175 Grandview Avenue, Novato, CA 94945, Novato, 94945 - 3 bed, 3 bath
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Novato, CA 94945
This Private Hillside Sanctuary is listed at $1,299,000, representing a stable entry point at its $1,299,000 Fair Market Value. Spanning nearly 3,000 sq. ft. at a competitive $445 per square foot, the residence maintains a Good Condition Rating with strategic updates including a Chef’s Kitchen with quartz counters. The multi-level layout features a secluded Owner’s Penthouse, Mountain Views, and a Private Spa on a 0.73-acre lot near San Marin High School. This retreat is perfectly suited for Owner-Occupants or Lifestyle-Focused Buyers prioritizing privacy and scale.
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 175 Grandview Avenue Subject | $1,299,000* List Price | 3 | 3 | 2,919 | $445 | - |
A 11 Green Point Lane Active | $1,295,000 List Price | 5 | 3 | 2,426 | $534 | 0.6 mi |
* Subject property listed price vs sold prices of comps.
Property is move-in ready.
The property is move-in ready and well-maintained, fitting the 'good' criteria perfectly. While originally built in 1989, it has received strategic updates including new quartz kitchen countertops, a modern subway tile backsplash, and at least one remodeled bathroom. The exterior siding, paint, and extensive wooden decking appear to be in excellent condition with no signs of deferred maintenance. Although some original elements like the oak cabinetry and older appliances remain, the home is functional and updated enough for immediate occupancy.
The property has a large lot size, which is more than 4 times of its living area. lot size in square feet = 31964, living area = 2919.
At approximately $445 per square foot for nearly 3,000 square feet of living space on a 0.73-acre lot, this property offers a significantly lower price-to-size ratio than typical suburban homes in the Novato area.
The intelligently designed three-level floor plan provides excellent spatial separation, featuring a private top-floor primary penthouse and a massive lower-level wing ideal for a professional studio or guest suite.
The 0.73-acre lot is primarily hillside, which may limit the amount of flat, usable yard space for traditional outdoor activities or gardening compared to a level lot.
The property has undergone multiple price reductions since its initial listing, which may suggest initial overpricing or buyer hesitation regarding the specific rural-coastal location.
The Ultimate Privacy Retreat | Black Point's Best Value at $445 per square foot. Escape the suburban grid without leaving Novato. Positioned on a sprawling 0.73-acre hillside sanctuary, 175 Grandview is an inspired retreat for those who value privacy, scale, and the great outdoors. This residence offers nearly 3,000 sq. ft. of living space delivering the most compelling value per square foot in the entire region. The Zoned Sanctuary Layout: Intelligently designed across three distinct levels, the floor plan provides maximum spatial separation for modern living.​ The Owner's Penthouse: A dedicated top-floor primary suite offering total seclusion, walk-in closets, and elevated mountain views. The Entertaining Core: A sun-drenched main level with soaring ceilings, a brick fireplace, and a chef's kitchen featuring sleek quartz counters and a skylit breakfast area.​ The Creative Wing: A massive lower-level family room with two additional bedrooms and a remodeled bath ideal for a professional home studio, au pair suite, or long-term guests.​ Outdoor Wellness & Lifestyle: Live like you're on vacation every day. This home features multiple tiered viewing decks, a private spa, and an outdoor shower, all surrounded by a lush greenbelt for total tranquility. Water enthusiasts are less than 2 minutes from the newly renovated Black Point Boat Launch for sunrise paddleboarding or fishing on the San Pablo Bay.​ Location & Peace of Mind: Enjoy the serenity of a rural coastal neighborhood with rapid access to Hwy 101, Hwy 37, and the SMART Train. The septic system was recently inspected and cleared. Don't settle for a 1/4-acre lot in the flats. Experience the scale, seclusion, and lifestyle of 175 Grandview today.
No exterior & parking available.
Grades K-5 • 3.0 mi
Grades 6-8 • 5.3 mi
Grades 9-12 • 6.0 mi
No sensitive facilities data found.
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 3.0 | 3.0 | 50% |
| Baths | 3.0 | 3.0 | 50% |
| Square foot | 2,919 | 2,147 | 78% |
| Lot Size | 31,964 | 9,125.5 | 80% |
| Price | $1.30M | $1.14M | 56% |
| Price per sq ft | $445 | $570 | 17% |
| Built year | 1989 | 1974 | 83% |
| HOA | $0 | $0 | 50% |
| Days on market | 91 | 189 | 28% |
Mar 26, 2026
$1,299,000
$1,345,000
-3% Price Drop
Initial Listing
Feb 23, 2026
$1,345,000
$1,399,000
-4% Price Drop
Initial Listing
Jan 21, 2026
$1,399,000
Initial Listing
Dec 11, 2001
$744,000
Public Record
May 16, 2000
$650,000
Public Record