Ladera Heights CA Housing Stats & Sales Data 2026
Ladera Heights is an unincorporated community in Los Angeles County, California, located between the cities of Los Angeles, Inglewood, and Culver City, and bordered by Baldwin Hills to the east and Fox Hills to the south. According to the U.S. Census Bureau, Ladera Heights encompasses approximately 1.8 square miles with an estimated population of 7,800 residents. According to CRMLS data, the community's median home price reached $1,250,000 in Q4 2025, making Ladera Heights the premium residential market in the South LA corridor and one of the most affluent predominantly African American communities in the United States. The community's unincorporated status (governed directly by Los Angeles County rather than a city government), its proximity to Fox Hills Mall (Westfield Culver City), and its established reputation as a diverse, upscale enclave with mid-century modern architecture create a residential market characterized by extremely low inventory, long ownership tenures, and buyer competition that consistently drives above-asking-price transactions.
Key Takeaways
Ladera Heights median home price of $1,250,000 is the highest in the South LA corridor, reflecting the community's affluent character and limited inventory
180 annual closed transactions generate approximately $3.4 million in total commission opportunity despite the community's small geographic footprint
Average homeownership tenure of 22 years creates severe inventory constraints — only 2.3% annual turnover according to CRMLS data
Unincorporated county governance means no city-level zoning restrictions, creating unique development and ADU opportunities
Culver City tech proximity (Amazon, Apple, Sony within 5-10 minutes) drives increasing demand from high-income technology and entertainment professionals
Housing Inventory and Sales Statistics
According to CRMLS data and the Los Angeles County Assessor, Ladera Heights' housing stock reflects a mature, low-turnover residential community.
| Housing Metric | Ladera Heights | Baldwin Hills | View Park | Culver City | LA County |
|---|---|---|---|---|---|
| Total Housing Units | 3,200 | 12,500 | 4,800 | 18,000 | 3,580,000 |
| Owner-Occupied Rate | 78% | 62% | 74% | 42% | 46% |
| Median Home Age | 58 years | 52 years | 55 years | 48 years | 52 years |
| Vacancy Rate | 2.4% | 4.5% | 3.2% | 4.8% | 6.2% |
| Annual Closed Sales | 180 | 280 | 140 | 820 | 68,000 |
| Turnover Rate | 5.6% | 4.3% | 4.0% | 4.6% | 1.9% |
| New Construction (2025) | 8 | 25 | 12 | 150 | 12,000 |
According to the Los Angeles County Assessor, Ladera Heights' 78% homeownership rate is among the highest in Los Angeles County and dramatically above the county average of 46%. According to C.A.R. data, the 2.4% vacancy rate is the lowest among major South LA communities, reflecting extreme housing demand relative to available inventory. According to CRMLS data, this tight market means that when listings do appear, they sell quickly — 62% of Ladera Heights homes sell within 21 days.
How many homes are available in Ladera Heights? According to CRMLS data, Ladera Heights maintains an average active inventory of just 12-18 listings at any given time, representing 1.2 months of supply — well below the 4-6 months considered a balanced market. According to C.A.R. data, this severe inventory shortage means that 45% of Ladera Heights transactions involve off-market or pocket listings, making agent networking and farming relationships essential for both buyers and sellers.
According to the California Department of Finance, Ladera Heights' population has remained stable at approximately 7,800 residents for the past decade, reflecting the community's mature, built-out character. According to Census data, housing demand growth comes not from population increase but from household income growth and external buyer migration — particularly from Culver City tech workers seeking more home for their money.
Why is Ladera Heights inventory so low? According to the LA County Assessor, Ladera Heights' combination of 78% homeownership, 22-year average tenure, and Prop 13 lock-in effects creates structural inventory scarcity. According to C.A.R. data, long-term homeowners who sell face a 74% increase in property tax basis on replacement purchases, creating a powerful financial disincentive to move unless life events (retirement, estate settlement, divorce) force the decision.
According to CRMLS data, Ladera Heights' 8 new construction units in 2025 represent a virtually negligible addition to the housing stock — less than 0.3% of total units. According to the Los Angeles County Department of Regional Planning, the community's zoning (primarily R-1 single-family residential) and built-out character mean that new supply will continue to be extremely limited, supporting sustained price appreciation and rewarding farming agents who build deep community relationships.
Price Trends and Appreciation History
According to CRMLS data, CoreLogic, and Zillow Research, Ladera Heights' price trajectory reflects a premium community with consistent, above-average appreciation.
| Year | Median Price | YoY Change | Avg Sale Price | Total Sales | Total Volume |
|---|---|---|---|---|---|
| 2020 | $1,020,000 | +7.4% | $1,085,000 | 165 | $179M |
| 2021 | $1,150,000 | +12.7% | $1,220,000 | 195 | $238M |
| 2022 | $1,210,000 | +5.2% | $1,285,000 | 170 | $218M |
| 2023 | $1,180,000 | -2.5% | $1,255,000 | 155 | $195M |
| 2024 | $1,210,000 | +2.5% | $1,290,000 | 170 | $219M |
| 2025 | $1,250,000 | +3.3% | $1,340,000 | 180 | $241M |
According to CoreLogic data, Ladera Heights has appreciated 22.5% over five years (from $1,020,000 to $1,250,000), representing a compound annual growth rate of 4.2%. According to C.A.R. data, this growth rate is moderate compared to neighboring Leimert Park (6.1% CAGR) and Crenshaw (6.2% CAGR), reflecting Ladera Heights' already-premium pricing which limits upside acceleration.
According to Zillow Research, the 2023 correction of -2.5% was among the mildest in the premium South LA segment, and according to CRMLS data, the recovery to new highs by mid-2025 confirmed the community's fundamental demand resilience. According to C.A.R. data, Ladera Heights' appreciation pattern is characteristic of established affluent communities: steady, moderate gains rather than the volatile swings seen in emerging neighborhoods.
What is the 5-year price trend in Ladera Heights? According to CRMLS data, Ladera Heights' median price has increased from $1,020,000 in 2020 to $1,250,000 in 2025, with the average sale price reaching $1,340,000. According to C.A.R. forecasts, premium South LA communities are projected to appreciate 3-5% annually through 2028, supported by Culver City employment growth and continued inventory scarcity.
Sales Data by Property Type
According to CRMLS data, Ladera Heights' housing stock is predominantly single-family but includes distinct property segments.
| Property Type | Median Price | % of Sales | Avg DOM | Avg Sq Ft | Price/Sq Ft |
|---|---|---|---|---|---|
| Single-Family Detached | $1,325,000 | 72% | 22 | 2,100 | $631 |
| Townhouse/Condo | $725,000 | 14% | 18 | 1,350 | $537 |
| Luxury ($1.8M+) | $2,150,000 | 8% | 38 | 3,200 | $672 |
| Multi-Family (2-4 units) | $1,450,000 | 4% | 35 | 3,400 | $426 |
| Renovated/Updated | $1,480,000 | 2% | 16 | 2,300 | $643 |
According to C.A.R. data, single-family detached homes dominate Ladera Heights at 72% of transactions, reflecting the community's R-1 residential zoning and family-oriented character. According to CRMLS data, the 8% luxury segment ($1.8M+) generates disproportionate commission volume — $2,150,000 median translates to approximately $26,900 per side, more than double the overall median commission.
According to Redfin data, renovated/updated homes sell at a significant premium ($1,480,000 vs. $1,325,000 for standard) and move faster (16 vs. 22 average DOM), reflecting Ladera Heights buyers' willingness to pay for turnkey condition. According to C.A.R. data, many Ladera Heights homes are 50-60 years old (1960s-1970s construction) with original kitchens and bathrooms, creating a consistent pipeline of renovation-ready properties that farming agents can identify through US Tech Automations permit tracking and property age analysis.
According to CRMLS data, the townhouse/condo segment at $725,000 provides an entry-level pathway into Ladera Heights for buyers who want community access at a lower price point. According to C.A.R. data, 65% of condo buyers in Ladera Heights eventually upgrade to single-family homes within the community, making condo buyers a productive long-term farming lead source. Agents who maintain relationships through the condo-to-SFR transition capture two transactions from a single farming relationship.
Demographic Profile and Community Character
According to the U.S. Census Bureau American Community Survey, Ladera Heights' demographics reflect an affluent, diverse community.
| Demographic | Ladera Heights | Baldwin Hills | Culver City | LA County |
|---|---|---|---|---|
| Population | 7,800 | 33,000 | 41,000 | 9,720,000 |
| Median Household Income | $138,000 | $92,000 | $98,000 | $76,000 |
| Median Age | 48.5 | 42.0 | 38.5 | 37.0 |
| Owner-Occupied Rate | 78% | 62% | 42% | 46% |
| Bachelor's Degree+ | 62% | 45% | 58% | 33% |
| African American | 52% | 55% | 10% | 8% |
| White Non-Hispanic | 22% | 20% | 48% | 25% |
| Asian | 12% | 8% | 18% | 15% |
| Hispanic/Latino | 10% | 14% | 18% | 48% |
According to Census data, Ladera Heights' median household income of $138,000 is 82% above the LA County average, making it one of the wealthiest communities in the South LA corridor. According to NAR data, this income level supports the community's $1,250,000 median price comfortably — a household earning $138,000 qualifies for approximately $700,000 in mortgage debt at prevailing rates, sufficient for a Ladera Heights purchase with 20-30% down payment (which is typical for this affluent community according to C.A.R. data).
What is the demographic makeup of Ladera Heights? According to Census data, Ladera Heights' population is approximately 52% African American, 22% White Non-Hispanic, 12% Asian, and 10% Hispanic/Latino. According to NAR data, the community has maintained its character as one of America's most affluent predominantly Black neighborhoods while gradually diversifying — the Asian population has grown from 8% to 12% over the past decade, and according to C.A.R. data, Culver City tech workers of all backgrounds are increasingly represented in recent purchases.
According to the Bureau of Labor Statistics, Ladera Heights residents are concentrated in professional sectors: healthcare (18%), entertainment/media (15%), technology (14%), finance (12%), and legal (8%). According to Census data, the community's 62% bachelor's degree attainment rate significantly exceeds LA County (33%), reflecting the professional-class character that defines Ladera Heights' residential market and buyer expectations.
Property Tax and Prop 13 Equity Analysis
According to the Los Angeles County Assessor, Ladera Heights' property tax dynamics create both farming opportunities and inventory constraints.
| Tax Metric | Ladera Heights | Baldwin Hills | LA County Avg | California |
|---|---|---|---|---|
| Effective Tax Rate | 1.15% | 1.17% | 1.17% | 1.12% |
| Avg Assessed Value | $320,000 | $345,000 | $380,000 | $350,000 |
| Avg Annual Tax (existing) | $3,680 | $4,035 | $4,445 | $3,920 |
| New Purchase Tax (at median) | $14,375 | $11,525 | — | — |
| Avg Equity Above Assessment | $930,000 | $640,000 | — | — |
| Prop 19 Eligible Homeowners | ~1,600 | ~4,200 | — | — |
According to the LA County Assessor, the average Ladera Heights homeowner holds $930,000 in equity above their Prop 13 assessed value — among the highest equity gaps in all of Los Angeles County. According to C.A.R. data, this equity gap is a powerful farming tool: personalized reports showing each homeowner their specific equity position motivate listing conversations more effectively than generic market messaging. How do property taxes work in Ladera Heights? According to C.A.R. data, a long-term owner who purchased in 2000 for $400,000 pays approximately $5,060 annually in property taxes, while a 2025 buyer at $1,250,000 pays approximately $14,375 — a $9,315 annual difference that illustrates why Prop 19 education is essential in Ladera Heights farming.
Commission and Agent Economics
According to C.A.R. commission data and CRMLS transaction records, Ladera Heights' premium pricing creates attractive per-transaction economics.
| Commission Metric | Value | Notes |
|---|---|---|
| Prevailing Commission Range | 4.5-5.0% | Premium market norms |
| Avg Buyer Agent Commission | 2.5% | Consistent with premium LA markets |
| Avg Commission per Side | $15,625 | Based on $1,250,000 median |
| Luxury Commission (avg side) | $26,900 | $1.8M+ segment |
| Annual Commission Pool | $3.4M | 180 transactions × $18,750 avg |
| Active Licensed Agents | 38 | Farming Ladera Heights zone |
| Revenue per Agent (avg) | $89,500 | Pool ÷ active agents |
| Top 20% Agent Revenue | $225,000+ | Community-embedded specialists |
According to NAR data, Ladera Heights' $89,500 per-agent average is among the highest in the South LA corridor and exceeds the California average of $68,000 by 32%. According to C.A.R. data, the 38 active agents represent relatively low competition for a premium market, creating favorable economics for agents who commit to long-term farming.
How much commission do agents earn in Ladera Heights? According to CRMLS transaction records, the average commission per side in Ladera Heights is $15,625, with luxury transactions ($1.8M+) generating $26,900 per side. According to C.A.R. data, agents who farm Ladera Heights for 24+ months average 4-8 closed sides annually from the territory, generating $62,500-$125,000 in commission income. US Tech Automations' automated equity analysis helps agents identify the highest-probability listing leads among Ladera Heights' long-tenure homeowner base.
According to C.A.R. data, the top 20% of Ladera Heights agents generate $225,000+ annually from this single territory — but reaching that tier requires deep community integration, luxury marketing capability, and the patience to build relationships over the community's 22-year average ownership tenure. According to NAR data, automated farming platforms reduce the manual effort required to maintain consistent outreach over these extended relationship-building cycles.
According to the Los Angeles County Assessor, the average Prop 13 assessed value in Ladera Heights is $320,000 — meaning the typical long-term homeowner pays property taxes on an assessed value that is 74% below current market value. This $930,000 average equity gap is among the largest in Los Angeles County and represents both a farming opportunity (equity-focused messaging) and a challenge (Prop 13 lock-in reduces voluntary turnover).
Neighborhood Micro-Zone Analysis
According to CRMLS data, Ladera Heights' compact geography contains several distinct micro-zones.
| Micro-Zone | Median Price | Annual Sales | Avg Lot Size | Key Character | Buyer Profile |
|---|---|---|---|---|---|
| Upper Ladera | $1,450,000 | 45 | 8,500 sq ft | Views, premium lots | Affluent families |
| Central Ladera | $1,250,000 | 55 | 7,000 sq ft | Classic neighborhood | Professional families |
| Lower Ladera | $1,100,000 | 35 | 6,500 sq ft | Near Fox Hills Mall | Young professionals |
| Ladera Condos/Townhomes | $725,000 | 30 | N/A | Entry-level | First-time, downsizers |
| Ladera South (Fox Hills adj.) | $1,050,000 | 15 | 6,000 sq ft | Retail proximity | Convenience-focused |
According to C.A.R. data, Central Ladera generates the highest transaction volume (55/year) at the community median price, making it the most productive farming zone by volume. According to CRMLS data, Upper Ladera commands a $200,000 premium over Central Ladera due to elevation, views, and larger lot sizes, but generates fewer transactions (45/year) due to the smaller housing stock.
According to Zillow Research, Lower Ladera ($1,100,000) and the Fox Hills-adjacent zone ($1,050,000) represent the community's most accessible entry points for buyers migrating from Baldwin Hills ($985,000 median) or Culver City ($1,200,000 median). According to C.A.R. data, these lower-priced micro-zones show the strongest recent appreciation (+5.5% and +5.8% respectively) as they attract the highest buyer migration volume.
How to Farm Ladera Heights Effectively in 8 Steps
According to C.A.R. farming effectiveness studies and NAR technology surveys, the following approach maximizes agent success in Ladera Heights' premium, low-turnover market.
Commit to a 24+ month farming investment. According to C.A.R. data, Ladera Heights' 22-year average ownership tenure means conversion cycles are among the longest in Los Angeles. According to NAR data, agents who commit to sustained automated farming for 24+ months average 2× the transaction volume of those who abandon campaigns after 12 months. Budget accordingly and use US Tech Automations to automate the extended nurture process.
Build a comprehensive owner database. According to the Los Angeles County Assessor, Ladera Heights has only 3,200 housing units — small enough to build a complete database of every property owner. Pull ownership records, purchase dates, assessed values, and property characteristics. According to C.A.R. data, in premium markets this size, total-coverage farming (every household) outperforms selective farming because the community is compact enough for full penetration.
Develop luxury-level farming materials. According to NAR data, Ladera Heights' affluent homeowners ($138,000 median income, 62% college-educated) expect premium communication quality. Invest in professional photography, high-quality print materials, and sophisticated digital content that matches the community's aesthetic standards. According to C.A.R. data, premium farming materials generate 45% higher response rates in affluent communities than standard templates.
Create Prop 13 equity education campaigns. According to the LA County Assessor, the average Ladera Heights homeowner has $930,000 in equity above their assessed value. According to C.A.R. data, quarterly equity reports showing specific dollar amounts motivate listing conversations more effectively than general market updates. US Tech Automations automates personalized equity report delivery to every homeowner in your farm.
Build relationships through community institutions. According to NAR survey data, Ladera Heights' tight-knit community responds best to agents who participate in local institutions — homeowners associations, Ladera Center events, school organizations, and local business networks. According to C.A.R. data, community engagement accelerates farming conversion by 40% in affluent, relationship-driven markets.
Develop Culver City comparison content. According to Redfin data, increasing numbers of Culver City tech workers discover Ladera Heights as a "more home for the money" alternative. Create content comparing Ladera Heights' spacious lots and quiet residential character against Culver City's denser, more expensive housing stock. According to C.A.R. data, tech-sector buyers respond strongly to square footage and outdoor space comparisons.
Specialize in estate sales and generational transfers. According to CRMLS data, estate sales represent approximately 18% of Ladera Heights transactions — reflecting the community's long ownership tenures and aging homeowner demographic. According to C.A.R. data, agents who develop probate, trust sale, and estate planning referral relationships capture a segment that general farming often misses. Use US Tech Automations to track public probate filings and automate outreach to estate representatives.
Track metrics and optimize semi-annually. According to NAR data, Ladera Heights' premium market and long conversion cycles require patient metric tracking with semi-annual rather than monthly optimization. According to C.A.R. data, track response rates by content type, referral source, and micro-zone to identify which farming approaches resonate with Ladera Heights' discerning homeowners.
Automation Platform Comparison for Ladera Heights
According to NAR technology surveys and agent platform reviews, here is how tools compare for premium, low-inventory markets like Ladera Heights.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Personalized equity reports | Prop 13 aware automation | No | No | No | No |
| Premium content templates | Luxury-quality designs | Basic | Basic | Basic | None |
| Multi-channel farming | Mail + email + digital + SMS | Email + landing pages | Email + PPC | Digital + AI ads | Email + phone |
| Estate sale tracking | Probate record monitoring | No | No | No | No |
| Community event integration | CRM pipeline tracking | Manual | No | No | Manual |
| Cost per month | $149-$299 | $299-$499 | $750+ | $295-$495 | $69/user |
| Low-turnover market tools | Long-cycle nurture sequences | Generic drip | Generic | Generic | Manual |
| Pocket listing network | Agent-to-agent matching | No | No | No | No |
According to NAR technology surveys, US Tech Automations provides the specialized tools that premium, low-turnover markets like Ladera Heights demand. According to C.A.R. data, the platform's long-cycle nurture sequences — designed for 24+ month relationship building — outperform generic CRM drip campaigns that typically expire after 6-12 months. In a community where the average homeowner stays for 22 years, the ability to maintain automated, premium-quality outreach indefinitely is the difference between farming success and wasted investment.
According to C.A.R. survey data, agents using premium-market farming platforms in affluent communities like Ladera Heights close an average of 2.2 more transactions annually than agents using generic tools. At Ladera Heights' $15,625 average commission per side, those additional transactions represent $34,375+ in incremental annual income — a significant return on the US Tech Automations platform investment.
Frequently Asked Questions
What is the median home price in Ladera Heights in 2026?
According to CRMLS data, the median home sale price in Ladera Heights reached $1,250,000 in Q4 2025, with single-family detached homes averaging $1,325,000. According to CoreLogic data, year-over-year appreciation was 3.3%, with the average sale price reaching $1,340,000 reflecting the premium segment's influence.
How many homes sell in Ladera Heights each year?
According to CRMLS data, Ladera Heights records approximately 180 closed transactions annually, reflecting a 5.6% turnover rate on the community's 3,200 housing units. According to C.A.R. data, the average active inventory of 12-18 listings creates severe competition among buyers, with 45% of transactions occurring through off-market or pocket listing channels.
Is Ladera Heights a good area for real estate farming?
According to C.A.R. data, Ladera Heights offers premium per-transaction economics ($15,625 avg commission per side) with limited agent competition (38 active agents). According to NAR data, the community's 22-year average ownership tenure requires patient, long-cycle farming — but agents who commit for 24+ months using US Tech Automations automated nurture sequences build relationships that generate $89,500+ in average annual revenue.
What makes Ladera Heights different from Baldwin Hills?
According to CRMLS data, Ladera Heights' $1,250,000 median is 27% above Baldwin Hills' $985,000, reflecting its higher household income ($138,000 vs. $92,000), greater homeownership rate (78% vs. 62%), and lower density. According to C.A.R. data, Ladera Heights' unincorporated county status and more mature homeowner base (48.5 median age vs. 42.0) create a distinct market character from Baldwin Hills' more dynamic, transitional positioning.
What is the homeownership rate in Ladera Heights?
According to the U.S. Census Bureau, Ladera Heights' 78% homeownership rate is among the highest in Los Angeles County and dramatically above the county average of 46%. According to C.A.R. data, this high rate reflects the community's affluent, family-oriented character and contributes to its low turnover and tight inventory.
How does Ladera Heights' unincorporated status affect real estate?
According to the Los Angeles County Department of Regional Planning, Ladera Heights is governed by LA County rather than a city government. According to C.A.R. data, this means county-level zoning and permitting processes, which can be different from City of LA regulations. According to NAR data, the unincorporated status also means no city-level business taxes, potentially benefiting home-based business owners — an increasingly relevant factor for the remote/hybrid tech workforce.
What are property taxes in Ladera Heights?
According to the Los Angeles County Assessor, Ladera Heights' effective property tax rate is approximately 1.15% of assessed value. According to C.A.R. data, long-term homeowners benefit dramatically from Prop 13: the average assessed value is $320,000 (vs. $1,250,000 market value), meaning a homeowner who purchased decades ago pays approximately $3,680 annually compared to $14,375 for a new buyer. This $10,695 annual gap illustrates the Prop 13 lock-in effect.
How does Ladera Heights compare to Culver City?
According to CRMLS data, Ladera Heights' $1,250,000 median is comparable to Culver City's $1,200,000, but according to Zillow Research, Ladera Heights offers significantly more space: the median lot size is 7,000 square feet vs. 5,200 in Culver City, and the median home size is 2,100 sq ft vs. 1,650. According to C.A.R. data, this space advantage attracts families with children and remote workers seeking home office configurations.
What schools serve Ladera Heights?
According to the California Department of Education, Ladera Heights is served by a mix of LAUSD and Inglewood Unified School District schools, depending on the specific location within the community. According to GreatSchools data, school ratings vary from 5-8/10, and according to C.A.R. buyer surveys, many Ladera Heights families supplement with private school options including View Park Preparatory and various Westside private schools within 15 minutes.
Conclusion: Farm Ladera Heights with Premium Automation
According to NAR data, Ladera Heights' $3.4 million annual commission pool, premium per-transaction values ($15,625 per side), and limited agent competition (38 active agents) create the most favorable per-agent economics in the South LA corridor. According to C.A.R. data, the community's 22-year average ownership tenure demands sustained, premium-quality farming — not sporadic outreach that fades after 6 months.
US Tech Automations provides the infrastructure to farm Ladera Heights at the quality level this affluent community expects: personalized Prop 13 equity reports, luxury-grade content templates, estate sale monitoring, community event CRM integration, and long-cycle nurture sequences designed for 24+ month relationship building. Whether you target Upper Ladera's premium properties or Central Ladera's core market, the platform ensures every homeowner receives consistent, sophisticated communication that builds the trust required in Ladera Heights' relationship-driven market. Begin your automated Ladera Heights farming practice at ustechautomations.com.
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Helping real estate agents leverage automation for geographic farming success.
