1285/1297 E Mountain Drive, MONTECITO, CA 93108, MONTECITO, 93108 - 4 bed, 7 bath
1285/1297 E Mountain Drive
MONTECITO, CA 93108
Property Price
SUMMARY
Analysis of 1285/1297 E Mountain Drive, MONTECITO, CA 93108 reveals a Fairly Priced Property with a current list price of $10,950,000 aligned with the estimated $10,950,000 Fair Market Value. This represents a stable investment opportunity at market rate. The property maintains a Fair Condition Rating (50/100), suggesting the property is in acceptable condition with potential for value enhancement through selective updates and improvements. Located in a high-demand neighborhood within the MONTECITO 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 |
|---|---|---|---|---|---|---|
★ 1285/1297 E Mountain Drive Subject | $10,950,000* List Price | 4 | 7 | 6,533 | $1,676 | - |
A 815 Hot Springs Road Sold | $13,500,000 | 5 | 7 | 0.1 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
Built in 1974, this property is meticulously maintained and boasts a grand scale with stunning views. The main kitchen features high-end, integrated appliances and quality finishes, suggesting a significant update. However, several bathrooms exhibit dated elements such as Hollywood strip lighting and carpeted floors, and the secondary kitchenette is quite basic with older appliances. While functional and move-in ready, many fixtures and finishes throughout the home, including some chandeliers and sconces, reflect a style that is 15-30+ years old, indicating that the property has not undergone a full, extensive renovation within the last 15 years to meet current luxury market expectations. It is well-preserved but shows signs of being outdated in key areas.
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 = 87555, living area = 6533.
- Panoramic Ocean & Mountain Views
The estate offers sweeping, unrivaled ocean and mountain vistas from its prestigious Montecito location, enhancing its appeal and value.
- Exceptional Development Potential
Includes an adjoining lot that can be developed as a separate parcel, providing unique flexibility for expansion, a guest residence, or creating a private compound.
CONSRISKS & DEFICIENCIES
- Original Construction Year
Built in 1974, the property may require significant updates to core systems or finishes to align with current luxury market expectations, despite its described contemporary layout.
- Exclusive Price Point
The $10.95 million listing price targets a highly niche market, potentially leading to a longer sales cycle and a limited pool of prospective buyers.
- High Maintenance Demands
The extensive 2-acre grounds with elaborate landscaping and a large 6,533 sqft residence imply substantial ongoing maintenance and operational costs for a prospective owner.
About 1285/1297 E Mountain Drive
Where dreams take shape, this breathtaking 2± acre estate offers an unrivaled setting with sweeping ocean and mountain views. Designed for both grand entertaining and intimate everyday living, the residence showcases an abundance of natural light, expansive interiors, and seamless indoor-outdoor flow. A thoughtful contemporary layout emphasizes high ceilings, elegant architectural details, and spacious rooms, creating an inviting ambiance. Large windows frame the stunning vistas, allowing the beauty of the surroundings to serve as an ever-changing backdrop. Beyond the residence, meticulously landscaped gardens and sprawling lawns set the stage for serene morning strolls and lively gatherings alike. A picturesque pond, sculpted hedges, and vibrant native plantings enhance the estate's natural beauty, offering a tranquil oasis just moments from fine dining, boutique shopping, and scenic hiking trails. As an added opportunity, the adjoining lot can be developed as a separate parcel, providing endless possibilities for expansion, a guest residence, or the creation of a private compound.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1974
- Lot Size
- 87,555.602 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 7 (7 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 4.0 | 50% |
| Baths | 7.0 | 5.0 | 84% |
| Square foot | 6,533 | 3,784 | 87% |
| Lot Size | 87,555.602 | 43,560 | 86% |
| Price | $10.95M | $5.49M | 85% |
| Price per sq ft | $1.7K | $1.6K | 52% |
| Built year | 1974 | 1973 | 50% |
| HOA | $0 | $0 | 50% |
| Days on market | 351 | 239 | 74% |
Pricing History
Listed for Sale
Mar 21, 2025
$10,950,000
Initial Listing