Discover 1225 Watercress Way, an extraordinary luxury estate in the prestigious Varian Ranch, a gated equestrian community in Arroyo Grande. Spanning over 3,000 acres of preserved Open Space, is HOA-owned on behalf of its 48 residents and a haven featuring agriculture, cattle grazing, citrus farming, and 25+ miles of trails for horseback riding, hiking, and mountain biking—many offering ocean views.
Set against rolling hills and serene valleys, this extensively renovated 5,048 sq. ft. residence exudes privacy, elegance, and a connection to nature. The Grand Great Room features soaring ceilings, a gas fireplace, and panoramic valley views, while the Chef’s Kitchen boasts quartzite countertops, dual farmhouse sinks, a Wolf range, Sub-Zero refrigeration, and custom cabinetry. The main level Owner’s Suite offers a spa-like marble bathroom with heated floors, soaking tub, dual Grohe shower heads, and a custom walk-in closet with an island.
A striking glass-enclosed Wine Room and home office with fireplace add style and function. Upstairs, find two guest bedrooms, a movie room with projector, and cozy sitting area. A 1,274 sq. ft. detached casita with full kitchen and balcony provides ideal guest accommodations, while the pool house includes a gym, additional kitchen, and luxurious bathroom.
Outdoor living is unparalleled with a limestone-tiled patio, built-in BBQ, Santa Maria grill, fire pit seating for 10, a pool, and swim spa surrounded by drought-tolerant landscaping. Additional features include a 4-car garage with EV charging, solar system with battery backup, and smart home technology.
1225 Watercress Way offers a lifestyle of luxury, tranquility, and natural beauty in the heart of Varian Ranch and located within minutes of downtown San Luis Obispo, the charming Village of Arroyo Grande and renowned local wineries. Schedule your private tour today.
Sold for $4,750,000
Listed by: Compass • Summer Kabaker • Contact: 805-544-7000
Bought with: San Luis Bay Realty
$4,750,000
1225 Watercress Way, Arroyo Grande, CA 93420
4beds
6,322sqft
Single Family Residence
Built in 1998
1.18 Acres Lot
$4,400,100 Zestimate®
$751/sqft
$7,414 Estimated rent
Home value
$4,400,100
$3.92M - $4.93M
$7,414/mo
Zestimate® history
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List your homeWhat's special
Swim spaDetached casitaGas fireplacePool houseFull kitchenGlass-enclosed wine roomWolf range
Zillow last checked:
Listing updated:
Listed by:
Summer Kabaker DRE #01931668 805-234-0533,
Compass,
Cheryl Medeiros DRE #02187281 805-704-3370,
Compass
Bought with:
Taylor North, DRE #01936978
San Luis Bay Realty
Karen White, DRE #01369581
San Luis Bay Realty
Source: CRMLS,MLS#: SC24250856
Originating MLS: California Regional MLS
Originating MLS: California Regional MLSFacts & features
Interior
Bedrooms & bathrooms
- Bedrooms: 4
- Bathrooms: 5
- Full bathrooms: 1
- 3/4 bathrooms: 3
- 1/2 bathrooms: 1
- Main level bathrooms: 2
- Main level bedrooms: 1
Rooms
- Room types: Exercise Room, Family Room, Foyer, Primary Bedroom, Office, Other, Pantry, Wine Cellar, Dining Room
Primary bedroom
- Features: Main Level Primary
Bathroom
- Features: Bidet, Bathroom Exhaust Fan, Bathtub, Dual Sinks, Full Bath on Main Level, Heated Floor, Jetted Tub, Multiple Shower Heads, Remodeled, Soaking Tub
Family room
- Features: Separate Family Room
Kitchen
- Features: Built-in Trash/Recycling, Butler's Pantry, Kitchen Island, Kitchen/Family Room Combo, Stone Counters, Remodeled, Self-closing Cabinet Doors, Self-closing Drawers, Updated Kitchen, Utility Sink
Other
- Features: Walk-In Closet(s)
Pantry
- Features: Walk-In Pantry
Heating
- Forced Air, Propane
Cooling
- Central Air, High Efficiency, Heat Pump
Appliances
- Included: Dishwasher, Disposal, High Efficiency Water Heater, Microwave, Propane Oven, Propane Range, Refrigerator
- Laundry: Inside, Laundry Room
Features
- Beamed Ceilings, Breakfast Bar, Built-in Features, Balcony, Cathedral Ceiling(s), Separate/Formal Dining Room, High Ceilings, Open Floorplan, Pantry, Storage, Smart Home, Bar, Entrance Foyer, Main Level Primary, Walk-In Pantry, Wine Cellar, Walk-In Closet(s)
- Flooring: Tile, Wood
- Windows: Double Pane Windows
- Has fireplace: Yes
- Fireplace features: Electric, Family Room, Guest Accommodations, Living Room, Primary Bedroom, Propane
- Common walls with other units/homes: No Common Walls
Interior area
- Total interior livable area: 6,322 sqft
- Finished area below ground: 0
Property
Parking
- Total spaces: 4
- Parking features: Driveway Down Slope From Street, Garage, Garage Door Opener, Gated
- Attached garage spaces: 4
Accessibility
- Accessibility features: None
Features
- Levels: Two
- Stories: 2
- Entry location: Front
- Patio & porch: Stone, Tile
- Exterior features: Awning(s), Barbecue, Rain Gutters, Fire Pit
- Has private pool: Yes
- Pool features: Heated, In Ground, Lap, Pool Cover, Propane Heat, Private, Association
- Has spa: Yes
- Spa features: Above Ground, Heated, Private
- Has view: Yes
- View description: Hills, Mountain(s)
Lot
- Size: 1.18 Acres
- Features: Back Yard, Front Yard, Garden, Horse Property, Lot Over 40000 Sqft, Landscaped, Secluded, Yard
Details
- Additional structures: Second Garage, Guest House, Greenhouse
- Parcel number: 047042039
- Special conditions: Standard
- Horses can be raised: Yes
- Horse amenities: Riding Trail
Construction
Type & style
- Home type: SingleFamily
- Architectural style: Custom
- Property subtype: Single Family Residence
Materials
- Frame, Stucco
- Foundation: Slab
- Roof: Clay
Condition
- Updated/Remodeled,Turnkey
- New construction: No
- Year built: 1998
Utilities & green energy
- Electric: 220 Volts For Spa, Photovoltaics Seller Owned, 220 Volts
- Sewer: Septic Tank
- Water: See Remarks
- Utilities for property: Cable Connected, Electricity Connected, Propane, Phone Available, Water Connected
Community & HOA
Community
- Features: Horse Trails, Stable(s), Mountainous, Rural, Gated
- Security: Security System, Carbon Monoxide Detector(s), Fire Detection System, Security Gate, Gated Community, Key Card Entry, Smoke Detector(s)
HOA
- Has HOA: Yes
- Amenities included: Call for Rules, Clubhouse, Controlled Access, Horse Trails, Pool, Tennis Court(s), Water
- HOA fee: $730 monthly
- HOA name: Varian Ranch
- HOA phone: 805-944-5586
Location
- Region: Arroyo Grande
Financial & listing details
- Price per square foot: $751/sqft
- Tax assessed value: $2,586,119
- Annual tax amount: $28,504
- Date on market: 12/27/2024
- Cumulative days on market: 1 day
- Listing terms: Cash,Cash to New Loan
- Inclusions: Smart Home system, appliances, washers/dryers.
- Exclusions: Dining Room Chandeleir
- Road surface type: Paved
Price history
| Date | Event | Price |
|---|---|---|
| 1/29/2025 | Sold | $4,750,000$751/sqft |
Source:  CRMLS #SC24250856 Report a problem | ||
| 1/18/2025 | Pending sale | $4,750,000$751/sqft |
Source: CRMLS #SC24250856 Report a problem | ||
| 1/9/2025 | Contingent | $4,750,000$751/sqft |
Source: CRMLS #SC24250856 Report a problem | ||
| 1/7/2025 | Listed for sale | $4,750,000+116.4%$751/sqft |
Source: CRMLS #SC24250856 Report a problem | ||
| 1/15/2016 | Sold | $2,195,000-12.2%$347/sqft |
Source: Public Record Report a problem | ||
| 12/10/2015 | Pending sale | $2,499,000$395/sqft |
Source: Central Coast Realty Group #SP1056697 Report a problem | ||
| 10/6/2015 | Price change | $2,499,000-7.4%$395/sqft |
Source: Central Coast Realty Group, Inc. #15922719 Report a problem | ||
| 6/29/2015 | Listed for sale | $2,699,000+49.9%$427/sqft |
Source: Central Coast Realty Group #SP1056697 Report a problem | ||
| 10/22/2010 | Sold | $1,800,000-25%$285/sqft |
Source: Public Record Report a problem | ||
| 5/15/2010 | Price change | $2,399,000-2.1%$379/sqft |
Source: Wilson & Co. Sotheby's International Realty #163026 Report a problem | ||
| 2/25/2010 | Listed for sale | $2,450,000-3.7%$388/sqft |
Source: Wilson & Co. Sotheby's International Realty #163026 Report a problem | ||
| 11/20/2009 | Listing removed | $2,545,000$403/sqft |
Source: Wilson & Co. Sotheby's International Realty #154188 Report a problem | ||
| 4/25/2009 | Listed for sale | $2,545,000-9.1%$403/sqft |
Source: Listhub #154188 Report a problem | ||
| 8/31/2008 | Listing removed | $2,799,000$443/sqft |
Source: Homes & Land Report a problem | ||
| 6/11/2008 | Listed for sale | $2,799,000-12.4%$443/sqft |
Source: Homes & Land Report a problem | ||
| 4/11/2008 | Listing removed | $3,195,000$505/sqft |
Source: Homes & Land Report a problem | ||
| 2/2/2008 | Listed for sale | $3,195,000+12.1%$505/sqft |
Source: Homes & Land Report a problem | ||
| 9/9/2005 | Sold | $2,850,000$451/sqft |
Source: Public Record Report a problem | ||
Public tax history
| Year | Property taxes | Tax assessment |
|---|---|---|
| 2025 | $28,504 +1.7% | $2,586,119 +2% |
| 2024 | $28,020 +1.8% | $2,535,412 +2% |
| 2023 | $27,514 +6.7% | $2,485,699 +2% |
| 2022 | $25,789 +1.6% | $2,436,961 +2% |
| 2021 | $25,379 +1% | $2,389,179 +1% |
| 2020 | $25,119 +1% | $2,364,682 +2% |
| 2019 | $24,858 +2.9% | $2,318,317 +2.9% |
| 2018 | $24,151 +2.7% | $2,252,360 +2.7% |
| 2017 | $23,514 +20.7% | $2,193,000 +20.3% |
| 2016 | $19,479 | $1,823,607 +1.5% |
| 2015 | $19,479 +10.6% | $1,796,216 +2% |
| 2014 | $17,610 | $1,761,032 +2.5% |
| 2012 | -- | $1,718,700 -26.9% |
| 2010 | -- | $2,350,000 |
| 2009 | -- | $2,350,000 -18% |
| 2007 | -- | $2,866,200 +2% |
| 2006 | -- | $2,810,000 +190.1% |
| 2005 | -- | $968,669 +2% |
| 2004 | -- | $949,676 +1.9% |
| 2003 | -- | $932,272 +2% |
| 2002 | -- | $913,994 +2% |
| 2001 | -- | $896,073 |
Find assessor info on the county website
Neighborhood: 93420
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Nearby schools
GreatSchools rating
- 7/10Los Ranchos Elementary SchoolGrades: K-6Distance: 4.7 mi
- 9/10Laguna Middle SchoolGrades: 7-8Distance: 9.9 mi
- 10/10San Luis Obispo High SchoolGrades: 9-12Distance: 8.8 mi
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- California
- San Luis Obispo County
- Arroyo Grande
- 93420
- 1225 Watercress Way
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