
189 Grapevine Road, Oak View, CA 93022
189 Grapevine Road, Oak View, CA 93022
Property Description
Tucked into the charming Live Oak neighborhood of Oak View, this welcoming property offers the kind of relaxed indoor-outdoor living that makes the Ojai Valley so desirable. This inviting 3-bedroom, 2-bath home blends comfort and character with a spacious, open floor plan. A cozy living room fireplace and French doors opening to the front garden create an inviting atmosphere, while a charming rock wall and gated entry add privacy and appeal. The remodeled kitchen features a center island and opens to a generous dining area, perfect for gathering with family and friends. Outdoor living is equally appealing, with a separately fenced swimming pool, spacious patio, and barbecue area ideal for entertaining or enjoying warm California days. Set on an approximately 10,000+ square-foot lot, the property offers room to create a garden, plant a small orchard, or simply relax in a private outdoor retreat. A long driveway provides generous space for RVs, recreational toys, and additional parking, extending toward the rear of the property. The detached garage includes an additional room with laundry, possibilities and potential for a guest retreat or other flexible use, subject to applicable approvals. With its welcoming atmosphere, versatile outdoor spaces, and desirable Live Oak location, this property captures the easygoing lifestyle that makes the Ojai Valley such a special place to call home.
Features & Amenities
Property Details
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Comparative Market Analysis
Affordable Tier · 5 active · 5 closed
Ojai: Other · Oak View · Single Family Residence
Listed in line with the median closed sale of $1,175,000. Price per sqft ($910) is a 13% premium to closed comps ($804). Closed comps sold at 100% of list — strong seller's market.
Price Position
Aligned with the market — fair pricing for the comps.
Active Properties (5)
Active Comparables
| Address | City | Year | BD | BTH | SqFt | LotSz | LP/SqFt | LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|
| 1188 Woodland Avenue | Ojai | 1954 | 3 | 2 | 1,412 | 17,860 | $920 | $1.30M | 34 | 70 |
| 96 Kunkle Street | Oak View | 1955 | 4 | 3 | 1,933 | 13,939 | $618 | $1.20M | 23 | 63 |
| 2030 Sumac Drive | Ojai | 1976 | 3 | 3 | 2,060 | 10,230 | $532 | $1.09M | 3 | 53 |
| 166 Feliz Drive | Oak View | 1958 | 4 | 2 | 2,271 | 66,646 | $495 | $1.13M | 9 | 50 |
| 1275 Mariano Drive | Ojai | 1961 | 5 | 2 | 2,054 | 9,600 | $584 | $1.20M | 39 | 50 |
| Total: 5 · Average | 3.8 | 2.4 | 1,946 | 23,655 | $629.8 | $1.18M | 21.6 | |||
| Median | 2,054 | $1.20M | ||||||||
Closed Properties (5)
Closed Comparables
| Address | City | Year | Date | BD | BTH | SqFt | LotSz | LP | SP | SP/SqFt | SP/LP | DIM | Score |
|---|---|---|---|---|---|---|---|---|---|---|---|---|---|
| 813 Santa Ana Boulevard | Oak View | 1951 | 05/22/2026 | 3 | 2 | 1,350 | 34,673 | $1.35M | $1.35M | $1,000 | 1.00 | 49 | 75 |
| 920 Larmier Avenue | Oak View | 1961 | 11/26/2025 | 3 | 2 | 1,372 | 8,712 | $1.20M | $1.18M | $856 | 0.98 | 19 | 71 |
| 2551 Bonmark Drive | Ojai | 1961 | 09/01/2026 | 3 | 2 | 1,473 | 7,840 | $1.35M | $1.32M | $900 | 0.98 | 43 | 70 |
| 245 Oak View Avenue | Oak View | 1956 | 06/22/2026 | 3 | 3 | 1,820 | 12,632 | $1.07M | $1.07M | $591 | 1.00 | 47 | 65 |
| 109 Portal Street | Oak View | 1982 | 04/30/2026 | 3 | 2 | 1,714 | 16,552 | $1.10M | $1.15M | $671 | 1.05 | 36 | 61 |
| Total: 5 · Average | 3.0 | 2.2 | 1,545.8 | 16,081.8 | $1.22M | $1.22M | $803.6 | — | 38.8 | ||||
| Median | 1,473 | $1.18M | $1.18M | ||||||||||
Market Analysis
List vs Sale $/SqFt
Sale Price Trend
Days on Market
Sale vs List Price
This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.