700 | $322 | 0.2 mi |
E 27685 St Bernard Sold | $890,000 | 3 | 3 | 2,612 | $341 | 0.8 mi |
F 1214 Portillo Active | $799,000 List Price | 4 | 3 | 2,835 | $282 | 0.0 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
This 1990-built home presents a well-maintained and largely updated interior. The kitchen features modern stainless steel appliances, granite countertops, and updated cabinetry, aligning with current quality standards. The primary bathroom is spa-inspired with a soaking tub, oversized shower, and contemporary vanity. Main living areas boast attractive dark wood-look flooring and a vaulted wood-paneled ceiling. However, the secondary bathrooms appear less updated with older tile, sliding shower doors, and more traditional fixtures, preventing an 'Excellent' rating. Overall, the property is move-in ready with significant renovations in key areas, placing it firmly in the 'Good' category.
PROSSTRENGTHS & OPPORTUNITIES
- High Available Lot Utilization
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 18680, living area = 2356.
- Exceptional Mountain Lifestyle & Location
Situated in the desirable Arrowhead Woods, offering easy access to Tavern Bay Beach Club and year-round recreation, perfect for both full-time living and weekend escapes.
- Panoramic Mountain Views & Outdoor Living
Features stunning panoramic mountain views from a large outdoor deck and a private primary suite deck, ideal for enjoying the natural surroundings.
CONSRISKS & DEFICIENCIES
- Age of Property (1990 Build)
As a 1990 construction, while described as 'beautifully designed,' some core systems or components may be original and could require future maintenance or upgrades to meet modern standards.
- Absence of Mentioned Cooling System
The description highlights a fireplace for warmth but does not specify the presence of an air conditioning or cooling system, which might be a consideration for comfort during warmer seasons.
- Potential for Higher Exterior Maintenance
The desirable oversized lot and large outdoor deck, while offering great amenities, could entail higher ongoing maintenance requirements for landscaping and upkeep, particularly in a mountain setting.
About 1212 Portillo
This beautifully designed mountain home offers comfort, space, and style on an oversized lot with easy level entry. Featuring 4 bedrooms and 3 bathrooms, including a main-level bedroom, the layout is ideal for both full-time living and weekend escapes. The open floor plan seamlessly connects the living room, dining area, and kitchen, creating a bright and welcoming space for entertaining. The gourmet kitchen is a standout, complete with a large island, quality finishes, and plenty of room to gather. A beautiful fireplace anchors the living area, adding warmth and mountain charm. The large primary suite is a true retreat, featuring a private deck to enjoy the mountain setting. The primary bathroom is spa-inspired with a soaking tub and an oversized shower, creating a relaxing sanctuary at the end of the day. Downstairs, a spacious family room provides extra space for relaxing, movie nights, or guests. The home also includes a two-car garage, ample storage, and thoughtful design throughout. Step outside onto the large outdoor deck and take in the stunning mountain views—perfect for morning coffee or evening sunsets. Located just minutes from Tavern Bay Beach Club, this home offers the best of mountain living with year-round recreation close by
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1990
- Lot Size
- 18,680 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Lake Arrowhead Unified Schools
Lake Arrowhead Elementary School
Grades PK-5 • 0.4 mi
Valley Of Enchantment Elementary School
Grades K-5 • 7.1 mi
Charles Hoffman Elementary School
Grades K-5 • 7.1 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 3.0 | 55% |
| Baths | 3.0 | 3.0 | 50% |
| Square foot | 2,356 | 1,979.5 | 68% |
| Lot Size | 18,680 | 9,767 | 93% |
| Price | $799.0K | $680.0K | 66% |
| Price per sq ft | $339 | $341 | 49% |
| Built year | 1990 | 1977 | 75% |
| HOA | $0 | $0 | 50% |
| Days on market | 65 | 236 | 2% |
Pricing History
Listed for Sale
Jan 1, 2026
$799,000
Initial Listing
Sold
Feb 13, 2017
$480,000
Public Record
Sold
Sep 10, 2014
$470,000
Public Record
Sold
Nov 18, 2010
$318,000
Public Record