13322 Frame Rd, Poway, CA 92064
NEW
COMING SOON 7/11
Listed by Arianna Schwarz, Real Brokerage Technologies, (855) 450-0442

13322 Frame Rd
Poway, CA 92064

  • 4 Beds
  • 2 Baths
  • 1,288 sqft

$1,025,000

Est. Mortgage $6,134/mo*
Get Pre-Qualified

$1,025,000

Est. Mortgage $6,134/mo*
Get Pre-Qualified
4 Beds
2 Baths
1,288 sqft

Local Information

  • Map ViewExplore the area around 13322 Frame Rd.
  • Schools1 Elementary School1 Middle School1 High School
  • Shop & Eat
-- mins to
Commute Destination

Description

Beautifully updated and tucked away on a quiet street in one of Poway's most sought-after neighborhoods, this exceptional home offers the perfect blend of modern style, comfort, and outdoor living. Thoughtfully expanded with an approximately 300-square-foot addition, the open-concept floor plan provides spacious living and entertaining areas filled with natural light. Soaring ceilings, skylights, new flooring, new windows, central air conditioning, and stylish modern finishes enhance the home's inviting atmosphere. The updated kitchen features a new stainless steel appliance package and flows seamlessly into the main living spaces, creating the ideal setting for everyday living and gatherings. Thoughtfully renovated bathrooms and spacious bedrooms provide comfort and style, while expansive windows frame picturesque mountain views. Outside, enjoy a beautifully reimagined backyard featuring a covered patio, paver hardscape, low-maintenance turf, professionally redesigned landscaping, fresh exterior paint, new fencing, and an abundance of flat, usable yard space perfect for entertaining, play, or relaxing. Ideally located near top-rated Poway Unified schools, neighborhood parks, hiking and biking trails, shopping, dining, and convenient freeway access, this exceptional home offers the very best of the Poway lifestyle.

Home Highlights

Parking
2 Car Garage
Outdoor
No Info
A/C
Cooling only
HOA
None
Price/Sqft
$796
Listed
Less than a day ago

Home Details for 13322 Frame Rd

Interior Features

Interior Details
Number of Rooms: 6Types of Rooms: Master Bedroom, Master Bathroom, Family Room, Kitchen, Laundry, Living Room
Beds & Baths
Number of Bedrooms: 4Main Level Bedrooms: 4Number of Bathrooms: 2Number of Bathrooms (full): 2Number of Bathrooms (main level): 2
Dimensions and Layout
Living Area: 1288 Square Feet
Appliances & Utilities
Laundry: In Garage
Heating & Cooling
Has CoolingAir Conditioning: Central AirNo Heating
Fireplace & Spa
Fireplace: Electric, Family RoomHas a FireplaceNo Spa
Windows, Doors, Floors & Walls
Common Walls: No Common Walls
Levels, Entrance, & Accessibility
Stories: 1Number of Stories: 1Levels: OneEntry Location: Ground
View
No ViewView: None

Exterior Features

Exterior Home Features
No Private Pool
Parking & Garage
Number of Garage Spaces: 2Number of Covered Spaces: 2Has a GarageHas an Attached GarageParking Spaces: 2Parking: Garage Attached
Pool
Pool: None
Frontage
Not on Waterfront
Water & Sewer
Sewer: Public Sewer

Days on Market

Days on Market: <1 day on Trulia

Property Information

Year Built
Year Built: 1959
Property Type / Style
Property Type: ResidentialProperty Subtype: Single Family Residence
Building
Not Attached PropertyNo Additional Parcels
Property Information
Parcel Number: 3170820500

Price & Status

Price
List Price: $1,025,000Price Per Sqft: $796

Active Status

MLS Status: Coming Soon

Location

Direction & Address
City: Poway
School Information
High School District: Poway Unified

Agent Information

Listing Agent
Listing ID: NDP2606283

Community

Community Features: Curbs, Gutter(s), Hiking, Park, Storm Drain(s), Street Lights, SuburbanNot Senior Community

HOA

Association for this Listing: California Regional MLS (North San Diego County & Pacific Southwest AORs)HOA Fee: No HOA Fee

Lot Information

Lot Area: 8900 sqft

Listing Info

Special Conditions: Standard

Offer

Listing Terms: Cash, Conventional, 1031 Exchange, VA Loan

Miscellaneous

Mls Number: NDP2606283Living Area Range Units: Square FeetAttribution Contact: ariannaschwarz@gmail.comActivation Date: Sat Jul 11 2026Start Showing Date: Sat Jul 11 2026Universal Property Id: US-06073-N-3170820500-R-N

Additional Information

CurbsGutter(s)HikingParkStorm Drain(s)Street LightsSuburbanSource Internet Entire Listing Display
Last check for updates: about 22 hours ago
Listing Provided by: Arianna Schwarz DRE #01769300
Real Brokerage Technologies
Originating MLS: California Regional MLS (North San Diego County & Pacific Southwest AORs)
Source: CRMLS, MLS#NDP2606283
Also Listed on CRMLS.

Market trends in Poway

Last updated May 2026
Buyer'sMarketSeller'sMarket
Avg. sale price
$1.25M
$95KMoM
Sale-to-List Price
99.9%
0.9%MoM
Price per sq ft
$611
$6MoM
Available listings
118
10MoM

Price History for 13322 Frame Rd

DatePriceEventSource
02/15/2022$980,000Sold
N/A
01/13/2022$899,900PendingCRMLS #IV21263792
01/10/2022$899,900PendingToActiveCRMLS #IV21263792
12/27/2021$899,900PendingCRMLS #IV21263792
12/13/2021$899,900Listed For SaleCRMLS #IV21263792
07/14/2021$710,000Sold
N/A

Similar Homes You May Like

Skip to last item
Skip to first item

New Listings near 13322 Frame Rd

Skip to last item
Skip to first item

Property Tax and Assessment

Year2025
Tax$11,757
Assessment$1,039,975
Home facts updated by county records

Comparable Sales for 13322 Frame Rd

Address
Distance
Property Type
Sold Price
Sold Date
Bed
Bath
Sqft
13323 Frame Rd, Poway, CA
0.03
Single-Family Home
$870,000
09/03/25
4
2
1,452
13423 Tobiasson Rd, Poway, CA
0.13
Single-Family Home
$972,000
09/09/25
4
2
1,572
13416 Tobiasson Rd, Poway, CA
0.10
Single-Family Home
$1,083,000
10/31/25
4
2
1,520
13425 Powers Rd, Poway, CA
0.10
Single-Family Home
$897,000
08/29/25
3
1.5
1,075
13442 Mountainside Dr, Poway, CA
0.22
Single-Family Home
$1,059,000
05/05/26
3
2
1,305
13148 Ridgedale Dr, Poway, CA
0.24
Single-Family Home
$1,111,000
06/24/26
4
2
1,520
12450 Robison Blvd, Poway, CA
0.12
Single-Family Home
$1,125,000
05/05/26
3
2
1,500
13254 Powers Ct, Poway, CA
0.12
Single-Family Home
$820,000
06/09/26
3
2
1,304
12614 Orohaven Ln, Poway, CA
0.20
Single-Family Home
$775,000
04/16/26
4
2
1,274

Nearby homes

Get a sense of prices in the area by checking nearby homes.
Skip to last item
Skip to first item

Assigned Schools

These are the assigned schools for 13322 Frame Rd.
View nearby schools on GreatSchools
The GreatSchools Rating compares schools on a variety of school quality indicators including test scores, college readiness, equity and more. Learn more.

What Locals Say about Poway

At least 222 Trulia users voted on each feature.

  • 91 % Say it's dog friendly

  • 84 % Say parking is easy

  • 82 % Say car is needed

  • 80 % Say there's holiday spirit

  • 76 % Say yards are well-kept

  • 76 % Say it's quiet

  • 74 % Say people would walk alone at night

  • 73 % Say there are sidewalks

  • 71 % Say kids play outside

  • 70 % Say there's wildlife

  • 66 % Say streets are well-lit

  • 61 % Say it's walkable to grocery stores

  • 60 % Say they plan to stay for at least 5 years

  • 59 % Say neighbors are friendly

  • 57 % Say it's walkable to restaurants

  • 40 % Say there are community events

Sourced by Trulia users. Learn more about our methodology.
  • Biacgfreitas
    "To La Jolla. Depending on time can be horrible and up to 50 mins. 56 is always crowded. Not much else to say. "
    0
    Flag
  • Allison Jean
    "Our neighborhood has a very quiet, surburban feel. We know most of our neighbors since my family has lived here 10 years now. It used to be mostly older folks but younger families have been moving in in recent years. Totally inaccessible by public transport, but beautiful views of the mountains and close to Lake Poway. "
    0
    Flag
  • Allison Jean
    "The commute to downtown where I work tends to take around 30 minutes, keeping in mind that I don’t work a regular 9 to 5 schedule. It’s not bad. "
    0
    Flag
  • Nick
    "We feel safe here. There are plenty of kids around. It’s also very walkable. Never felt unsafe on a night walk"
    0
    Flag
  • Matt Burr
    "No off leash dogs are allowed at the park. Also, the streets are flat with street lights so that is great"
    0
    Flag
  • Jessica H.
    "Dog friendly city altogether! Local dog park, shops and boarding for dogs. everyone for the most part picks up after their dogs."
    6
    Flag
  • Mike C.
    "Lots of trails and daycares, plus dog parks galore. Dogs are everywhere, so it’s a very dog-friendly scene."
    1
    Flag
  • Jase A.
    "Great schools and friendly neighbors. Poway has plenty of parks, recreation, dog parks and other activities. "
    2
    Flag
  • Jeffrey S.
    "Quiet, lots of things to do and see. Nice parks. Schools and community. Nice farmers market in old poway. "
    0
    Flag
  • Sarah C.
    "Different parts of poway are more family friendly than others. Check them out during non school hours "
    0
    Flag
  • Coffee.lady.sd18
    "Ok. Once you’re in Poway you’re in Poway it’s kinda a drive to go elsewhere. I work downtown and it’s a 45 min drive with traffic. People are pretty friendly here and kind. I feel relatively safe living here. Anyway getting to and from the freeway can be a bit slow that’s my only real gripe."
    10
    Flag
  • Yourgirljen
    "It’s a very kid friendly and family oriented neighborhood with amazing schools, activities and lots to do. "
    2
    Flag
  • Davdawez
    "A good number of homes in high valley have horses yet you never see anybody out riding,, we’re from Texas and have lived here since January, haven’t seen many friendly folks as of yet,, I grew up in so cal,, lived in Texas 28 yrs,, California certainly has changed "
    6
    Flag
  • Ray V.
    "Lots of well maintined parks, great library, lots of family events and fantastic schools. Most neighborhoods do not have an HOA or Mello Roos, but are maintained well. The Old Poway Park is a place that attracts kids and families from all over San Diego county, and has probably the finest Farmers markets."
    2
    Flag
  • Raquelina M. R.
    "Safe, quiet and green . Beautiful view around. Golf courses and restaurant of hight quality ! A lot of Senior houses ."
    0
    Flag
  • Michele
    "I've lived here since 2006. Peaceful area. Friendly neighbors, but they don't impose on anyone, so if you're an introvert, that's respected, too. Within walking distance to movie theaters, nice restaurants, ice cream and frozen yogurt shops, drug store and grocery stores. Hiking trails right outside the entrance to the community. Also within about 2 miles of the I-15 which has a carpool and toll road south to San Diego (10-15 min. drive) and north to surrounding destinations. Also has highest rated school district in the county!"
    0
    Flag
  • Azure V.
    "I grew up here and I felt rather safe. A note for high school parents, though, there are small groups of students at Poway high that enjoy smoking pot secretly, among other things."
    1
    Flag
  • Sammy_lanning
    "4th of July, concerts in the park, Poway Rodeo, Poway Days parade and Kaminsky’s for Sunday football games. "
    0
    Flag
  • Sam
    "I live in RB north and work is in POWAY just 2 miles away. Easy commute and no traffic. I stay off the freeways and drive my gas guzzler. "
    0
    Flag
  • Mrs. Kraus
    "Great family friendly and safe neighborhood. If you have kids PUSD is a great district in comparison to some others in Southern California. "
    0
    Flag
  • Manat
    "Next door dog owners, they are friendly couple. Everyday walking the two dogs and dogs are seems happy. "
    0
    Flag
  • Guglielmirodolfo
    "The area is safe, there are parks and playgrounds for kids and we have many other family with children as neighbors."
    1
    Flag
  • Dave
    "Right on the edge of the city, it’s the perfect mix of community and country. The area has a nice mix of demographics. "
    3
    Flag
  • Blurstar8829
    "I dont live here. it is a quiet area. plenty of parking and everything is right down the street from shopping, food and high ways."
    0
    Flag
  • Erica G.
    "I drive my own car. It’s about 45 min commute to get to work. Traffic is more heavier on the streets as well as the city drivers in poway are the worst . Always run red lights and not paying attaching and almost hitting other cars. "
    0
    Flag
  • Lilhayek
    "I lived here since 5 years I love it cause first of all it is a safe area and second I can walk to a near shopping center that has all the stores that I need and now I am so familiar with the employees that they are my friends "
    0
    Flag
  • Summerfelix
    "It feels very country and it’s beautiful. The homes are custom. The people are wonderful. You get a lot of land. Great schools "
    0
    Flag
  • Smsroy
    "Great neighborhood. Safe place for kids. Good area to take a walk anytime. Very peaceful neighborhood."
    0
    Flag
  • Linda L.
    "The people are awesome! Many of us are friends. We get together regularly. The lots are big and cars are parked off street. Motorhomes are parked behind fences. "
    1
    Flag
  • Lilhayek
    "I lived in Poway for 5 years I like it it is safe and stores and restaurants are near Really easy to access the highway "
    0
    Flag

LGBTQ Local Legal Protections

Arianna Schwarz, Real Brokerage Technologies
The multiple listing data appearing on this website, or contained in reports produced therefrom, is owned and copyrighted by California Regional Multiple Listing Service, Inc. ("CRMLS") and is protected by all applicable copyright laws. Information provided is for viewer's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties the viewer may be interested in purchasing. All listing data, including but not limited to square footage and lot size is believed to be accurate, but the listing Agent, listing Broker and CRMLS and its affiliates do not warrant or guarantee such accuracy. The viewer should independently verify the listed data prior to making any decisions based on such information by personal inspection and/or contacting a real estate professional.
Based on information from California Regional Multiple Listing Service, Inc. as of 2026-02-09 09:51:42 PST and /or other sources. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information
13322 Frame Rd, Poway, CA 92064 is a 4 bedroom, 2 bathroom, 1,288 sqft single-family home built in 1959. This property is currently available for sale and was listed by CRMLS on Jul 1, 2026. The MLS # for this home is MLS# NDP2606283.