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

40055 Valle Vista, Murrieta, California 92562 home-pic-0

40055 Valle Vista

Murrieta, California 92562

ACTIVE
CONDITION: GOOD
4Beds
4Baths
3,200Sq Ft
254,390Lot Size

Property Price

LIST PRICE$1,799,000
EST. MARKET VALUE
$1,713,805
4% AboveMARKET VALUE

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

$1,713,805
Based on Realkey algorithm analyzing recent comparable sales in Murrieta.

Comparable Sales Map

Comparables within 1 miles sold in recently

Address Sold Price BedsBathsSq Ft$/SqftDistance
40055 Valle Vista
Subject
$1,799,000*
List Price
443,200$536-
A
21855 The Trails Circle
Sold
$1,920,000443,943$4870.9 mi
B
21977 Paseo Chico
Active
$1,850,000
List Price
443,492$5301.0 mi

* Subject property listed price vs sold prices of comps.

Condition Analysis

OVERALL CONDITION SCORE

Good
TeardownExcellent

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

9/10

Wildomar Elementary School

Grades K-5 • 3.9 mi

5/10

Maie Ellis Elementary

Grades K-6 • 12.0 mi

5/10

Sensitive Facilities

No sensitive facilities data found.

Neighborhood Comparison

FeatureSubjectAverage HomeNeighborhood Ranking (50 Listings)
Beds4.04.0
50%
Baths4.03.0
80%
Square foot3,2002,450
76%
Lot Size254,3907,840
97%
Price$1.80M$715.0K
96%
Price per sq ft$562$316
99%
Built year19991997
54%
HOA$83.0$0
63%
Days on market87183
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

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