22022 S 99 Frontage Road, Ripon, CA 95366, Ripon, 95366 - 4 bed, 3 bath

22022 S 99 Frontage Road
Ripon, CA 95366
Property Price
SUMMARY
Analysis of 22022 S 99 Frontage Road, Ripon, CA 95366 is currently available with a list price of $1,650,000. The property maintains a Good Condition Rating (78/100), reflecting solid structural condition with well-maintained systems. The property presents an attractive opportunity for buyers seeking a move-in ready home. Located in a high-demand neighborhood within the Ripon 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.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
Built in 1978, this property has undergone extensive and thoughtful renovations, particularly in the kitchen and bathrooms, which appear to be updated within the last 10-15 years. The kitchen features stainless steel appliances, granite countertops, and well-maintained cabinetry. Bathrooms also boast updated vanities, granite, and modern tiling. Flooring (tile and carpet) is in good condition, and the overall interior is move-in ready with no immediate repairs needed. While not brand new, the property is exceptionally well-maintained and functional.
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 = 87120, living area = 2515.
- Expansive 2-Acre Lot
The property is set on a generous 2-acre lot, offering significant space, privacy, and a desirable country living ambiance, a rare find with convenient freeway access.
- Unparalleled Entertainment Facilities
Features a resort-like backyard with a pool, spa, gazebo, bocce ball court, and a dedicated pool house, complemented by an entertainment barn with a wood-burning stove, ideal for gatherings.
CONSRISKS & DEFICIENCIES
- Property Age (1978)
While custom-built, the 1978 construction year suggests potential for aging systems or components that may require future updates or maintenance, which are not explicitly mentioned as having been addressed.
- High Maintenance for Extensive Amenities
The numerous luxury features like the pool, spa, large yard, and multiple outbuildings imply considerable ongoing maintenance, time, and cost commitments for a prospective owner.
- Premium Price Point
The list price of $1,750,000 positions this property at a high-end tier, potentially narrowing the buyer pool and requiring a specific market segment to justify the investment.
About 22022 S 99 Frontage Road
Welcome to this stunning custom built home set on 2 acres, offering the perfect blend of luxury and functionality. Four bedrooms and 3 full bathrooms, this thoughtfully designed home provides comfort and style throughout. Step inside to find cathedral ceilings and an open layout that seamlessly connects the living area and kitchen, ideal for both entertaining and everyday living. The primary ensuite is a true retreat, featuring a spacious bathroom with dual vanities, a luxurious shower, and separate closet areas. Downstairs includes a bedroom, full bath, office, and laundry room, while upstairs you'll find two more bedrooms and a full bathroom, perfect for family or guests. The reverse living yard is an entertainers dream, complete with a pool, spa, gazebo, and bocce ball court. The pool house includes its own bathroom for added convenience. Plenty of parking space with an attached 4 car tandem garage plus a detached 3 car garage with additional storage. A 35x60 fully insulated shop with two roll-up doors and full electrical provides endless possibilities for work or recreation. Gather your family and friends in the entertainment barn with a wood burning stove perfect for holiday gatherings. Enjoy easy freeway access with the privacy and space of country living.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1978
- Lot Size
- 87,120 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 3 (3 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 | 3.0 | 63% |
| Baths | 3.0 | 2.0 | 58% |
| Square foot | 2,515 | 2,127 | 67% |
| Lot Size | 87,120 | 8,002 | 93% |
| Price | $1.65M | $670.0K | 96% |
| Price per sq ft | $656 | $338 | 96% |
| Built year | 1978 | 1999 | 16% |
| HOA | $0 | $0 | 50% |
| Days on market | 114 | 177 | 14% |
Pricing History
Listed for Sale
Feb 28, 2026
$1,650,000
$1,750,000
-6% Price Drop
Initial Listing
Price Change
Nov 13, 2025
$1,750,000
Initial Listing













































