1337 Black Sage Circle, Nipomo, California 93444, Nipomo, 93444 - 3 bed, 3 bath
1337 Black Sage Circle
Nipomo, California 93444
Property Price
SUMMARY
Analysis of 1337 Black Sage Circle, Nipomo, California 93444 reveals a Fairly Priced Property with a current list price of $860,000 aligned with the estimated $860,000 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 Nipomo 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 |
|---|---|---|---|---|---|---|
★ 1337 Black Sage Circle Subject | $860,000* List Price | 3 | 3 | 1,804 | $477 | - |
A 1255 Black Sage Circle Sold | $840,000 | 3 | 4 | 2,136 | $393 | 0.2 mi |
B 675 Barberry Way Sold | $815,000 | 3 | 2 | 1,603 | $508 | 0.2 mi |
C 634 Riviera Circle Sold | $925,000 | 3 | 3 | 1,933 | $479 | 0.5 mi |
D 560 Vardon Court Sold | $1,099,000 | 2 | 2 | 2,156 | $510 | 0.4 mi |
E 534 Misty View Way Sold | $822,000 | 2 | 2 | 1,660 | $495 | 0.6 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
The property is well-maintained and move-in ready following a recent 'refresh' that included a new roof, fresh interior paint, and new carpeting. However, the home was built in 1987 and the kitchen and bathrooms show signs of being outdated, featuring older cabinetry, tile countertops, and white appliances rather than modern renovations. It fits the criteria for a property built 25-40 years ago that has been maintained through regular upkeep but lacks a full contemporary overhaul.
PROSSTRENGTHS & OPPORTUNITIES
- Detached Casita
The property includes a rare separate guest house with its own bedroom and bathroom, offering excellent versatility for multi-generational living, a private home office, or guest accommodations.
- Significant Recent Upgrades
The home is move-in ready with high-value improvements including a brand-new roof, fresh interior paint, new carpeting, and a completed pest clearance, minimizing immediate post-purchase expenses.
- Prime Golf Course Location
Situated within the Blacklake Golf Resort, the residence benefits from a peaceful atmosphere, scenic fairway views, and the lifestyle perks of a well-maintained golf course community.
CONSRISKS & DEFICIENCIES
- 1980s Era Infrastructure
Built in 1987, the property may still possess some original mechanical systems or structural designs that lack the energy efficiency and modern standards found in newer constructions.
- Market Positioning
A recent $50,000 price reduction suggests the property was initially over-listed, which can sometimes lead to extended days on market and increased buyer scrutiny regarding its true valuation.
About 1337 Black Sage Circle
A Beautifully Refreshed Home in One of Nipomo’s Most Desirable Golf Course Communities. Welcome to 1337 Black Sage Circle, a thoughtfully improved home set within one of the most peaceful and sought-after neighborhoods in Nipomo. Surrounded by rolling fairways, scenic views, and a calm Central Coast atmosphere, this property offers the opportunity to enjoy both privacy and community in a truly special setting. A significant amount of work has recently been completed to ensure this home is truly move-in ready. Major improvements include a new roof, completed pest clearance, fresh paint, and new carpeting, creating a clean and welcoming environment throughout. With these important updates already completed, the next owner can enjoy the home immediately without the stress of tackling major repairs. Inside the main residence, you’ll find a 2-bedroom, 2-bathroom layout designed for comfortable living. The home features an open floor plan with a spacious living area, creating an inviting environment that feels comfortable and connected. Natural light flows through the home, creating a warm and welcoming atmosphere. The living spaces offer a wonderful place to gather, unwind, and enjoy the slower pace of Central Coast life. What truly sets this property apart is the separate casita, which features its own bedroom and bathroom. This flexible space opens the door to many possibilities—perfect for hosting guests, accommodating extended family, creating a quiet home office, or providing a private retreat for visitors. Step outside and you’ll appreciate the beauty of this golf course community. Located within the well-known Blacklake Golf Resort area, the neighborhood is known for its beautifully maintained surroundings, peaceful streets, and welcoming atmosphere. Residents enjoy morning walks, relaxing afternoons, and the pleasure of living near open green spaces and scenic fairways. Whether you're looking for a full-time residence, a Central Coast retreat, or a home with flexible living arrangements, 1337 Black Sage Circle offers a rare combination of improvements, versatile space, and an exceptional location. With the recent updates completed and the property ready to be enjoyed, this home is prepared to welcome its next owner to a lifestyle defined by comfort, flexibility, and golf course living.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1987
- Lot Size
- 6,900 Sq. Ft.
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 3 (3 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $210.0 / Month
Neighborhood Insights
Nipomo Unified Schools
Lange (Dorothea) Elementary School
Grades K-6 • 2.7 mi
Nipomo Elementary School
Grades K-6 • 3.7 mi
Mesa Middle School
Grades 6-9 • 3.0 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 3.0 | 50% |
| Baths | 3.0 | 3.0 | 50% |
| Square foot | 1,804 | 2,146 | 35% |
| Lot Size | 6,900 | 8,991.5 | 27% |
| Price | $860.0K | $1.18M | 27% |
| Price per sq ft | $477 | $515 | 30% |
| Built year | 1987 | 2003 | 19% |
| HOA | $210.0 | $142 | 58% |
| Days on market | 232 | 191 | 74% |
Pricing History
Listed for Sale
Mar 6, 2026
$860,000
Initial Listing
Price Change
Jul 18, 2025
$910,000
Initial Listing