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Westmont

Anaheim, CA

Neighborhood Market Analysis

Q3 2025 Report
$880,000 (June 2025)
Median Home Price
58 (Somewhat Walkable)
Walkability Score
Public schools rated average (5-7/10), with some standout programs in STEM and arts.
School Rating

Location Overview

Neighborhood Boundaries

Generally bounded by Ball Rd (north), Beach Blvd (west), Orange Ave (south), and Magnolia Ave (east).

Zip Codes

92804

Market Data Summary

Price Range$494,000 (1BR) to $1,100,000+ (5BR+)
Price per Sq Ft$596 (June 2025)
Inventory LevelsInventory up 10.4% YoY in Anaheim; Westmont inventory remains tight but rising, giving buyers more options.

Property Characteristics

Home Types & Architecture

Home Types

Single-family homesTownhomesCondos

Architectural Styles

RanchMid-centuryContemporarySpanish Revival

Property Details

Typical Lot Sizes5,000–7,500 sq ft for single-family homes
Home Age Range1950s–1980s (majority), with some newer infill and remodels
Construction QualityGenerally solid mid-century builds; many homes updated or remodeled, but some original condition properties remain.

Community Profile

Demographics & Lifestyle

Demographics

Diverse, with strong Hispanic and Asian communities. Median age mid-30s. Mix of families, professionals, and retirees.

Community Vibe

Suburban, established, neighborly. Pride of ownership is visible. Some areas more vibrant, others quieter.

Typical Residents

  • Families
  • First-time buyers
  • Move-up buyers
  • Retirees

Family Friendly

Yes—parks, schools, and community centers nearby. Many homes have yards.

Amenities & Lifestyle

Parks & Recreation

  • • Modjeska Park
  • • Maxwell Park
  • • Brookhurst Community Center

Dining Options

  • • Mexican, Vietnamese, and American diners
  • • Casual chains
  • • Local bakeries

Shopping Centers

  • • Anaheim Plaza
  • • West Anaheim Medical Center area shops
  • • Small strip malls

Local Businesses

  • • Ethnic markets
  • • Family-owned restaurants
  • • Auto services
  • • Pharmacies

Education & Schools

Public schools rated average (5-7/10), with some standout programs in STEM and arts.
Overall School Rating

Elementary Schools

  • • Westmont Elementary
  • • Clara Barton Elementary

Middle Schools

  • • Dale Junior High
  • • Orangeview Junior High

High Schools

  • • Magnolia High School
  • • Western High School

Private Schools

  • • St. John the Baptist Catholic School
  • • Orange County Christian School

Transportation & Accessibility

Transit & Roads

Public Transit

  • • OCTA bus routes 25, 29, 46

Major Roads

  • • Beach Blvd (CA-39)
  • • Ball Rd
  • • Magnolia Ave
  • • Orange Ave

Commute & Walkability

Commute Times20–35 min to central Anaheim, 30–45 min to Irvine, 35–60 min to LA (traffic dependent)
WalkabilityModerate—walkable to schools, parks, and some shops, but car needed for most errands.
ParkingMostly ample street and driveway parking; some congestion near schools and apartments.

Marketing Intelligence

Target Buyer Types

  • Young families
  • First-time buyers
  • Investors seeking rental income
  • Move-up buyers

Key Selling Points

  • Affordability relative to OC
  • Diverse dining and shopping
  • Family-friendly parks
  • Solid mid-century construction

Pricing Considerations

Price competitively—homes priced above market may linger due to rising inventory and longer days on market.

Common Objections & Response Strategies

Objection: Older home, needs updates

Response Strategy:

Highlight recent renovations in the area and cost-effective upgrade options. Emphasize solid construction and potential for value-add.

Objection: Average school ratings

Response Strategy:

Point to standout programs, proximity to private schools, and community involvement in local schools.

Objection: Moderate crime rates

Response Strategy:

Share neighborhood watch activity, declining trends, and community engagement. Compare to similar OC neighborhoods.

Objection: Longer days on market

Response Strategy:

Explain market shift toward balance, giving buyers more negotiation power and less pressure.

Investment Insights

Investment Potential

Appreciation Potential

Moderate—3–4% annual appreciation projected as market balances.

Rental Demand

Strong, especially for 3–4BR homes and updated properties.

Buyer Competition

Still competitive, but less so than 2023–2024. More room for negotiation on price and terms.

Best For

  • First-time buyers
  • Move-up families
  • Long-term investors

Potential Concerns

  • Older homes may need updates
  • School ratings average
  • Some pockets with higher property crime

Professional Recommendations

1

Price accurately and monitor inventory weekly.

2

Stage homes to highlight family and outdoor spaces.

3

Educate buyers on market shift—negotiation is possible.

4

Market to local and regional buyers via digital channels.

5

Prepare for appraisal challenges if pricing aggressively.

6

Highlight rental income potential for investor clients.

Competitive Analysis

Comparable Markets

  • South Anaheim
  • Buena Park
  • Fullerton (west)

Market Positioning

Affordable, family-friendly alternative to pricier OC neighborhoods with strong rental upside.

Competitive Advantages

  • Lower price per sq ft than central Anaheim
  • Larger lots and more single-family homes than nearby areas
  • Diverse housing stock

Price Comparison

Westmont median ($880K) is below Anaheim average ($915K) and well below Orange/Fullerton ($990K–$1.1M).

Investment Metrics

3.8–4.2% for updated SFRs and duplexes
Cap Rates
4–5% gross yield typical for 3–4BR homes
Rental Yields
~19–21 (moderate for OC)
Price-to-Rent
Positive cash flow possible with 20%+ down on updated properties; best for long-term hold.
Cash Flow
3–4% annual appreciation expected through 2026.
Appreciation

Buyer Journey Insights

First-Time Buyers

Good entry point for Orange County; focus on updated homes to minimize repair surprises. FHA/VA loans common.

Move-Up Buyers

Can find larger homes and yards without leaving Anaheim; opportunity to trade up within budget.

Downsizers

Limited single-level and condo options, but some available. Emphasize low-maintenance homes.

Investors

Strong rental demand, especially for family-sized homes. Look for value-add or ADU potential.

Relocators

Appealing for those seeking affordability and diversity in OC; proximity to major employers and freeways.

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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