Last week’s sales….
465 HOT SPRINGS ROAD
13,560-square-footer that serial flipper Xorin Balbes bought for $11.5 million in November 2022, and sold off a couple of acres (reducing the lot to 3.97 acres), and renovated on spec.
Listed: $52 million in June 2024, cut twice to $37.5 million.
Closed: $32 million.
Photo: By Elevated Horizon, courtesy Nancy Kogevinas.
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815 HOT SPRINGS ROAD
I thought this property was worth the investment at its initial price of $16.5 million, “even though the 1999 house is ripe for an update—namely, two acres in an A+ location, with much of the flag lot on the south side of the house, and the pool down and off to the side but still easily accessible.” The market disagreed, and so did the buyer, if rumors are correct that he/she plans on tearing the place down and starting over. If so, this is quite the price for land alone.
Listed: $16.5 million in February 2025, cut to $14.9 million in June 2025.
Closed: $13.5 million.
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1366 OAK CREEK CANYON ROAD
Designed by Chester Carjola and built in 1950, it’s the exception on Oak Creek Canyon—a gated, private lane above E. Mountain Drive—where the other homes date from the early 21st century. Plus: an idyllic two-bedroom guest house up the hill.
Listed: $13.5 million in April 2025, cut to $12.995 million after six weeks.
Closed: $12.25 million.
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1285 E. MOUNTAIN DRIVE
The source of the word floops: 1975 four-bedroom with a good address and an ocean view but zero curb appeal and crying out for a creative renovation. The seller, who paid $10 million at the end of 2024 and had a change of heart three months later, took a substantial loss.
Listed: $11.5 million in March 2025, but that included the adjacent one-acre lot at 1297 E. Mountain Drive (still available for $3 million); relisted alone for $8.25 million in March 2025, cut to $7.995 million after two months.
Closed: $7.85 million.
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595 FREEHAVEN DRIVE
Architectural jumble at the east end of East Valley Road; the seller paid $3.85 million in July 2021.
Listed: $5.825 million in July 2024, cut twice to $5.375 million.
Closed: $5.091 million.
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0 PASEO DEL OCASO
2011 compound on 14.59 acres way up Mission Canyon.
Listed: $5.495 million in March 2025, cut twice to $4.695 million.
Closed: $4.695 million.
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1515 EAST VALEY ROAD #C
Two-bedroom cottage down the shared lane behind The Well’s Upper Village outpost.
Listed: $2.995 million in August 2025.
Closed: $3.22 million.
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1066 DIAMOND CREST COURT
1988 four-bedroom in a Hope Ranch Annex gated community.
Listed: $2.95 million in September 2025.
Closed: $3.1 million.
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Also worth checking out:
••• 1444 Tunnel Road: $2.8 million.
••• 1649 Miramesa Drive: $2.65 million.
••• 1308 W. Valerio Street: $2.2 million.
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