13455 Old Winery Road, Poway, California 92064, Poway, 92064 - 6 bed, 8 bath
13455 Old Winery Road
Poway, California 92064
Property Price
SUMMARY
Analysis of 13455 Old Winery Road, Poway, California 92064 reveals a Fairly Priced Property with a current list price of $3,298,000 aligned with the estimated $3,298,000 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 Poway 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 |
|---|---|---|---|---|---|---|
★ 13455 Old Winery Road Subject | $3,298,000* List Price | 6 | 8 | 7,473 | $441 | - |
A 13391 Old Winemaster Court Active | $3,800,000 List Price | 5 | 6 | 7,131 | $533 | 0.3 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
Built in 1991, this expansive estate is exceptionally well-maintained with high-end features like Sub-Zero and Wolf appliances in the main kitchen, and marble flooring in living areas. However, the overall aesthetic, particularly in the bathrooms (featuring 90s-era tile work, glass blocks, and color palettes) and the ADU kitchen (with basic white appliances and tiled countertops), appears dated. While functional and clean, these areas would require significant cosmetic updates to align with current design trends, placing it in the 'Fair' category rather than 'Good' which implies more recent extensive renovations.
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 = 57499, living area = 7473.
- Great Schools
Elementary School: Chaparral Elementary School (9/10). High School: Rancho Bernardo High School (9/10).
- Exceptional Views
Situated on an elevated lot within the prestigious Lomas Verdes Estates, the property offers panoramic views of the mountains and valley, enhancing its desirability and value.
CONSRISKS & DEFICIENCIES
- Property Age
Built in 1991, while well-maintained and updated with luxury features, the home's core structure and some systems may be older, potentially requiring future maintenance or updates compared to newer constructions.
- Price Reduction History
The property has undergone a significant price reduction from its original list price of $3.598M to $3.298M, which could indicate an initial overpricing or extended market time, potentially raising buyer questions.
- Monthly Association Fees
The property incurs a $460 monthly association fee, an ongoing cost that adds to the overall ownership expenses and may be a consideration for buyers seeking properties without HOA obligations.
About 13455 Old Winery Road
Expansive Estate in the prestigious Lomas Verdes Estates on an elevated lot, providing panoramic views of the mountains and valley. Each bedroom has an ensuite bath with the primary bedroom conveniently located on entry level. An attached ADU w/ living room, full kitchen and a bed/bath is located on the 2nd level w/ an elevator for accessibility. Gorgeous patios, pool and mature landscaping make this an entertainers delight. Located in the award winning Poway Unified School District and close to local favorite Bernardo Winery. This estate is a must see! Additional features of the home include a gated entry, sauna in the primary bathroom, multiple walk in closets with built ins, built in cabinetry in the garage, dutch doors in the breakfast nook, stainless sub zero refrigerator, Wolf 6 burner gas range with griddle and double ovens, large stainless range hood, granite countertops, pull out shelving in the kitchen cabinets, outdoor built in BBQ, water softener, epoxy coating on garage floor, central vacuum, marble flooring in living and dining room, outdoor shuffleboard and more!
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1991
- Lot Size
- 57,499 Sq. Ft.
Interior
- Total Bedrooms
- 6
- Total Bathrooms
- 8 (8 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $460.0 / Month
Neighborhood Insights
Poway Unified Schools
Chaparral Elementary School
Grades K-5 • 1.0 mi
Bernardo Heights Middle School
Grades 6-8 • 3.2 mi
Twin Peaks Middle School
Grades 6-8 • 3.8 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 6.0 | 4.0 | 98% |
| Baths | 8.0 | 3.0 | 98% |
| Square foot | 7,473 | 2,085 | 98% |
| Lot Size | 57,499 | 9,521 | 91% |
| Price | $3.30M | $1.27M | 98% |
| Price per sq ft | $441 | $625 | 4% |
| Built year | 1991 | 1974 | 81% |
| HOA | $460.0 | $0 | 97% |
| Days on market | 93 | 183 | 19% |
Pricing History
Listed for Sale
Feb 6, 2026
$3,298,000
$3,598,000
-8% Price Drop
Initial Listing
Price Change
Dec 4, 2025
$3,598,000
Initial Listing
Sold
Jul 19, 2005
$2,730,000
Public Record