Los Angeles County, one city at a time.
LA County has 88 cities and nearly 10 million people, so a county-wide average only tells you so much. I'm based in Gardena and work across the county, starting from the South Bay, Long Beach and the southeast cities.
The numbers, with sources.
4,084 square miles, 88 cities and nearly 10 million residents. Source: County of Los Angeles.
$994,670 for existing single-family homes in September 2026, up 1.2% from a year earlier. Source: C.A.R.
Median 30 days on market and 4.0 months of unsold inventory in September 2026. Source: C.A.R.
County figures cover a huge area. Ask me for the sales closest to your street.
What buying and selling here really looks like.
A county this big is really dozens of separate markets. A beach-city townhome, a Long Beach fourplex and a Lakewood tract home don't move together, and plenty of neighborhoods sit far above or below the county median.
Costs change at the city line, too. The county's documentary transfer tax is $1.10 per $1,000 of the sale price, and some cities add their own transfer tax on top. Rent rules, permits and ADU standards also vary by city.
That's why I start every LA County search or listing with the specific city and street, then work out from there. Pick your city below, or tell me where you're headed and I'll pull the comps.
My LA County city pages.
Gardena
My home base: older single-family homes, small 2–4 unit buildings, and the 405, 110 and 91 close by.
Long Beach
Historic districts, downtown condos, beach-close neighborhoods and a deep stock of 2–4 unit buildings.
Torrance
A big, competitive South Bay city, from Old Torrance bungalows to the Hollywood Riviera.
Carson
Single-family homes, townhomes, condos and many mobile home communities, each with its own rules.
Redondo Beach
A Beach Cities entry point for a lot of buyers, especially through townhomes.
Hawthorne
Minutes from LAX and the beach cities, with the 405 and 105 right there.
Lakewood
A planned post-war city of single-family streets, where small differences move the price.
El Segundo
Beach, downtown and aerospace in 5.5 square miles, next to LAX and the Metro K Line.
Cerritos
Mostly single-family homes built 1960–1979, townhome communities and the Towne Center on the 91.
Inglewood
SoFi Stadium, the Kia Forum and K Line stops, with older homes and its own rent law.
Manhattan Beach
A small beach city with 2+ miles of ocean frontage, a 900-foot pier and tight supply.
Acton
A high-desert rural community with ranch homes, horse properties and custom houses on acreage, set among hills between Santa Clarita and Palmdale.
Agoura Hills
A suburban city along the 101 in the Santa Monica Mountains foothills, with ranch-style homes, two-story tract homes and townhomes near hiking trails.
Agua Dulce
A rural canyon community known for ranches, horse properties and custom homes on acreage among dramatic sandstone rock formations.
Alhambra
A San Gabriel Valley city with tree-lined streets of 1920s bungalows, Spanish-style homes, condos and townhomes close to a lively Main Street.
Alondra Park
An unincorporated South Bay neighborhood around a large county park, with mostly single-family homes on quiet streets between Lawndale and Gardena.
Altadena
A foothill community below the San Gabriel Mountains known for craftsman, Spanish and mid-century homes on large lots, now rebuilding after the January 2025 Eaton Fire.
Arcadia
A foothill city of wide, tree-shaded streets with ranch homes, newer custom estates and some condos near Santa Anita and the arboretum.
Artesia
A compact city near the Orange County line with tidy single-family homes, townhomes and a busy commercial strip along Pioneer Boulevard.
Avalon
The only city on Santa Catalina Island, a harbor town of cottages, condos and hillside homes, reached by ferry from the mainland.
Avocado Heights
A semi-rural unincorporated pocket along the San Gabriel River with single-family homes, larger lots and horse-keeping properties tucked between the 60 and the 605.
Azusa
A foothill city at the mouth of San Gabriel Canyon, with older single-family homes, newer planned neighborhoods and townhomes near the Metro A Line.
Baldwin Park
A centrally located San Gabriel Valley city of modest single-family homes, ranch houses and some townhomes, with easy freeway and Metrolink access.
Bell
A small, close-knit city along the Los Angeles River with modest single-family homes, duplexes and apartments on compact neighborhood streets.
Bell Gardens
A compact city beside the Rio Hondo with modest single-family homes, duplexes and apartments close to parks and the 710 corridor.
Bellflower
A Southeast LA County city of mid-century single-family homes, apartments and newer townhomes, with a revitalized downtown along Bellflower Boulevard.
Beverly Hills
A well-known city of tree-lined residential streets, with traditional and Spanish-style homes in the flats, hillside estates north of Sunset and condos south of Wilshire.
Bradbury
A small, quiet foothill city of gated, large-lot estates and equestrian properties tucked against the San Gabriel Mountains.
Burbank
A city at the base of the Verdugo Mountains with classic bungalows, ranch homes, hillside houses and many condos near the studios and downtown.
Calabasas
A hillside city at the edge of the Santa Monica Mountains, with gated communities, ranch homes, newer custom houses and townhomes surrounded by open space.
Castaic
An unincorporated community north of Santa Clarita near Castaic Lake, with newer single-family tracts, hillside homes and some larger rural lots.
Claremont
A tree-filled foothill city with a walkable village, historic Craftsman homes, mid-century ranch houses and hillside homes near open wilderness trails.
Commerce
A largely industrial and commercial city with small, established neighborhoods of single-family homes and apartments tucked between business districts.
Compton
A centrally located South Bay-adjacent city with neighborhoods of single-family ranch homes and bungalows, many on generous lots, plus apartments and newer infill homes.
Covina
An established San Gabriel Valley city with a historic downtown, mid-century single-family homes, ranch houses and some condos on quiet residential streets.
Cudahy
One of the county's smallest cities by area, with compact single-family homes, duplexes and apartments near the Los Angeles River.
Culver City
A Westside city with a lively downtown, where 1920s-1950s bungalows and ranch homes sit alongside newer townhomes and condos.
Diamond Bar
A hillside city of planned neighborhoods with single-family homes, view properties, gated communities and townhomes along rolling, open-space ridges.
Downey
A well-established Southeast LA County city of tree-lined streets, mid-century ranch homes, larger custom homes and condos near its walkable downtown.
Duarte
A compact foothill city along the San Gabriel River with single-family homes, hillside view properties and townhomes near the Metro A Line.
East Los Angeles
An unincorporated community just east of Downtown LA with older bungalows, Spanish-style homes and small multi-unit buildings on hilly and flat streets.
El Monte
A central San Gabriel Valley city with a historic past, offering single-family homes, ranch houses, condos and townhomes near a major transit hub.
Florence-Graham
An unincorporated community south of Downtown LA with compact single-family homes, duplexes and small apartment buildings on a classic street grid.
Glendale
A large city between the Verdugo and San Rafael hills with Spanish-style and Craftsman homes, hillside houses and many condos near busy shopping districts.
Glendora
Known as the Pride of the Foothills, a city with a charming village, ranch homes, hillside view properties and tree-lined neighborhoods.
Green Valley
A small mountain community in the Sierra Pelona with cabins, ranch homes and rural properties on wooded lots off San Francisquito Canyon Road.
Hacienda Heights
A hilly unincorporated community in the Puente Hills with single-family homes ranging from 1950s ranch styles to larger view homes on winding streets.
Hawaiian Gardens
A small city near the Orange County line with modest single-family homes, mobile homes, townhomes and apartments close to shopping and parks.
Hermosa Beach
A small, walkable beach city between Manhattan and Redondo, with beach cottages, townhomes and condos near the sand and larger homes on the hillside streets.
Hidden Hills
A small, gated equestrian city near Calabasas, with large ranch and custom estate homes on acre-plus lots connected by bridle trails.
Huntington Park
A dense, walkable city known for its Pacific Boulevard shopping district, with older bungalows, duplexes and apartment buildings on a classic street grid.
Irwindale
A small, mostly industrial city along the San Gabriel River with a limited number of single-family homes in a few established neighborhoods.
La Canada Flintridge
A wooded foothill city of custom single-family homes, larger estate lots and hillside view properties beneath the San Gabriel Mountains.
La Crescenta-Montrose
A foothill community at the base of the San Gabriel Mountains with single-family homes on tree-lined streets, many with mountain views, close to a walkable village shopping area.
La Habra Heights
A rural hillside city of winding, tree-lined roads with large-lot homes, avocado and citrus groves, and horse properties.
La Mirada
A suburban city along the Orange County line with planned neighborhoods of single-family homes, townhomes and condos near parks and open space.
La Puente
A small San Gabriel Valley city with modest single-family homes, ranch houses and some townhomes on established residential streets.
La Verne
A foothill city with a historic Old Town, tree-lined streets of single-family homes, hillside view properties and some condos and townhomes.
Ladera Heights
An unincorporated hillside neighborhood near the Westside, with mid-century single-family homes on curving streets, some with city views, plus condos and townhomes.
Lake Hughes
A small mountain lake community in the Sierra Pelona with cabins, cottages and rural homes on hillside and lakeside lots.
Lancaster
A large Antelope Valley city with newer single-family subdivisions, established neighborhoods and larger desert lots, plus a revitalized downtown.
Lawndale
A compact South Bay city of tree-lined residential streets, with modest single-family homes, duplexes and apartments a short drive from the beaches.
Littlerock
A rural Antelope Valley community east of Palmdale with homes on large desert lots, small ranches and orchards along Pearblossom Highway.
Llano
A sparsely settled high-desert community with homes on acreage, open land and rural properties along the 138 near the San Gabriel foothills.
Lomita
A small, low-key city at the base of the Palos Verdes Peninsula, with single-family homes, townhomes and condos on quiet residential streets.
Los Angeles
A big city of distinct neighborhoods, with everything from downtown lofts and hillside homes to Craftsman bungalows, Spanish-style houses and Valley ranch homes.
Lynwood
A residential city between the 105 and the 710 with neighborhoods of single-family homes, many on larger lots, along with townhomes and apartments.
Malibu
A long coastal city along the Santa Monica Mountains, with beachfront homes, canyon properties and ocean-view estates spread across about 21 miles of shoreline.
Marina del Rey
An unincorporated harborside community built around one of the largest man-made small-craft harbors in the country, with condos, apartments and townhomes near the water.
Maywood
A compact, mostly residential city of about a square mile with small single-family homes, duplexes and apartments near the Los Angeles River.
Monrovia
A foothill city with a walkable Old Town, historic Craftsman and Victorian homes, ranch houses and newer townhomes near the Metro A Line.
Montebello
A hillside and flatland city east of Downtown LA with mid-century single-family homes, hillside view homes, townhomes and apartments.
Monterey Park
A hilly western San Gabriel Valley city of single-family homes, view properties, condos and townhomes, close to downtown Los Angeles.
Norwalk
A suburban Southeast LA County city with neighborhoods of post-war single-family homes, townhomes and condos close to shopping and transit.
Palmdale
A high-desert Antelope Valley city with single-family subdivisions, newer master-planned neighborhoods and more open lots, with mountain views to the south.
Palos Verdes Estates
A planned hillside city on the Palos Verdes Peninsula, with custom homes and estates on winding streets, many with ocean views and open greenbelts.
Paramount
A city between the 710 and 605 corridors with single-family homes, townhomes and apartments, plus a historic skating rink and bike trail.
Pasadena
A historic city at the foot of the San Gabriels with Craftsman bungalows, Spanish and Tudor estates, mid-century homes and many condos near Old Pasadena.
Pearblossom
A small rural desert community with homes on large lots, ranch properties and open land along Pearblossom Highway at the foot of the San Gabriels.
Pico Rivera
A suburban city between the Rio Hondo and San Gabriel River with mostly single-family ranch homes on quiet streets, plus townhomes and condos.
Pomona
A large eastern county city with historic Victorian and Craftsman homes, mid-century ranch houses, condos and an arts district downtown.
Rancho Palos Verdes
A coastal city covering much of the Palos Verdes Peninsula, with single-family homes, townhomes and view properties set among bluffs, canyons and nature preserves.
Rolling Hills
A private, gated equestrian city on the Palos Verdes Peninsula, with ranch-style homes on large lots, horse trails and white-fenced country roads.
Rolling Hills Estates
A semi-rural Peninsula city with ranch-style and custom single-family homes, horse trails and canyon open space, plus neighborhood shopping centers.
Rosemead
A central San Gabriel Valley city of modest single-family homes, ranch houses, condos and townhomes on quiet residential streets.
Rowland Heights
An unincorporated community along the Puente Hills with single-family neighborhoods, hillside view homes and townhomes near busy shopping and dining corridors.
San Dimas
A foothill city with an Old West-style downtown, ranch homes, hillside view properties, equestrian neighborhoods and condos near Bonelli Park.
San Fernando
A small, historic city surrounded by Los Angeles in the northeast San Fernando Valley, with older single-family homes, bungalows and apartments near a walkable downtown.
San Gabriel
One of the valley's oldest cities, with historic homes, ranch houses, condos and townhomes around a historic mission district.
San Marino
A quiet residential city of stately single-family homes on large, landscaped lots, with Colonial, Tudor and Spanish revival architecture.
Santa Clarita
A large master-planned city made up of Valencia, Saugus, Newhall and Canyon Country, offering single-family homes, townhomes and condos amid hills and paseos.
Santa Fe Springs
A business-focused city with small residential pockets of single-family homes, townhomes and condos near parks and historic sites.
Santa Monica
A walkable beach city with condos and apartments near downtown and the ocean, and Craftsman, Spanish and traditional single-family homes in its northern neighborhoods.
Sierra Madre
A small-town foothill village with Craftsman cottages, bungalows and hillside homes on canyon streets beneath the San Gabriel Mountains.
Signal Hill
A small hilltop city surrounded by Long Beach, with condos, townhomes and single-family homes, many with sweeping views of the coast and city lights.
South El Monte
A compact, largely commercial city with a modest mix of single-family homes, ranch houses and some townhomes beside Whittier Narrows.
South Gate
A large Southeast LA County city with neighborhoods of bungalows and post-war single-family homes, plus duplexes and apartments near the Los Angeles River.
South Pasadena
A small, walkable city with historic Craftsman and Victorian homes, tree-lined streets, apartments and condos near the Metro A Line.
Temple City
A residential San Gabriel Valley city of single-family homes, many newer rebuilt houses and some townhomes along tree-lined streets.
Topanga
An unincorporated canyon community in the Santa Monica Mountains, with rustic cabins, custom homes and hillside properties tucked among oak woodland and trails.
Valinda
A small unincorporated community next to La Puente, made up mostly of modest single-family homes on quiet residential streets.
View Park-Windsor Hills
An unincorporated hillside community in the Baldwin Hills, with traditional and mid-century single-family homes, many on view lots overlooking the city.
Walnut
A quiet San Gabriel Valley city of rolling hills and equestrian trails, with mostly single-family homes, many on generous lots and some with horse property.
West Athens
An unincorporated South Los Angeles neighborhood of single-family homes and small multi-unit buildings, close to two freeways and county parks.
West Compton
An unincorporated community between Compton and Gardena, now counted as West Rancho Dominguez, with mostly single-family homes on quiet residential streets.
West Covina
An established East San Gabriel Valley city with tree-lined neighborhoods of ranch-style single-family homes, hillside view homes in the south, plus condos and townhomes.
West Hollywood
A compact, walkable city between Beverly Hills and Hollywood, with condos, apartments, duplexes and Spanish-style bungalows, plus hillside homes above the Sunset Strip.
West Puente Valley
A compact unincorporated neighborhood between La Puente and Baldwin Park with mostly single-family homes from the 1950s and 1960s on level residential streets.
Westlake Village
A master-planned city on the Ventura County line, with single-family homes, townhomes and lakeside properties among rolling hills and oak-lined streets.
Westmont
An unincorporated community in South Los Angeles, with modest single-family homes, duplexes and apartments on a regular street grid near Inglewood.
Whittier
A historic foothill city with Craftsman and Spanish-style homes near Uptown, mid-century ranch homes and hillside view properties toward the Puente Hills.
Willowbrook
An unincorporated community between Compton and Watts with single-family homes, many on larger lots, plus townhomes near the Metro rail lines.
Across Los Angeles County, not just one corner.
Along with the city guides above, I work in Hermosa Beach, Palos Verdes, Lawndale, Westchester, Signal Hill, Harbor City, West Covina, Monterey Park, Woodland Hills and unincorporated LA County. Not sure which area fits your budget and commute? Book 15 minutes and we'll sort it out.
Start with what you need.
★★★★★“Memo was incredibly helpful to us. We inherited a property in Harbor City and wanted to sell it from our state (Virginia).”Sold an inherited home · Harbor City
Straight answers.
What's the median home price in Los Angeles County?
$994,670 for existing single-family homes in September 2026, up 1.2% from a year earlier, per the California Association of REALTORS®. Your city and street can be far above or below that, so ask me for local comps.
Is there a transfer tax when I sell in LA County?
Yes. The county's documentary transfer tax is $1.10 per $1,000 of the price, and some cities add their own on top. My seller net sheet estimates both before you list.
How fast are LA County homes selling?
C.A.R. reported a 30-day median time on market and 4.0 months of unsold inventory for LA County in September 2026.
Which LA County cities do you cover?
All of them. I have city guides for Gardena, Long Beach, Torrance, Carson, Redondo Beach, Hawthorne, Lakewood, El Segundo, Cerritos, Inglewood and Manhattan Beach, and I also work in Hermosa Beach, Palos Verdes, Lawndale, Westchester, Signal Hill and unincorporated areas.
Can you help with an inherited home or probate sale in LA County?
Yes. I work with families, executors and attorneys on trust and probate sales, including court confirmation when it's required. Start with my trust and probate page.
Start with 15 minutes.
Tell me what you're trying to do and when. I'll tell you what it takes, what it costs, and the smartest first step. No pressure, no script.