40055 Valle Vista, Murrieta, California 92562, Murrieta, 92562 - 4 bed, 4 bath

40055 Valle Vista
Murrieta, California 92562
Property Price
SUMMARY
Analysis of 40055 Valle Vista, Murrieta, California 92562 reveals a property with a current list price of $1,799,000, which is 4% above the estimated $1,713,805 Fair Market Value. Buyers should carefully evaluate the pricing and consider negotiation opportunities. 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 Murrieta 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 |
|---|---|---|---|---|---|---|
★ 40055 Valle Vista Subject | $1,799,000* List Price | 4 | 4 | 3,200 | $536 | - |
A 21855 The Trails Circle Sold | $1,920,000 | 4 | 4 | 3,943 | $487 | 0.9 mi |
B 21977 Paseo Chico Active | $1,850,000 List Price | 4 | 4 | 3,492 | $530 | 1.0 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is move-in ready.
The property is move-in ready and exceptionally well-maintained for its 1999 build date. It features high-end Mediterranean architectural details like vaulted ceilings and wood beams. The kitchen is a gourmet space with granite countertops, and the primary bathroom is described as spa-like. While some finishes may reflect the original construction era, the luxury outdoor amenities—including a pool, spa, sunken firepit, and built-in BBQ—along with the overall upkeep of the 5.84-acre estate, place it firmly in the 'good' category.
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 = 254390, living area = 3200.
- Great Schools
Elementary School: San Onofre Elementary School (9/10). Middle School: Mary Fay Pendleton Elementary School (9/10).
- Expansive 5.84-Acre Lot
The massive acreage provides exceptional privacy and versatility, offering ample room for equestrian facilities, a guest house, or a private workshop in the prestigious La Cresta community.
CONSRISKS & DEFICIENCIES
- MLS Listing Discrepancy
Living area discrepancy between mls listing and other public or private record. mls listing living area = 3200, other record living area = 3003.
- Potential for Cosmetic Updates
Built in 1999, some interior elements and finishes may feel dated to modern luxury buyers and could require additional investment to align with contemporary design trends.
- Inconsistent School Ratings
While the property is served by some high-performing schools, the assigned middle school has a significantly lower rating, which may be a concern for families prioritizing top-tier education.
About 40055 Valle Vista
Experience peaceful La Cresta living in this beautifully maintained single-story Mediterranean home, perfectly positioned to take in sweeping mountain and city-light views. From the moment you walk in, the open floor plan, vaulted ceilings, wood beams, and natural light create a warm and inviting feel that’s ideal for both everyday living and entertaining. The great room features a cozy fireplace and flows effortlessly into the oversized gourmet kitchen, complete with granite countertops and plenty of space for gatherings. The primary suite is privately tucked away on its own wing of the home and offers incredible views along with a spacious, spa-like bathroom. The additional bedrooms sit on the opposite side, giving everyone their own comfortable space. Step outside to a true outdoor oasis. A luxury pool and spa overlook some of the most beautiful views in La Cresta—perfect for morning coffee, relaxing afternoons, or sunset evenings with friends. The yard also includes a sunken firepit, built-in BBQ, and an outdoor bathroom, making it a great setup for entertaining year-round. The 5.84-acre property is thoughtfully laid out with mature citrus trees—orange, lemon, and lime—along with a small avocado grove. There’s plenty of room for horses, a barn, workshop, guest house, or simply enjoying the open space and tranquility.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1999
- Lot Size
- 254,390 Sq. Ft.
Interior
- Total Bedrooms
- 4
- Total Bathrooms
- 4 (4 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $83.0 / Month
Neighborhood Insights
Murrieta Unified Schools
Cole Canyon Elementary School
Grades K-5 • 3.2 mi
Wildomar Elementary School
Grades K-5 • 3.9 mi
Maie Ellis Elementary
Grades K-6 • 12.0 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 4.0 | 4.0 | 50% |
| Baths | 4.0 | 3.0 | 80% |
| Square foot | 3,200 | 2,450 | 76% |
| Lot Size | 254,390 | 7,840 | 97% |
| Price | $1.80M | $715.0K | 96% |
| Price per sq ft | $562 | $316 | 99% |
| Built year | 1999 | 1997 | 54% |
| HOA | $83.0 | $0 | 63% |
| Days on market | 87 | 183 | 10% |
Pricing History
Listed for Sale
Mar 4, 2026
$1,799,000
$1,849,000
-3% Price Drop
Initial Listing
Price Change
Dec 10, 2025
$1,849,000
Initial Listing
Sold
May 18, 2006
$1,155,000
Public Record
Sold
May 25, 2005
$940,000
Public Record
Sold
Sep 14, 2001
$517,500
Public Record



































































