32166 Atosana, Pauma Valley, California 92061, Pauma Valley, 92061 - 3 bed, 2 bath

32166 Atosana
Pauma Valley, California 92061
Property Price
SUMMARY
Analysis of 32166 Atosana, Pauma Valley, California 92061 reveals a Fairly Priced Property with a current list price of $1,100,000 aligned with the estimated $1,100,581 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 Pauma Valley 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 |
|---|---|---|---|---|---|---|
★ 32166 Atosana Subject | $1,100,000* List Price | 3 | 2 | 2,911 | $378 | - |
A 15805 Pauma Valley Drive Sold | $785,000 | 3 | 3 | 2,035 | $386 | 0.6 mi |
B 16142 El Tae Active | $1,049,000 List Price | 3 | 3 | 2,480 | $423 | 0.4 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
Built in 1975, this mid-century modern home has been exceptionally well-maintained by a single owner, but it largely retains its original 49-year-old configuration. While the primary bathroom was recently remodeled and the home features modern upgrades like paid solar, the 'compact galley kitchen' and general architectural details suggest the property has not undergone the extensive full-home renovation required for a higher score. It remains functional and move-in ready but reflects the 'Fair' criteria of being an aged property with some original components showing their age.
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 = 12514, living area = 2911.
- Architectural Pedigree
Designed by renowned architect C. Day Wentworth, this mid-century modern home has been meticulously maintained by a single owner, preserving its unique character and high-end design elements.
- Prime Golf Course Location
Positioned on the 6th hole of the Pauma Valley Country Club, the property offers breathtaking mountain views and sits on a private cul-de-sac with only five homes.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 3, other record bedroom count = 4.
- Mandatory Fees & Membership
Homeowners are subject to a mandatory $850 annual roadway fee, and access to Country Club amenities requires a separate, vetted membership application which is not included in the sale.
- School District Performance
The property is served by local schools with lower-than-average ratings, which could impact long-term resale value for families prioritizing education.
About 32166 Atosana
ON THE 6th HOLE of the Pauma Valley CC with a view north to the mountains. It is a one of the classic PVCC homes 2911 sq ft mid-century modern designed by well-known architect C. Day Wentworth. He planned to live in it himself but unfortunately died before it was done. He picked one of the best lots in the club, a cul-de-sac with only 5 homes. Only one owner with who appreciated all the mid-century details and maintained them well. Walking up to the front door, you see the lap pool to your right and the bright front door ahead. As you step in the entry you notice what looks like a closet but when opened has a ladder up to the loft. The owner says this is for the grandkids to hide out. Go right on into the huge LR and immediately the golf course and mountain view takes your breath away. A huge hearth and fireplace with small white tiles is a beautiful focal point. Behind this wall is the PBR with the same view for you every morning. A big walk-in closet with a sunken safe has plenty of room. The ensuite atrium bathroom is also quite large and recently remodeled. A complete luxury bedroom and bath with a private atrium. Time for breakfast. A compact galley kitchen with windows to the golf course and one of the biggest pantries I have ever seen. With it and all the built-ins in the dining area, you are set. The dining area is plenty large for all the family gatherings. Behind the kitchen and DR are the 2 other bedrooms. The smaller one that looks out toward the pool has been a den with a gas fireplace in the wall and built-ins for the tv, desk and bookcases. The perfect man-cave. Across the hall is a full bath that is meant to share with the other guest bedroom. And to the left of the bath is a laundry area/mudroom. There is a door out to the spacious 2-car garage which has lots of storage and a surprise. A thermostatically controlled wine cooler large enough to hold at least 10 cases. WAIt, outside the side door is a golf cart garage with its own cement driveway from the street. Inside the room, there is plenty of space for the cart, several bags of clubs and still a small workshop. Home has paid for Solar. With only a true-up bill at the end of the year. Membership in the PVCC is not included with the home but several levels of membership are available with vetted applications. Everyone who lives inside the gates must pay a ROADWAY bill of $850/yr to pay for all the private roads inside the club. Please check this address on REALTOR.COM for additional info.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1975
- Lot Size
- -
Interior
- Total Bedrooms
- 3
- Total Bathrooms
- 2 (2 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $100.0 / Month
Neighborhood Insights
Pauma Valley Unified Schools
Pauma Elementary School
Grades K-8 • 1.7 mi
Valley Center Middle
Grades 6-8 • 5.1 mi
Oak Glen High School
Grades 9-12 • 2.8 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 | 2.0 | 3.0 | 21% |
| Square foot | 2,911 | 2,310 | 57% |
| Lot Size | - | 19,384.2 | 7% |
| Price | $1.10M | $1.03M | 50% |
| Price per sq ft | $378 | $406 | 36% |
| Built year | 1975 | 1978 | 43% |
| HOA | $100.0 | $278 | 36% |
| Days on market | 51 | 145 | 7% |
Pricing History
Listed for Sale
Mar 6, 2026
$1,100,000
$1,350,000
-19% Price Drop
Initial Listing
Price Change
Jan 15, 2026
$1,350,000
Initial Listing
Sold
Jul 20, 1988
$320,000
Public Record































