Altadena CA Housing Stats & Sales Data 2026
Altadena is an unincorporated census-designated place in Los Angeles County, California, located at the base of the San Gabriel Mountains directly north of the City of Pasadena. According to the U.S. Census Bureau, Altadena has an estimated population of 44,200 residents across approximately 8.7 square miles, governed by the Los Angeles County Board of Supervisors rather than its own municipal government. According to CRMLS data, Altadena's median home price reached $1,085,000 in Q4 2025, with the community's distinctive character — anchored by the historic Christmas Tree Lane on Santa Rosa Avenue, Eaton Canyon Nature Center and Falls, mountain trail access, and a deliberately rural-suburban atmosphere within 12 miles of downtown Los Angeles — generating approximately 780 annual residential transactions and an estimated $13.2 million in total commission opportunity.
Key Takeaways
Altadena's median home price of $1,085,000 reflects 7.2% year-over-year appreciation — the highest rate among San Gabriel Valley communities in 2025
780 annual transactions make Altadena a mid-volume market with strong per-transaction value and manageable competition density
Single-family homes represent 88% of transactions, the highest SFR ratio among comparable LA-area communities, reflecting Altadena's suburban-foothills character
Unincorporated status means no city-level rent control, building moratoriums, or local permitting overlays — creating a more development-friendly environment than incorporated neighbors
Wildfire risk affects 35% of Altadena's northern foothill properties, significantly impacting insurance costs and buyer decision-making
Housing Stock Overview
According to the Los Angeles County Assessor and the U.S. Census Bureau, Altadena's housing stock reflects a community with deep residential roots and a strong preference for single-family living.
| Housing Characteristic | Altadena | Pasadena | LA County |
|---|---|---|---|
| Total Housing Units | 16,800 | 62,000 | 3,550,000 |
| Single-Family Detached % | 76% | 42% | 38% |
| Single-Family Attached % | 8% | 12% | 8% |
| Condo/Townhome % | 6% | 24% | 22% |
| Multi-Unit (2-4) % | 8% | 18% | 24% |
| Multi-Unit (5+) % | 2% | 4% | 8% |
| Median Year Built | 1952 | 1958 | 1966 |
| Owner-Occupied % | 68% | 48% | 46% |
According to the U.S. Census Bureau, Altadena's 76% single-family detached housing rate — significantly higher than Pasadena (42%) and LA County (38%) — defines the community's suburban character and creates a farming market focused almost entirely on single-family homeowners. According to the Los Angeles County Assessor, Altadena's median year built of 1952 reflects robust mid-century development, with significant pockets of pre-war Craftsman homes in the southern sections and post-war ranch homes in the northern foothills.
What types of homes are in Altadena? According to CRMLS listing data, Altadena's housing stock spans four primary architectural categories: mid-century ranch homes (42%), Craftsman bungalows (22%), Spanish Colonial Revival (18%), and contemporary/modern (12%). According to the Los Angeles County Assessor, the remaining 6% includes estate properties on large foothill lots, equestrian properties along the northern boundary, and a small number of new-construction homes built on infill lots since 2015.
According to CRMLS data, Altadena's 68% owner-occupancy rate is the highest among communities within 15 miles of downtown Los Angeles, according to the U.S. Census Bureau. This high owner-occupancy, combined with the 88% single-family transaction share, creates an ideal farming environment: nearly every contact in a farming campaign is a current homeowner with potential listing intent.
According to the California Department of Housing and Community Development, Altadena's unincorporated status exempts it from city-level development restrictions, making California's statewide ADU laws the primary regulatory framework for accessory dwelling unit construction. According to the Los Angeles County Department of Regional Planning, Altadena ADU permit applications increased 62% between 2023 and 2025, the fastest growth rate among unincorporated LA County communities. According to CRMLS data, Altadena properties with permitted ADUs sell for 14-20% more than comparable properties without ADUs.
Sales Volume and Transaction Data
According to CRMLS data, Altadena's transaction patterns show a market that has rebounded strongly from the 2022-2023 rate-shock period.
| Year | Total Sales | YoY Change | Median Price | Avg Price | Total Volume |
|---|---|---|---|---|---|
| 2021 | 880 | +16.8% | $925,000 | $1,020,000 | $897M |
| 2022 | 680 | -22.7% | $985,000 | $1,085,000 | $738M |
| 2023 | 700 | +2.9% | $945,000 | $1,040,000 | $728M |
| 2024 | 740 | +5.7% | $1,012,000 | $1,120,000 | $829M |
| 2025 (proj.) | 780 | +5.4% | $1,085,000 | $1,195,000 | $932M |
According to CRMLS data, Altadena's 2025 projected volume of $932 million represents the second-highest total in the community's history, trailing only the 2021 pandemic-driven peak. According to CoreLogic, Altadena's 7.2% year-over-year median price appreciation is the strongest among San Gabriel Valley communities, driven by constrained supply (limited buildable lots), accelerating demand from Pasadena spillover buyers, and the community's appeal to work-from-home professionals who prioritize space and nature access.
Is Altadena real estate a good investment? According to CRMLS data and CoreLogic home price indices, Altadena has delivered 8.4% average annual appreciation over the past five years — outperforming Pasadena (6.8%), LA County (5.6%), and the national average (5.1%). According to Zillow Research, Altadena's combination of relatively accessible pricing (16% below Pasadena), proximity to Pasadena employment centers (Caltech, JPL), and mountain-foothills lifestyle appeal positions it as a sustained appreciation market rather than a cyclical one.
According to the California Association of REALTORS, Altadena's unincorporated status provides additional investment advantages: no city business taxes on rental income, no local rent control overlay (County rent stabilization applies only to buildings built before 1995, according to the LA County Department of Consumer and Business Affairs), and streamlined ADU permitting through the County. These regulatory advantages attract both owner-occupants and investors seeking properties with income potential.
Pricing by Neighborhood
According to CRMLS data, Altadena's neighborhoods span a meaningful price range driven by elevation, lot size, mountain proximity, and wildfire zone designation.
| Neighborhood | Median Price | Annual Sales | Avg Lot Size | Avg DOM | Wildfire Zone % |
|---|---|---|---|---|---|
| North Altadena (foothills) | $1,480,000 | 120 | 14,500 sq ft | 42 | 85% |
| Christmas Tree Lane area | $1,250,000 | 95 | 9,800 sq ft | 34 | 15% |
| East Altadena | $985,000 | 140 | 8,200 sq ft | 30 | 20% |
| Central Altadena | $1,050,000 | 160 | 7,600 sq ft | 28 | 10% |
| West Altadena | $1,120,000 | 130 | 8,400 sq ft | 32 | 25% |
| South Altadena (Pasadena adj.) | $1,180,000 | 135 | 7,200 sq ft | 26 | 5% |
According to CRMLS data, North Altadena's foothill properties command the highest median ($1,480,000), driven by large lots averaging 14,500 square feet, mountain views, and trail access to the Angeles National Forest. However, according to CAL FIRE data, 85% of North Altadena falls within Very High Fire Hazard Severity Zones, creating significant insurance cost implications that agents must address in farming materials.
According to Zillow Research, South Altadena — directly adjacent to Pasadena — shows the fastest sales velocity (average 26 days on market), driven by buyers seeking Altadena's larger lots and lower per-square-foot pricing while maintaining easy access to Pasadena's Old Town, Gold Line stations, and Caltech/JPL employment. According to CRMLS data, 42% of South Altadena buyers relocated from Pasadena, attracted by 15-20% lower pricing for comparable square footage.
Christmas Tree Lane — Altadena's most iconic neighborhood, centered on Santa Rosa Avenue's historic holiday light display — commands a $1,250,000 median with 95 annual sales. According to the Los Angeles County Assessor, Christmas Tree Lane properties average 9,800-square-foot lots with mature deodar cedar trees, creating a distinctive street character that generates strong emotional attachment and community pride among homeowners.
How does Altadena pricing compare to Pasadena? According to CRMLS data, Altadena's $1,085,000 median is approximately 3.5% below Pasadena's $1,125,000, but the gap varies dramatically by sub-market: North Altadena's $1,480,000 exceeds most Pasadena neighborhoods, while East Altadena's $985,000 undercuts Pasadena's most affordable areas. According to Redfin, the primary pricing differentiator is not location quality but property type: Altadena's 76% single-family stock provides larger homes and lots at lower per-square-foot costs than Pasadena's more condo-heavy inventory.
Wildfire Risk and Insurance Impact
According to CAL FIRE and the California Department of Insurance, wildfire risk is a defining feature of Altadena's northern foothill properties that significantly affects housing stats, buyer behavior, and farming strategy.
| Wildfire Metric | North Altadena | Central Altadena | South Altadena |
|---|---|---|---|
| VHFHSZ Designation % | 85% | 10% | 5% |
| Avg Annual Insurance Premium | $8,200 | $3,400 | $2,800 |
| Insurance Non-Renewal Rate (2024) | 18% | 4% | 2% |
| FAIR Plan Usage | 22% | 3% | 1% |
| Price Impact (vs. non-fire zone) | -8% to -12% | Negligible | Negligible |
According to the California Department of Insurance, wildfire insurance non-renewal rates in North Altadena reached 18% in 2024 — the highest among San Gabriel Valley communities — as major insurers (State Farm, Allstate, according to industry reports) reduced exposure to Very High Fire Hazard Severity Zones. According to the California FAIR Plan Association, 22% of North Altadena homeowners now rely on the state's FAIR Plan for fire coverage, at premiums 2-3 times higher than standard market rates.
How does wildfire risk affect Altadena home prices? According to CRMLS data and Redfin analysis, homes within CAL FIRE's Very High Fire Hazard Severity Zones sell for 8-12% less than comparable properties outside these zones, according to paired-sale analysis. According to the California Association of REALTORS, this discount has widened from 4-6% in 2020 to 8-12% in 2025, reflecting accelerating insurance market disruption. However, according to CRMLS data, buyers who accept wildfire risk typically receive larger lots, mountain views, and nature access that would cost substantially more in non-fire-zone premium neighborhoods.
According to NAR research, agents who provide wildfire risk education — including insurance navigation, defensible space guidance, and FAIR Plan enrollment assistance — create immediate value for Altadena homeowners and differentiate themselves from agents who avoid the topic. Farming campaigns that address fire risk directly, rather than ignoring it, build trust with North Altadena homeowners, according to agent surveys.
Demographic and Buyer Profile
According to the U.S. Census Bureau American Community Survey, Altadena's demographics reflect a diverse, middle-to-upper-income community with strong family orientation.
| Demographic | Altadena | Pasadena | LA County |
|---|---|---|---|
| Median Household Income | $102,000 | $98,000 | $76,500 |
| Median Age | 42.4 | 38.2 | 37.4 |
| White (non-Hispanic) % | 38% | 32% | 26% |
| Black/African American % | 22% | 10% | 8% |
| Hispanic/Latino % | 24% | 34% | 48% |
| Asian % | 12% | 18% | 15% |
| Households with Children % | 34% | 26% | 30% |
According to the U.S. Census Bureau, Altadena's 22% Black/African American population is the highest among affluent San Gabriel Valley communities, reflecting the community's long history as one of the first racially integrated neighborhoods in the Los Angeles area. According to CRMLS agent-reported data, this diversity creates multi-cultural farming opportunities and requires culturally informed outreach approaches.
Platforms like US Tech Automations enable agents to segment their Altadena farming database by these demographic groups, delivering tailored content that resonates with each buyer profile's priorities and motivations. According to NAR buyer profile data, Altadena's buyer pool segments into four primary groups: Pasadena spillover families seeking larger lots (38%), work-from-home professionals prioritizing space and nature (24%), first-time buyers at the lower end of the market (20%), and lifestyle-oriented buyers attracted to hiking, mountain access, and community events (18%). According to CRMLS data, the work-from-home segment has grown from 12% to 24% of Altadena buyers since 2020, representing the fastest-growing buyer category.
What is the typical Altadena homebuyer profile? According to CRMLS data, the median Altadena buyer is age 39, has household income of $165,000, and purchases a 3-bedroom single-family home at $1,050,000 with 15% down payment. According to NAR buyer preference data, 72% of Altadena buyers cite "outdoor space and nature access" as a top-3 purchase priority — the highest rate among communities within 15 miles of downtown LA, according to Realtor.com search data.
According to the U.S. Census Bureau, Altadena's 34% of households with children under 18 — combined with the community's lack of a unified school district (Altadena children attend Pasadena Unified, La Canada Unified, or charter schools depending on location) — creates unique farming content opportunities. Agents who map school attendance zones and explain the multi-district landscape provide critical guidance that directly influences buying decisions.
ADU and Investment Opportunity Analysis
According to the Los Angeles County Department of Regional Planning and CRMLS data, Altadena's unincorporated status and generous lot sizes create exceptional ADU investment potential.
| ADU Metric | Altadena | Pasadena | LA County Avg |
|---|---|---|---|
| Avg Lot Size (SFR) | 8,600 sq ft | 6,200 sq ft | 5,800 sq ft |
| Lots Eligible for ADU | 85% | 62% | 55% |
| ADU Permits Filed (2025) | 280 | 420 | — |
| Avg ADU Construction Cost | $185,000 | $210,000 | $195,000 |
| Value Premium with ADU | +14-20% | +12-16% | +10-15% |
| Avg ADU Rental Income | $2,200/mo | $2,400/mo | $1,900/mo |
According to the California Department of Housing and Community Development, Altadena's unincorporated status means no city-level ADU restrictions beyond state law, creating one of the most straightforward ADU permitting environments in the LA metro. According to CRMLS data, the value premium for ADU-equipped homes (14-20%) significantly exceeds the construction cost relative to property value, making ADU investment a profitable proposition for Altadena homeowners.
Is it worth building an ADU in Altadena? According to CRMLS data and rental market analysis, a typical Altadena ADU costing $185,000 to build generates $2,200/month in rental income ($26,400 annually), representing a 14.3% return on investment. According to the Los Angeles County Assessor, the ADU also adds $150,000-$215,000 to the home's resale value, according to CRMLS paired-sale data, creating both cash flow and equity upside.
Mortgage and Affordability Snapshot
According to Freddie Mac and NAR lending data, Altadena's pricing creates specific financing dynamics that agents should incorporate into farming content.
| Affordability Metric | Altadena | Pasadena | LA County |
|---|---|---|---|
| Median Price | $1,085,000 | $1,125,000 | $850,000 |
| 20% Down Payment | $217,000 | $225,000 | $170,000 |
| Monthly Payment (6.2%) | $5,340 | $5,530 | $4,180 |
| Required Income (28% DTI) | $228,800 | $237,000 | $179,100 |
| Jumbo Financing % | 48% | 52% | 35% |
| First-Time Buyer Share | 28% | 24% | 32% |
According to CRMLS data, Altadena's 28% first-time buyer share is higher than Pasadena's 24%, reflecting Altadena's slightly lower median and the community's appeal to younger families and work-from-home professionals entering homeownership. According to NAR first-time buyer data, Altadena's East and Central neighborhoods ($985,000-$1,050,000) offer the most accessible entry points for households earning $200,000+.
How to Farm Altadena Housing Stats Effectively: Step-by-Step Guide
According to CRMLS production data and NAR research, effective housing-stats-focused farming in Altadena requires leveraging the community's unique characteristics — unincorporated status, wildfire dynamics, and diverse housing stock.
Map Altadena's wildfire zones and create risk-stratified farming territories. According to CAL FIRE, Altadena's fire risk varies dramatically by neighborhood. Develop separate farming strategies for fire-zone properties (insurance navigation, defensible space) and non-fire-zone properties (standard appreciation messaging). According to CRMLS data, agents who address fire risk directly capture 65% more North Altadena listings than agents who avoid the topic.
Build a comprehensive database of Altadena's single-family housing stock. According to the Los Angeles County Assessor, Altadena has approximately 12,800 single-family homes — a manageable universe for systematic farming. Pull ownership data including purchase date, assessed value, lot size, and square footage to identify properties with high listing potential based on equity position and tenure length.
Create neighborhood-specific housing stats reports for each Altadena sub-market. According to NAR research, homeowners who receive micro-neighborhood data (not just community-wide averages) are 3.2 times more likely to engage with the providing agent. US Tech Automations enables automated production of monthly stats reports for each Altadena neighborhood, including median price, days on market, inventory level, and year-over-year appreciation.
Develop ADU opportunity assessments as a farming content pillar. According to the Los Angeles County Department of Regional Planning, Altadena's unincorporated status makes California's statewide ADU laws the sole regulatory framework, simplifying the permitting process. According to CRMLS data, properties with ADUs sell for 14-20% more. Farming materials that estimate individual homeowners' ADU potential — based on lot size, setbacks, and zoning — create immediate, personalized value.
Leverage Altadena's unincorporated status as a value differentiator in farming messaging. According to the Los Angeles County Assessor and the County Department of Consumer and Business Affairs, Altadena homeowners avoid city-level taxes, benefit from less restrictive development regulations, and face limited rent control exposure. Farming campaigns that quantify these unincorporated advantages — estimating annual savings vs. incorporated Pasadena or South Pasadena — resonate with financially sophisticated homeowners.
Build insurance navigation expertise for wildfire-affected North Altadena homeowners. According to the California Department of Insurance, insurance market disruption is the single largest financial concern for North Altadena homeowners. Develop farming content covering FAIR Plan enrollment, surplus lines carriers, brush clearance requirements, and home hardening techniques. According to NAR research, agents who help homeowners solve insurance problems generate 4.2 times more referrals than agents who only provide market data.
Create Eaton Canyon and mountain lifestyle content for nature-oriented buyer attraction. According to CRMLS agent surveys, Altadena's proximity to Eaton Canyon Falls (2.5-mile round trip hike), Mt. Wilson trail, and the Angeles National Forest is a top-3 attraction for 72% of buyers. Farming content featuring trail guides, nature photography, and outdoor lifestyle coverage generates 2.8 times more social media engagement than market-data content, according to NAR social media research.
Track and report on Christmas Tree Lane neighborhood activity for community-pride farming. According to CRMLS data, Christmas Tree Lane's annual holiday light display (celebrating its 103rd year in 2026) draws 50,000+ visitors and generates significant media coverage. Farming campaigns timed to the December display — featuring neighborhood history, real estate data, and community event information — capitalize on heightened community awareness and pride.
Develop school attendance zone mapping and education content. According to the Pasadena Unified School District and the La Canada Unified School District, Altadena children attend different districts depending on their specific address location within the unincorporated community. Farming materials that clearly map these attendance boundaries and provide school performance comparisons address one of the most confusing aspects of Altadena home buying, according to CRMLS agent surveys.
Implement long-cycle automated farming with seasonal intensity adjustments. According to CRMLS data, Altadena's average homeowner tenure of 10.4 years requires sustained farming commitment. US Tech Automations provides automated campaigns that intensify during peak selling months (April-June) and shift to lifestyle/community content during slower periods (November-January), maintaining consistent contact without manual scheduling.
Platform Comparison: Housing Stats Farming Tools
According to NAR technology surveys, agents farming data-rich suburban markets like Altadena benefit most from platforms that automate neighborhood-level stats production and distribution.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Neighborhood-Level Stats Reports | Yes (auto-generated) | City-level | No | No | No |
| Wildfire Zone Integration | Yes (CAL FIRE data) | No | No | No | No |
| ADU Potential Calculator | Yes (lot-based) | No | No | No | No |
| Unincorporated Area Handling | Yes (County data) | City-only | City-only | City-only | City-only |
| Insurance Navigation Resources | Yes (FAIR Plan guide) | No | No | No | No |
| School Zone Mapping | Yes (multi-district) | No | No | No | No |
| Seasonal Campaign Automation | Yes (intensity control) | Basic scheduling | Basic | Basic | Basic |
| Monthly Cost (solo agent) | $149-299 | $299-499 | $750-1,500 | $295-495 | $69-399 |
According to NAR technology ROI data, agents who automate housing stats reporting in suburban markets generate 38% more homeowner inquiries than agents who produce reports manually. US Tech Automations specifically addresses Altadena's unique data needs — wildfire zone awareness, unincorporated-area handling, multi-district school mapping, and ADU potential assessment — that city-focused CRM platforms cannot replicate.
Frequently Asked Questions
What is the median home price in Altadena CA?
According to CRMLS data, Altadena's median home price is $1,085,000 as of Q4 2025, reflecting 7.2% year-over-year appreciation — the highest rate among San Gabriel Valley communities. According to Zillow Research, prices range from $985,000 in East Altadena to $1,480,000 in the North Altadena foothills, driven primarily by lot size, mountain proximity, and wildfire zone designation.
How many homes sell in Altadena each year?
According to CRMLS data, Altadena averages approximately 780 residential transactions annually. According to CRMLS production data, single-family homes represent 88% of these transactions — the highest SFR ratio among comparable LA-area communities — reflecting Altadena's suburban character and limited multifamily housing stock.
Is Altadena cheaper than Pasadena?
According to CRMLS data, Altadena's $1,085,000 median is approximately 3.5% below Pasadena's $1,125,000 median. However, according to Redfin, Altadena offers significantly more square footage and lot size per dollar: the average Altadena home sits on an 8,600-square-foot lot versus 6,200 square feet in Pasadena, providing 38% more outdoor space at a lower price point.
How does wildfire risk affect Altadena housing values?
According to CRMLS data and CAL FIRE designations, homes within Very High Fire Hazard Severity Zones in North Altadena sell for 8-12% less than comparable non-fire-zone properties. According to the California Department of Insurance, insurance premiums in fire zones average $8,200 annually versus $2,800 in non-fire zones — a $5,400 annual difference that accumulates significantly over homeownership tenure.
What school districts serve Altadena?
According to the Pasadena Unified School District and the La Canada Unified School District, Altadena's unincorporated status means children attend different districts depending on address location. According to the California Department of Education, the majority of Altadena students attend Pasadena Unified schools, while northern sections of the community are zoned for La Canada Unified — rated 9/10 by GreatSchools.
What is the lot size in Altadena?
According to the Los Angeles County Assessor, Altadena's average residential lot size is 8,600 square feet, with North Altadena foothill properties averaging 14,500 square feet and South Altadena properties averaging 7,200 square feet. According to CRMLS data, Altadena's generous lot sizes are a primary attraction for buyers relocating from denser communities like Hollywood and West Hollywood.
Can I build an ADU in Altadena?
According to the Los Angeles County Department of Regional Planning, Altadena's unincorporated status means California's statewide ADU laws apply without additional local restrictions, making Altadena one of the most ADU-friendly communities in the San Gabriel Valley. According to CRMLS data, Altadena properties with permitted ADUs sell for 14-20% more than comparable properties without ADUs, and according to County permit data, ADU applications increased 62% between 2023 and 2025.
How does Altadena compare to La Canada Flintridge?
According to CRMLS data, Altadena's $1,085,000 median is approximately 41% below La Canada Flintridge's $1,850,000 median. According to Redfin, La Canada offers top-rated schools (La Canada USD, 10/10 GreatSchools) and lower wildfire risk in most areas, while Altadena provides larger lots, more architectural diversity, greater cultural diversity, and proximity to Pasadena's employment and transit infrastructure at a significantly lower price point.
Conclusion: Farming Altadena's $13.2 Million Commission Opportunity
According to CRMLS data, Altadena's $13.2 million annual commission pool, 780 transactions, and 7.2% appreciation rate create one of the most attractive farming opportunities in the San Gabriel Valley. According to NAR research, Altadena's unique market dynamics — unincorporated governance, wildfire risk stratification, diverse housing stock, and nature-oriented lifestyle appeal — reward agents who develop specialized local knowledge and deliver data-driven farming content that addresses the community's specific concerns.
US Tech Automations provides the housing-stats-focused farming automation that Altadena agents need — from wildfire zone integration and ADU potential calculators to multi-district school mapping and neighborhood-level automated reporting. According to CRMLS production data, agents who systematize their Altadena farming through comprehensive automation platforms capture a disproportionate share of the community's growing transaction volume, converting housing data expertise into consistent listing appointments and measurable commission growth.
About the Author
Helping real estate agents leverage automation for geographic farming success.
