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Hillside (including Mid-Hillside and Hillside East)

Anchorage, AK

Neighborhood Market Analysis

Q3 2025 Report
$857,000 (Hillside East, June 2025); $725,000 (Mid-Hillside, Feb 2025)
Median Home Price
Low to moderate (most errands require a car, but some trail access and parks are walkable).
Walkability Score
Generally above average; Service High and Bear Valley Elementary are highly regarded.
School Rating

Location Overview

Neighborhood Boundaries

Generally south of Abbott Road, east of the Seward Highway, extending up the Chugach foothills; includes Mid-Hillside and Hillside East sub-neighborhoods.

Zip Codes

9950799516

Market Data Summary

Price Range$650,000–$1,200,000+ (varies by lot size, views, and updates)
Price per Sq Ft$273 (Hillside East, June 2025)
Inventory LevelsTight inventory, but slightly increasing days on market suggests more options for buyers compared to 2024.

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesLuxury estatesCustom builds

Architectural Styles

ContemporaryTraditional AlaskanChaletCraftsmanModern

Property Details

Typical Lot Sizes0.5–2+ acres; many homes on large, wooded lots with mountain or city views.
Home Age Range1980s–present; mix of established homes and new construction.
Construction QualityGenerally high; many homes feature custom finishes, energy-efficient upgrades, and premium materials.

Community Profile

Demographics & Lifestyle

Demographics

Predominantly upper-middle to high-income households; many professionals, executives, and established families.

Community Vibe

Upscale, private, nature-oriented, with a strong sense of community and pride of ownership.

Typical Residents

  • Families
  • Professionals
  • Retirees
  • Outdoor enthusiasts

Family Friendly

Very; known for quiet streets, large yards, and proximity to outdoor recreation.

Amenities & Lifestyle

Parks & Recreation

  • • Hillside Park
  • • Campbell Tract
  • • Chugach State Park trailheads
  • • Hilltop Ski Area

Dining Options

  • • Upscale dining in South Anchorage
  • • Local cafes

Shopping Centers

  • • O'Malley Centre
  • • Abbott Loop commercial corridor

Local Businesses

  • • Coffee shops
  • • Boutique fitness studios
  • • Daycares
  • • Local grocers

Education & Schools

Generally above average; Service High and Bear Valley Elementary are highly regarded.
Overall School Rating

Elementary Schools

  • • Bear Valley Elementary
  • • O'Malley Elementary

Middle Schools

  • • Hanshew Middle School

High Schools

  • • Service High School

Private Schools

  • • Grace Christian School
  • • Anchorage Christian Schools

Transportation & Accessibility

Transit & Roads

Public Transit

  • • Limited People Mover bus service

Major Roads

  • • Abbott Road
  • • O'Malley Road
  • • Hillside Drive
  • • Seward Highway

Commute & Walkability

Commute Times15–30 minutes to downtown Anchorage (varies by location and weather).
WalkabilityLow for errands, moderate for recreation (trails, parks).
ParkingExcellent; most homes have large driveways and garages.

Marketing Intelligence

Target Buyer Types

  • Affluent families
  • Executives
  • Relocators seeking privacy and views
  • Outdoor enthusiasts

Key Selling Points

  • Large lots and privacy
  • Mountain/city views
  • Access to outdoor recreation
  • Top-rated schools
  • High construction quality

Pricing Considerations

Price competitively for condition and updates; homes with modern finishes command a premium.

Common Objections & Response Strategies

Objection: High price point compared to other Anchorage neighborhoods

Response Strategy:

Emphasize lot size, privacy, construction quality, and appreciation trends.

Objection: Longer commute to downtown or midtown

Response Strategy:

Highlight peaceful setting, recreational access, and flexible work-from-home spaces.

Objection: Limited walkability to shops and restaurants

Response Strategy:

Focus on trail access, parks, and short drive to South Anchorage amenities.

Objection: Wildlife and environmental risks

Response Strategy:

Discuss community safety measures, wildlife awareness, and insurance options.

Investment Insights

Investment Potential

Appreciation Potential

Strong, especially for homes with views or modern updates; Hillside East saw 19.2% YoY price growth in 2025.

Rental Demand

Moderate; most homes are owner-occupied, but executive rentals are in demand.

Buyer Competition

High for updated, move-in-ready homes; multiple offers common.

Best For

  • Upsizing families
  • Luxury buyers
  • Relocating professionals
  • Long-term investors

Potential Concerns

  • Longer days on market for dated properties
  • Limited walkability
  • Higher price point excludes entry-level buyers

Professional Recommendations

1

Leverage professional media to showcase views and lot size.

2

Educate buyers on appreciation trends and value proposition.

3

Network with relocation specialists and executive employers.

4

Stage homes to highlight outdoor access and flexible living spaces.

5

Monitor wildfire and environmental risks; be prepared to address buyer concerns.

Competitive Analysis

Comparable Markets

  • South Anchorage
  • Eagle River
  • Rogers Park

Market Positioning

Anchorage's premier luxury and family-friendly neighborhood for those prioritizing space, views, and outdoor access.

Competitive Advantages

  • Larger lots
  • Superior views
  • Access to Chugach trails
  • Prestige and privacy

Price Comparison

Higher median prices than most Anchorage neighborhoods, but justified by lot size, views, and exclusivity.

Investment Metrics

3–4% for executive rentals (limited inventory)
Cap Rates
Low to moderate; most homes are owner-occupied, but luxury rentals can command premium rates.
Rental Yields
High (favoring ownership over investment rentals)
Price-to-Rent
Limited for traditional rentals; best for long-term appreciation or executive/short-term rental strategies.
Cash Flow
Continued strong appreciation for updated homes and new builds, especially those with unique views or amenities.
Appreciation

Buyer Journey Insights

First-Time Buyers

Challenging due to high entry price; best suited for move-up buyers or those with significant equity.

Move-Up Buyers

Ideal; offers more space, privacy, and lifestyle upgrades.

Downsizers

Less common, but some may seek newer, low-maintenance homes with views.

Investors

Best suited for long-term appreciation or executive rental strategies; limited cash flow.

Relocators

Highly attractive for those seeking privacy, schools, and outdoor lifestyle.

This neighborhood analysis was generated using hyperlocal data and AI intelligence.

Neighborhood conditions change - consult with local real estate professionals for the most current information.

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