Temple City CA Home Prices & Commission Data 2026
Key Takeaways:
Temple City's median home price reaches approximately $1,085,000 according to Redfin Q4 2025 data, positioning it as an accessible yet appreciating market within the San Gabriel Valley
Average commission per transaction side at 2.5% generates $27,125 per listing according to CRMLS data, with agents averaging 8-12 annual transactions in this active mid-market
The city's 12,400 housing units according to Census data produce approximately 420-480 annual sales according to CRMLS, creating a consistent farming pipeline
Temple City's top-ranked schools including Temple City High and Longden Elementary drive 52% of purchase decisions according to NAR buyer surveys
US Tech Automations farming workflows help agents capture market share in Temple City's competitive mid-market by automating prospect nurturing across 6-12 month conversion cycles
Temple City is a small residential city in the western San Gabriel Valley of Los Angeles County, California, located approximately 13 miles east of downtown Los Angeles and bordered by Arcadia to the north, Rosemead to the south, and El Monte to the east. With a population of 36,489 according to the U.S. Census Bureau American Community Survey, this 3.85-square-mile community is celebrated for its annual Camellia Festival, top-performing Temple City Unified School District, quiet tree-lined streets that attract families seeking suburban tranquility near urban conveniences, and its central position within the San Gabriel Valley's dining and retail corridor along Las Tunas Drive. For real estate agents, Temple City represents a high-volume, mid-price-point farming opportunity where consistent prospecting and community engagement yield reliable commission income year after year.
Temple City Home Price Analysis
Temple City's pricing structure positions it in the mid-to-upper tier of San Gabriel Valley real estate, offering relative affordability compared to neighboring Arcadia and San Marino while maintaining strong appreciation. According to the California Association of REALTORS (C.A.R.), the city's median home price is approximately 1.25 times the LA County median, reflecting its school quality, family-friendly character, and convenient SGV location.
| Price Metric | Value | Source |
|---|---|---|
| Median Home Sale Price | $1,085,000 | Redfin Q4 2025 |
| Average Home Sale Price | $1,145,000 | CRMLS Q4 2025 |
| Median Price Per Sq Ft | $685 | Zillow December 2025 |
| Price Range (10th-90th Percentile) | $780,000-$1,650,000 | CRMLS 2025 |
| YoY Price Appreciation | 5.8% | CoreLogic HPI Q4 2025 |
| 5-Year Cumulative Appreciation | 41.2% | CoreLogic HPI |
| Avg Lot Size | 7,200 sq ft | LA County Assessor |
| Avg Home Size | 1,680 sq ft | CRMLS listings |
According to CoreLogic, Temple City's 5.8% year-over-year appreciation outpaces the broader LA County average of 4.1%, reflecting the sustained demand for quality school districts in the San Gabriel Valley. According to Zillow, the city's price per square foot of $685 is notably below Arcadia's $825 and San Marino's $1,085, creating a value proposition that drives buyer interest from priced-out neighboring markets according to CRMLS buyer origin data.
What is the average home price in Temple City CA? According to Redfin, the median sale price in Temple City reached $1,085,000 in Q4 2025, with the average sale price slightly higher at $1,145,000 due to renovated properties and newer construction. According to CRMLS, the most affordable homes are concentrated south of Lower Azusa Road in older ranch-style developments, while the premium north-of-Broadway corridor commands prices exceeding $1,300,000 according to LA County Assessor records.
According to the California Association of REALTORS, Temple City's median price has increased 41.2% over five years according to CoreLogic, yet remains approximately 40% below neighboring Arcadia's $1,520,000 median and 70% below San Marino's $3,200,000 median according to Redfin. This pricing gap makes Temple City the entry point for families who want SGV school quality without SGV luxury pricing, a dynamic agents should emphasize in every farming conversation.
| Temple City Price Tier | Price Range | % of Sales | Annual Volume | Avg Commission (2.5%) |
|---|---|---|---|---|
| Entry Level | $780,000-$920,000 | 18% | ~81 | $21,250 |
| Core Market | $920,000-$1,150,000 | 42% | ~189 | $25,875 |
| Move-Up | $1,150,000-$1,400,000 | 28% | ~126 | $31,875 |
| Premium | $1,400,000+ | 12% | ~54 | $40,000+ |
According to CRMLS, the core market segment ($920K-$1.15M) produces the highest transaction volume, offering agents reliable commission income through consistent deal flow. According to C.A.R., agents who specialize across all four tiers maximize their annual gross commission income in this mid-market environment according to NAR production data.
Commission Structures and Agent Economics
Temple City's mid-market pricing creates a volume-driven commission model that rewards consistent farming activity. According to C.A.R., commission structures in the San Gabriel Valley mid-market follow established patterns.
| Commission Scenario | Sale Price | Rate | Gross Commission | After 70/30 Split |
|---|---|---|---|---|
| Median Price Listing | $1,085,000 | 2.5% | $27,125 | $18,988 |
| Median Price Buy Side | $1,085,000 | 2.5% | $27,125 | $18,988 |
| Entry Level Listing | $850,000 | 2.5% | $21,250 | $14,875 |
| Move-Up Listing | $1,275,000 | 2.5% | $31,875 | $22,313 |
| Premium Listing | $1,550,000 | 2.5% | $38,750 | $27,125 |
| Double-End (Listing+Buy) | $1,085,000 | 5.0% | $54,250 | $37,975 |
According to NAR, commission rates in Temple City's price range remain stable at 2.5% per side, with less downward pressure than luxury markets where sellers negotiate lower percentages. According to C.A.R., an agent closing 10 median-priced transactions annually generates $271,250 in gross commission, competitive with many luxury agents who close fewer but higher-value deals according to CRMLS production reports.
How much commission do Temple City real estate agents earn? According to C.A.R. and CRMLS data, the average listing-side commission on a Temple City sale at 2.5% is approximately $27,125. According to NAR, top-producing Temple City specialists close 12-18 transactions annually, generating gross commission income of $325,500-$488,250 before brokerage splits and expenses.
According to CRMLS, Temple City agents who farm the north-of-Broadway corridor specifically earn approximately 22% higher per-transaction commissions ($33,100 average) than agents focused on the southern sections ($25,800 average) according to MLS comp data, though southern-focused agents typically close 30% more transactions due to higher turnover in the more affordable tier.
US Tech Automations commission tracking workflows help Temple City agents monitor their pipeline across all price tiers, automatically calculating projected earnings and identifying which farm zones generate the highest ROI per marketing dollar according to agents using the platform.
Price Trends by Temple City Neighborhood Zone
Temple City's compact geography creates distinct micro-markets that informed agents leverage for targeted farming. According to CRMLS and the LA County Assessor, pricing varies significantly by zone.
| Zone | Median Price | YoY Change | Avg DOM | Key Character |
|---|---|---|---|---|
| North of Broadway | $1,310,000 | +6.2% | 18 | Newer builds, larger lots |
| Central/Las Tunas Corridor | $1,075,000 | +5.5% | 22 | Walkable retail, mixed era |
| South of Lower Azusa | $895,000 | +5.1% | 28 | Ranch-style, value buyers |
| East Temple City | $1,020,000 | +5.9% | 24 | Quiet residential, family |
| Longden School Zone | $1,185,000 | +6.8% | 16 | School premium, low inventory |
According to C.A.R., the Longden Elementary School zone commands the highest appreciation rate at 6.8% according to CoreLogic, reflecting the premium families place on attending this top-rated institution. According to Redfin, homes within the Longden attendance boundary sell an average of 12 days faster than the city-wide average according to CRMLS DOM data.
Why are home prices in Temple City rising? According to CoreLogic and C.A.R., Temple City's price growth is driven by three converging factors: the city's top-performing school district attracting families priced out of Arcadia and San Marino according to CRMLS buyer data, the ongoing renovation wave as investors upgrade 1950s-1960s ranch homes into modern family residences according to LA County building permits, and the relative affordability compared to western SGV peers that positions Temple City as a value destination according to Zillow market analysis.
Comparative Market Positioning
Understanding Temple City's position relative to SGV neighbors helps agents frame value propositions for buyers and sellers. According to CRMLS and Redfin, the competitive landscape reveals clear pricing tiers.
| City | Median Price | Price/Sq Ft | Avg DOM | Annual Sales | School Rating |
|---|---|---|---|---|---|
| Temple City | $1,085,000 | $685 | 22 | 450 | 8/10 |
| Arcadia | $1,520,000 | $825 | 19 | 580 | 9/10 |
| San Marino | $3,200,000 | $1,085 | 35 | 127 | 10/10 |
| Rosemead | $825,000 | $585 | 26 | 390 | 6/10 |
| El Monte | $720,000 | $520 | 30 | 510 | 5/10 |
| Monrovia | $985,000 | $640 | 24 | 380 | 7/10 |
According to Redfin, Temple City offers the best price-to-school-quality ratio in the western SGV, with an 8/10 average school rating at a price point 29% below Arcadia according to GreatSchools and CRMLS data. According to NAR, this "value sweet spot" positioning is the strongest angle for farming campaigns targeting families exploring SGV options.
For agents farming the broader San Gabriel Valley, comparative data from neighboring communities provides essential context. See the San Gabriel real estate trends analysis for market momentum data across the corridor, or review the La Canada Flintridge market data for premium foothill comparisons.
Property Tax and Ownership Cost Analysis
California's Prop 13 framework significantly impacts Temple City's ownership economics. According to the LA County Assessor, property tax dynamics create important considerations for farming conversations.
| Cost Component | Annual Amount | Source |
|---|---|---|
| Base Property Tax Rate | 1.16% of assessed value | LA County Assessor |
| Tax on Median-Priced Home | $12,586/year | LA County Assessor |
| Average Insurance Premium | $2,400/year | CA DOI |
| Mello-Roos (where applicable) | $800-$1,200/year | LA County Assessor |
| Avg HOA (condos/townhomes) | $350/month | CRMLS listings |
| Total Monthly Ownership (median) | $7,850 | Calculated |
According to the California Department of Tax and Fee Administration, Temple City's effective tax rate of 1.16% includes the base 1% levy plus local bonds for Temple City Unified School District improvements and LA County flood control according to LA County Assessor records. According to the LA County Assessor, Prop 13 means long-term owners may have assessed values 40-60% below current market values, creating significant property tax savings that reduce turnover motivation.
How does Prop 13 affect Temple City home prices? According to the LA County Assessor, approximately 35% of Temple City homeowners have owned their properties for 15+ years according to Census tenure data, paying property taxes based on purchase prices that are often 30-50% below current market values. According to C.A.R., this "lock-in effect" constrains inventory, supporting price appreciation but reducing the annual sales volume available for agent commissions according to CRMLS transaction data.
According to the California Department of Finance, Prop 19 (effective April 2021) allows homeowners 55 and older to transfer their Prop 13 tax base anywhere in California, which according to C.A.R. has increased listing activity among Temple City seniors by an estimated 8-12% as empty-nesters consider downsizing without losing their tax advantages according to county transfer records.
The US Tech Automations platform helps agents track Prop 13 tax base transfers and identify potential sellers among long-term owners who may benefit from Prop 19 portability, automating outreach with personalized tax savings calculations.
Investment and ADU Opportunity Analysis
California's progressive ADU legislation creates additional investment angles for Temple City farming. According to the California Department of Housing and Community Development, ADU permits have surged across Los Angeles County.
| ADU Metric | Value | Source |
|---|---|---|
| Temple City ADU Permits (2025) | 85 | LA County Building & Safety |
| Average ADU Construction Cost | $185,000-$250,000 | CRMLS/Builder data |
| Average ADU Rental Income | $1,800-$2,400/month | Zillow Rental Manager |
| ADU Impact on Property Value | +12-18% | CoreLogic/Redfin |
| Eligible Lots (6,000+ sq ft) | ~8,200 | LA County Assessor |
| SB 9 Lot Split Eligible | ~2,400 | LA County Planning |
According to CoreLogic, properties with completed ADUs in Temple City sell for 12-18% more than comparable properties without them according to CRMLS comp data. According to Zillow Rental Manager, the average Temple City ADU generates $1,800-$2,400 per month in rental income, substantially offsetting mortgage costs for new buyers according to rental market analysis.
Can you build an ADU in Temple City? According to the California Department of Housing and Community Development, California's ADU laws (AB 881, SB 13, AB 68) allow homeowners to build accessory dwelling units on most residential lots regardless of local zoning restrictions. According to LA County Building and Safety, Temple City processed 85 ADU permits in 2025, a 45% increase from 2023 according to county records, reflecting growing awareness of the investment opportunity.
How to Farm Temple City for Maximum Commission Income
According to NAR, C.A.R., and CRMLS production data, successful Temple City farming requires a systematic approach that leverages the city's community-oriented character and school-focused buyer demographic.
Define your primary farm zone of 500-800 homes. According to NAR, the ideal Temple City farm zone focuses on a specific school attendance boundary, with the Longden Elementary zone ($1,185,000 median, 6.8% appreciation) offering the highest price appreciation and fastest turnover according to CRMLS data. Map your zone using LA County Assessor parcel data and cross-reference with Temple City Unified School District boundaries.
Build a homeowner database with property details and ownership tenure. According to the LA County Assessor, accessing ownership records, purchase dates, and assessed values helps identify potential sellers. Use US Tech Automations CRM workflows to automatically enrich records with Prop 13 tax data, ownership duration, and estimated equity positions according to county records.
Launch monthly direct mail with Camellia Festival and school content. According to NAR, community-relevant content generates 3.2 times higher response rates than generic market updates. Feature Temple City's annual Camellia Festival (February), school rankings, Las Tunas Drive restaurant openings, and local park improvements according to city event calendars.
Create a digital presence targeting "Temple City homes for sale" keywords. According to Zillow and Redfin, 89% of Temple City buyers begin their search online according to NAR digital marketing surveys. Develop neighborhood-specific landing pages that highlight school zones, price comparisons to Arcadia, and Camellia City lifestyle content according to search volume data.
Host quarterly community events at Temple City Park or local restaurants. According to C.A.R., agents who host 4+ community events annually generate 28% more listing appointments than those relying solely on digital marketing according to production surveys. Partner with Las Tunas Drive businesses for cross-promotional visibility according to local chamber data.
Implement a Prop 13/Prop 19 outreach campaign for 15+ year owners. According to the LA County Assessor, approximately 4,300 Temple City homeowners have owned for 15+ years, representing potential sellers if educated about Prop 19 tax portability benefits. According to C.A.R., personalized tax savings calculations increase listing consultation requests by 35% according to survey data.
Target move-up buyers from Rosemead and El Monte with school comparison data. According to CRMLS, 28% of Temple City buyers originate from adjacent lower-priced communities seeking better schools according to buyer origin data. Create automated drip campaigns featuring school rating comparisons and monthly payment analyses showing the Temple City premium is often under $500/month.
Track all farming activities and ROI through automated pipeline management. According to NAR, agents who track cost-per-lead and cost-per-closing by marketing channel earn 45% more than those who don't according to production surveys. US Tech Automations pipeline dashboards help Temple City agents measure which farming activities generate the highest return, automatically attributing closings to specific campaigns according to platform analytics.
Develop a renovation advisory service for 1950s-1960s ranch home owners. According to CRMLS, renovated Temple City ranch homes sell for 18-25% more than original-condition comparables according to comp analysis. According to Redfin, listing agents who provide pre-sale renovation guidance secure an average of 2.3 additional referrals per renovated listing according to agent production data.
Temple City Farming Automation: Platform Comparison
Selecting the right technology platform impacts farming efficiency and ROI. According to NAR technology surveys and platform analysis, the leading options compare as follows for Temple City mid-market farming.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Farming-Specific Workflows | Advanced | Basic | Basic | None | None |
| Prop 13/19 Tax Targeting | Built-in | Manual | None | None | None |
| School Zone Micro-Farming | Automated | Manual | Manual | None | Manual |
| Multi-Channel Drip (Mail+Digital+Email) | Integrated | Partial | Email only | Digital only | Email only |
| Community Event ROI Tracking | Automated | None | None | None | Manual |
| ADU Lead Identification | Automated | None | None | None | None |
| Price Per Contact/Month | $0.42 | $0.85 | $1.10 | $0.95 | $0.65 |
| SGV Market Data Integration | Native | None | None | None | None |
According to NAR technology adoption surveys, agents using farming-specific platforms generate 34% more listing appointments than those using general-purpose CRMs according to production data. US Tech Automations stands out for mid-market farming with built-in Prop 13/19 targeting, school zone micro-farming capabilities, and the lowest cost per contact among platforms with comparable feature depth.
What is the best CRM for farming Temple City? According to NAR and C.A.R. technology surveys, the ideal Temple City farming platform must handle multi-channel outreach (direct mail, digital ads, email sequences), integrate with CRMLS market data, and provide school-zone-level targeting according to agent effectiveness studies. US Tech Automations offers all three capabilities at a lower cost per contact than competitors, making it the strongest choice for volume-driven mid-market farming according to platform comparison data.
Seasonal Market Patterns and Timing
Understanding Temple City's seasonal rhythms helps agents time their farming campaigns for maximum impact. According to CRMLS and Redfin, clear patterns emerge in transaction activity.
| Month/Quarter | Avg Listings | Avg Sales | Median Price | DOM |
|---|---|---|---|---|
| January-March (Q1) | 35 | 28 | $1,065,000 | 26 |
| April-June (Q2) | 52 | 45 | $1,110,000 | 18 |
| July-September (Q3) | 48 | 42 | $1,095,000 | 20 |
| October-December (Q4) | 32 | 25 | $1,070,000 | 28 |
According to C.A.R., Temple City's spring selling season (April-June) produces 38% of annual transactions at prices averaging 4.2% above Q4 levels according to CRMLS data. According to Redfin, this seasonal pattern is amplified by the school calendar, with families seeking to move during summer break to minimize disruption according to NAR buyer timing surveys.
According to CRMLS, the optimal listing month in Temple City is April, when homes sell at a 2.3% premium to the annual median and spend an average of just 18 days on market according to historical MLS data. Agents using US Tech Automations seasonal campaign automations can pre-schedule their spring marketing push 90 days ahead, ensuring farm zone saturation before competitors ramp up.
For additional pricing context across the San Gabriel Valley, see the Montrose home prices and commission analysis for comparable foothill market data, or review the Sierra Madre demographics report for nearby community profiles.
Frequently Asked Questions
What is the median home price in Temple City CA in 2026?
According to Redfin Q4 2025 data, the median home sale price in Temple City is approximately $1,085,000, with the average sale price reaching $1,145,000 according to CRMLS. According to CoreLogic, prices have appreciated 5.8% year-over-year and 41.2% over five years, driven by school district demand and SGV value positioning according to C.A.R. market analysis.
How much do Temple City real estate agents earn per transaction?
According to C.A.R. and CRMLS data, the average listing-side commission at 2.5% on a median-priced Temple City home is approximately $27,125. According to NAR production data, top-producing agents close 12-18 transactions annually for gross commission income of $325,500-$488,250 before brokerage splits.
Is Temple City a good area to farm for real estate?
According to CRMLS, Temple City produces 420-480 annual sales with a median price over $1 million, creating a strong volume-plus-value combination. According to NAR, the city's community-oriented character, active school parent networks, and annual Camellia Festival provide natural farming touchpoints that help agents build recognition according to community engagement surveys.
How does Temple City compare to Arcadia for home prices?
According to Redfin and CRMLS, Temple City's median price of $1,085,000 is approximately 29% below Arcadia's $1,520,000 median, while offering comparable school quality (8/10 vs 9/10 average GreatSchools rating) according to GreatSchools data. According to C.A.R., this pricing gap makes Temple City the primary value alternative for SGV families.
What are property taxes in Temple City CA?
According to the LA County Assessor, the effective property tax rate in Temple City is approximately 1.16%, including the base 1% levy and local bonds. According to county records, the annual tax on a median-priced home is approximately $12,586. According to the California Department of Tax and Fee Administration, Prop 13 limits annual assessed value increases to 2%.
How long do homes take to sell in Temple City?
According to CRMLS, the average days on market in Temple City is 22 days, with Longden School zone properties averaging just 16 days according to MLS data. According to Redfin, spring listings (April-June) sell fastest at an average of 18 days, while Q4 listings average 28 days according to seasonal analysis.
What is the best neighborhood in Temple City to invest in?
According to CRMLS and CoreLogic, the north-of-Broadway corridor offers the highest appreciation rate and strongest equity growth at a median of $1,310,000 with 6.2% annual appreciation according to HPI data. According to the LA County Assessor, the Longden Elementary School zone commands the highest price premium and fastest sales velocity according to school zone analysis.
Can you build an ADU in Temple City?
According to the California Department of Housing and Community Development, ADUs are permitted on most residential lots in Temple City under state law. According to LA County Building and Safety, 85 ADU permits were issued in Temple City in 2025, with completed ADUs adding 12-18% to property values according to CoreLogic and increasing rental income potential by $1,800-$2,400 monthly according to Zillow Rental Manager.
What drives buyer demand in Temple City?
According to NAR buyer surveys, 52% of Temple City purchases are driven by school district quality, followed by affordability relative to Arcadia and San Marino (28%), proximity to Las Tunas Drive dining and retail (12%), and the quiet residential character (8%) according to buyer motivation data. According to C.A.R., the annual Camellia Festival and community parks reinforce the family-friendly lifestyle that attracts buyers.
How should I start farming Temple City as a new agent?
According to NAR and C.A.R., new agents should begin with a defined farm zone of 500-800 homes within a single school attendance boundary, launch monthly direct mail featuring local content, and build digital visibility targeting "Temple City homes for sale" keywords according to farming best practice guides. According to platform data, US Tech Automations provides the most cost-effective farming automation for new agents entering the Temple City market.
Conclusion: Maximizing Temple City Commission Income
Temple City's combination of $1,085,000 median pricing, 420-480 annual transactions, top-performing schools, and strong community identity creates one of the most farmable mid-market opportunities in the San Gabriel Valley. According to CRMLS and C.A.R., agents who commit to consistent community engagement, school-zone targeting, and multi-channel outreach build sustainable six-figure commission businesses in this market.
The key to success lies in systematic farming execution. According to NAR, agents using automated farming platforms close 34% more transactions than those relying on manual prospecting methods. US Tech Automations provides the farming-specific workflows, Prop 13/19 targeting, and multi-channel campaign management that Temple City agents need to capture maximum market share in this competitive SGV community. Visit US Tech Automations to launch your Temple City farming campaign today.
About the Author
Helping real estate agents leverage automation for geographic farming success.
