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28838 Palisades, Lake Arrowhead, CA 92352

$1.59M3bd · 3ba · 1,838 sqft
Lot 9,830 sqft•Single Family Residence•
Active
•126d on market•MLS# PW-26141206

Property Description

Charming Palisades Lakefront home with stunning Views for every level. You enter this 3 level home on the top level which is the street level directly from the private parking area which has room for at least 3 cars. Note the carved bears on both sides of the entry. Entering on the 3rd level then a few steps down is the door to the large Master Bedroom suite, which has a sitting area, stone faced double sided gas fireplace, then into the spacious master bath. Views from every window!! There's a jetted bath tub sitting right below the fireplace, separate shower stall, double sink, Large closet, and private toilet room. Come out and walk down the stairs to the 2nd level with has the Kitchen, dining, and living room areas. Kitchen has all Stainless Steel appliances, natural wood cabinets, pantry, tile flooring and fantastic lake and mountain views! Sit around the dining table and you'll enjoy more beautiful views. Nice living room with a lovely brick wood burning gas fireplace. Then walk out to the large patio deck with lots of entertainment area and views galore. From there you also have access down the patio stairs to the bottom level. Now from the LR go down the stairs to the bottom level which consist of 2 bedrooms, bath, laundry closet, etc. The 3rd bedroom has been converted to a den area that has the laundry closet and the doorway out to the bottom level patio deck. There is a walkway path from bottom level down to the lake area. Said path needs some upgrades or repairs so Seller will give buyers a considerable credit at closing, towards repairs and upgrades to path, call agent for details. Current home furnishings are very negotiable.

Features & Amenities

FeeBuilt 1960

Property Details

Land Type
Fee
Year Built
1960
Property Type
Residential
Property Subtype
Single Family Residence
Parking Spaces
0
Garage Spaces
0
Heating
Forced Air
Cooling
None
View
Lake, Marina, Mountain(s), Trees/Woods, Water
City
Lake Arrowhead
Zip Code
92352
County
San Bernardino
Listed byUnited Real Estate Pacific States, John Andersen

Mortgage Calculator

Current Rates

$
$
%
Monthly Payment
$8,065.19
Principal & Interest
Loan Amount
$1,276,000
Total Interest
$1,627,468
Total Payment Over 30 Years
$2,903,468
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

Luxury Tier · 5 active · 5 closed

28838 Palisades, Lake Arrowhead, CA 92352

Lake Arrowhead · Single Family Residence

$1.59M
Luxury Tier
Beds
3
Baths
3
Sqft
1,838
Lot
9,830 sqft
Year
1960
$/Sqft
$868
Pool: No✓
Spa: No✓
View: mountain✓

Listed 4.8% below the median closed sale of $1,675,000. Price per sqft ($868) is a 13% premium to closed comps ($770). Closed comps sold at 94% of list — buyers have negotiating leverage. Luxury tier — fewer comparable sales widen the confidence range.

Price Position

Aligned with the market — fair pricing for the comps.

At market
Subject listed at $1.59M· $868/sqft
Total list price
Closed comps
vs closed median $1.68M
−$80K (−4.8%)
Active comps
vs active median $1.75M
−$154K (−8.8%)
Price per sqft
Closed compsinsufficient comp data
Active comps
vs active avg $/sqft $755
+$113 (+15.0%)

Active Properties (5)

Active Comparables

AddressCityYearBDBTHSqFtLotSzLP/SqFtLPDIMScore
359 John Muir RoadLake Arrowhead1973332,6637,250$674$1.79M7184
28971 North Shore RoadLake Arrowhead1963332,4029,900$728$1.75M16874
28744 Palisades DriveLake Arrowhead1967432,1204,620$797$1.69M28873
937 Osprey LaneLake Arrowhead1997332,44610,842$652$1.59M2172
130 John Muir RoadLake Arrowhead1981441,8934,700$924$1.75M572
Total: 5 · Average3.43.22,304.87,462.4$755$1.72M110.6
Median2,402$1.75M

Closed Properties (5)

Closed Comparables

AddressCityYearDateBDBTHSqFtLotSzLPSPSP/SqFtSP/LPDIMScore
27937 West Shore RoadLake Arrowhead196712/10/2025442,33010,250$1.65M$1.45M$6220.8810972
28956 Palisades DriveLake Arrowhead195701/15/2026431,6664,352$2.00M$1.70M$1,0200.852471
311 John MuirLake Arrowhead193409/24/2026442,2277,200$1.45M$1.45M$6511.003371
2073 Hidden Valley CanyonLaguna Beach200307/27/2026331,7744,398$1.78M$1.78M$1,0031.007167
357 MittryLake Arrowhead202205/15/2026553,0176,499$1.75M$1.68M$5550.9615062
Total: 5 · Average4.03.82,202.86,539.8$1.61M$1.61M$770.2—77.4
Median2,227$1.68M$1.68M

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.