13221 Westmark 28, Poway, California 92064, Poway, 92064 - 2 bed, 3 bath
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13221 Westmark 28
Poway, California 92064
ACTIVE
CONDITION: FAIR
2Beds
3Baths
1,179Sq Ft
0Lot Size
Property Price
LIST PRICE$619,000
EST. MARKET VALUE
$657,815
5% BelowMARKET VALUE
SUMMARY
This townhome represents a Strong Value Opportunity, listed at $619,000—positioned well below the $657,816 Fair Market Value by 5%. This valuation gap offers $38,816 in Instant Equity for the buyer. With a Condition Rating of 4, the property features a functional layout with soaring ceilings, though it invites cosmetic modernization. Located in the top-tier Poway Unified School District, this is an ideal acquisition for Buy-and-Hold Investors or first-time buyers seeking long-term appreciation in a community with pool and spa amenities.
Estimated Market Value
$657,815+$38,815 Equity Potential
Based on Realkey algorithm analyzing recent comparable sales in Poway.
Comparable Sales Map
Comparables within 1 miles sold in recently
Map unavailable.
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 13221 Westmark 28 Subject | $619,000* List Price | 2 | 3 | 1,179 | $558 | - |
A 14215 Sutter Mill Way Sold | $625,000 | 3 | 2 | 1,104 | $566 | 0.6 mi |
B 13979 Midland Road 4 Sold | $600,000 | 2 | 2 | 984 | $610 | 0.7 mi |
C 14217 Sutter Mill Way Pending | $605,000 List Price | 3 | 2 | 1,104 | $548 | 0.6 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
See Full ReportOVERALL CONDITION SCORE
Fair
TeardownExcellent
Property is moderate renovation needed.
Built in 1984 (40 years old). While the bathrooms show evidence of mid-range renovations (likely 10-15 years old), the rest of the interior features dated carpeting, older tile flooring, and original 1980s architectural details that require modernization and minor repairs to be considered move-in ready by modern standards.
PROSSTRENGTHS & OPPORTUNITIES
- Prime Location and Top-Tier Schools
Situated within the highly acclaimed Poway Unified School District, the property offers access to top-rated schools like Garden Road Elementary and Poway High, ensuring strong long-term resale value.
- Functional Layout and Natural Light
The well-designed 1,179 sqft floor plan features soaring ceilings and an open-concept living area that maximizes natural light, creating a spacious feel rarely found in similar-sized townhomes.
- Desirable Community Amenities
Residents benefit from an attached two-car garage and exclusive access to Westmark community amenities, including a pool, spa, and BBQ area, enhancing the overall lifestyle appeal.
CONSRISKS & DEFICIENCIES
- High Monthly HOA Fees
The association fee of $530 per month is relatively high for a two-bedroom unit, which may impact the affordability and debt-to-income ratio for some buyers.
- Potential for Modernization
Built in 1984, the property may require additional capital investment for interior updates or system modernizations to compete with newer or fully renovated units in the area.
About 13221 Westmark 28
INCREDIBLE DEAL! 2-bedroom, 2.5-bath townhome in the highly desirable Poway community of Westmark. Offering approximately 1,179 square feet of well designed living space, this light-filled home features two bedrooms, an open-concept living and dining area, soaring ceilings and an attached two-car garage. The functional floor plan provides comfortable everyday living with plenty of space. Residents enjoy access to community amenities including a pool, spa, and BBQ area, all while being conveniently located near award-winning Poway Unified schools, shopping, dining, parks, and easy freeway access. Whether you're a first-time buyer, downsizing, or looking for a smart investment, this is an exceptional opportunity to own in one of Poway's most sought-after neighborhoods. Recent comparable sales demonstrate the strong demand and continued appreciation within the community, making this price an outstanding value.
Property Details
Public Facts
- Property Type
- Condominium
- Year Built
- 1984
- Lot Size
- -
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $530.0 / Month
Neighborhood Insights
Poway Unified Schools
Midland Elementary School
Grades K-5 • 0.7 mi
6/10
Garden Road Elementary School
Grades K-5 • 1.0 mi
8/10
Twin Peaks Middle School
Grades 6-8 • 1.6 mi
7/10
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home |
|---|---|---|
| Beds | 2.0 | 2.4 |
| Baths | 3.0 | 2.0 |
| Square foot | 1,179 | 1,193.889 |
| Lot Size | - | 288,597 |
| Price | $619.0K | $686.4K |
| Price per sq ft | $525 | $540 |
| Built year | 1984 | 1979 |
| HOA | $530.0 | $591 |
| Days on market | 14 | 63 |
Pricing History
Listed for Sale
Aug 26, 2026
$619,000
Initial Listing
Sold
Oct 24, 2003
$300,000
Public Record
Sold
Jun 29, 2001
$186,500
Public Record
Sold
May 26, 2000
$159,000
Public Record