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189 Grapevine Road, Oak View, CA 93022

$1.2M3bd · 2ba · 1,318 sqft
Lot 10,018 sqft•Single Family Residence•
Active
•11d on market•MLS# V1-39415

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

Ojai: OtherFeeBuilt 1960

Property Details

Subdivision
Ojai: Other
Land Type
Fee
Year Built
1960
Property Type
Residential
Property Subtype
Single Family Residence
Garage Spaces
2
Heating
Fireplace(s), Forced Air
Cooling
Central Air
View
Mountain(s)
Flooring
Carpet, Tile
Roof
Composition
City
Oak View
Zip Code
93022
County
Ventura
Listed byLIV Sothebys Ojai, Nora DAVIS

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$6,067.85
Principal & Interest
Loan Amount
$960,000
Total Interest
$1,224,427
Total Payment Over 30 Years
$2,184,427
This calculator provides estimates only. Actual mortgage payments may include taxes, insurance, HOA fees, and PMI. Contact a lender for accurate quotes.

Comparative Market Analysis

Affordable Tier · 5 active · 5 closed

189 Grapevine Road, Oak View, CA 93022

Ojai: Other · Oak View · Single Family Residence

$1.2M
Affordable Tier
Beds
3
Baths
2
Sqft
1,318
Lot
10,018 sqft
Year
1960
$/Sqft
$910
Pool: Yes✓
Spa: Yes✓
View: mountain✓
Garage: 2-car✓

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.

At market
Subject listed at $1.20M· $910/sqft
Total list price
Closed comps
vs closed median $1.18M
+$25K (+2.1%)
Active comps
vs active median $1.20M
+$5K (+0.4%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $630
+$280 (+44.5%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
1188 Woodland AvenueOjai1954321,41217,860$920$1.30M3470
96 Kunkle StreetOak View1955431,93313,939$618$1.20M2363
2030 Sumac DriveOjai1976332,06010,230$532$1.09M353
166 Feliz DriveOak View1958422,27166,646$495$1.13M950
1275 Mariano DriveOjai1961522,0549,600$584$1.20M3950
Total: 5 · Average3.82.41,94623,655$629.8$1.18M21.6
Median2,054$1.20M

Closed Properties (5)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
813 Santa Ana BoulevardOak View195105/22/2026321,35034,673$1.35M$1.35M$1,0001.004975
920 Larmier AvenueOak View196111/26/2025321,3728,712$1.20M$1.18M$8560.981971
2551 Bonmark DriveOjai196109/01/2026321,4737,840$1.35M$1.32M$9000.984370
245 Oak View AvenueOak View195606/22/2026331,82012,632$1.07M$1.07M$5911.004765
109 Portal StreetOak View198204/30/2026321,71416,552$1.10M$1.15M$6711.053661
Total: 5 · Average3.02.21,545.816,081.8$1.22M$1.22M$803.6—38.8
Median1,473$1.18M$1.18M

Market Analysis

List vs Sale $/SqFt

Sale Price Trend

Days on Market

Sale vs List Price

AI-generated CMA

This analysis was generated automatically from MLS data. For an in-depth, human-reviewed valuation, contact Joseph Sardella at josephsardella@gmail.com.