5222 Pine Hills Rd, Julian, California 92036, Julian, 92036 - 2 bed, 2 bath
5222 Pine Hills Rd
Julian, California 92036
Property Price
SUMMARY
Analysis of 5222 Pine Hills Rd, Julian, California 92036 reveals a property with a current list price of $865,000, which is 5% above the estimated $819,772 Fair Market Value. Buyers should carefully evaluate the pricing and consider negotiation opportunities. 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 Julian 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 |
|---|---|---|---|---|---|---|
★ 5222 Pine Hills Rd Subject | $865,000* List Price | 2 | 2 | 2,154 | $381 | - |
A 4597 Luneta Drive Sold | $810,000 | 3 | 2 | 2,153 | $376 | 0.3 mi |
B 3131 Pera Alta Dr Sold | $750,000 | 2 | 3 | 1,904 | $394 | 0.5 mi |
C 2810 Three Peaks Lane Active | $950,000 List Price | 3 | 3 | 2,460 | $386 | 0.8 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
Property is moderate renovation needed.
Built in 1990, this property is well-maintained but shows significant signs of being outdated, particularly in the kitchen and bathrooms. The kitchen features dated light wood cabinetry, tile countertops, and older black appliances (though the refrigerator is stainless steel). Bathrooms also have dated vanities, tile counters, and specific, older tile patterns. While functional and clean, these areas would require substantial cosmetic updates to meet current quality and style standards, aligning with the listing's hint that it's 'waiting for your special touch.' The overall rustic wood-heavy interior, while charming to some, is also a dated aesthetic.
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 = 91476, living area = 2154.
- Expansive Private Acreage
The property offers 2 private acres, providing exceptional seclusion and a deep connection to the natural mountain environment, surrounded by oaks and pines.
- Breathtaking Panoramic Views
Features stunning, unobstructed panoramic views of the surrounding mountains and natural landscape, significantly enhancing the property's aesthetic appeal and value.
CONSRISKS & DEFICIENCIES
- Limited Bedroom Configuration
With only two bedrooms for a 2154 sqft home on 2 acres, the property may not meet the needs of larger families or those requiring multiple dedicated guest rooms or home offices.
- Opportunity for Modernization
The description implies the home is 'waiting for your special touch,' suggesting potential buyers may desire updates to finishes or systems to align with contemporary preferences.
- Geographic Seclusion
While a strength for those seeking tranquility, its serene mountain location in Julian could be perceived as remote for buyers prioritizing immediate access to extensive urban amenities or shorter commute times.
About 5222 Pine Hills Rd
Nestled on 2 private acres in the serene beauty of the mountains, this 2-bedroom, 2-bath home offers the perfect blend of comfort, nature, and potential. Surrounded by oaks, pines and breathtaking vistas, the property features a spacious living area with large windows that allow natural light to flood the space and showcase the incredible views of the surrounding landscape. For those in need of a large storage area, the home comes with two workshop areas ideal for woodworking, crafting, or any project you can dream up. Hot tub, yoga platform, RV pad, paved access, loft overlooking the living room, oversized 2 car garage, this place is waiting for your special touch.
Property Details
Public Facts
- Property Type
- Single Family Residence
- Year Built
- 1990
- Lot Size
- 91,476 Sq. Ft.
Interior
- Total Bedrooms
- 2
- Total Bathrooms
- 2 (2 Full, 0 Half)
Exterior & Parking
No exterior & parking available.
Utilities & Misc
- HOA Fee
- $0 / Month
Neighborhood Insights
Julian Unified Schools
Julian Elementary School
Grades K-5 • 3.2 mi
Julian Junior High School
Grades 6-8 • 3.2 mi
Julian High School
Grades 9-12 • 3.2 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 2.0 | 2.0 | 50% |
| Baths | 2.0 | 2.0 | 50% |
| Square foot | 2,154 | 1,528.5 | 72% |
| Lot Size | 91,476 | 46,609 | 64% |
| Price | $865.0K | $619.5K | 81% |
| Price per sq ft | $402 | $423 | 47% |
| Built year | 1990 | 1992 | 36% |
| HOA | $0 | $0 | 50% |
| Days on market | 171 | 184 | 39% |
Pricing History
Listed for Sale
Sep 17, 2025
$865,000
Initial Listing