$1,048,444Average Value$683Average Price per Sq Ft65Homes For Sale
Smart-growth suburb
Located off Interstate 10, about 10 miles east of Los Angeles, Alhambra is a low-key suburb with its sights set on smart growth that isn't looking to compete with neighboring San Gabriel in terms of rapid development. Unlike nearby cities like San Gabriel, which have seen their commercial districts grow by leaps and bounds in recent years, San Gabriel retains a small-town feel. “We have a quaint downtown that stretches a few blocks along Main Street and is a happening walkable stretch,” says Andrew Ho, director of community development with the city. “We also have a great school district, well-maintained parks and a distinct sense of community.” Located across 710 Freeway from Cal State, Los Angeles, Alhambra is an aspiring college town that has rezoned a lot of real estate in recent years to allow for additional residential housing. “We really want to take advantage of our proximity to the university,” Ho says.
Alhambra has many neighborhoods with different characteristics.
Alhambra has a downtown area with small town vibes.
Benjamin Davis Wilson is commemorated in bronze as 'Alhambra's Founding Father'.
Alhambra has newer multi family developments near the downtown area.
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Million-dollar median and the historic Bean Tract
Though the median price of a home is nearly $1 million, Alhambra offers a significant discount in housing compared to its much more expensive neighbors in South Pasadena and San Marino. Known as the “City of Homes,” Alhambra boasts picturesque neighborhoods and troves of historic homes designed in most every popular style over the past 100 years. From early 20th-century architecture to contemporary offerings, homes in the city appeal to a wide range of tastes and budgets. In the city's northwestern corner sits the character-rich Bean Tract, an affluent historic neighborhood with well-manicured lawns and property values that have almost doubled in the past two decades. "I love the style and the character of the homes here," says Realtor and Alhambra resident Mike Chou of KW Executive Realty. "There are a lot of historic Craftsman homes, along with a nice mix of townhomes and condos."
Charming homes can be found on tree lined streets in the Bean Tract area of Alhambra.
Historic homes in the craftsman style are signatures of Alhambra's style.
Charming historic homes on tree lined streets can be found in Alhambra.
Homes of singular style are why Alhambra is a desirable place to live.
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Inspiration for Norman Rockwell
For a city of its size, Alhambra has an outsized arts and culture scene thanks to a seasonal resident of the past. In the 1930s and ‘40s, Champion Place was home to eight of the most prominent names in American art, including Norman Rockwell. The iconic illustrator moved west to live with cartoonist Clyde Forsythe after his first marriage failed in 1930. The dynamic group of artists often sketched together at night because they all shared the same enthusiasm for moonlight, and they would use miner’s helmets for illumination. When he wasn’t painting, Rockwell reportedly rode his bicycle through town looking for engaging faces to capture. These days, the artists are long gone, but several homes retain the studios and meditative settings that spawned an era. The city, a regular backdrop for television and film, remains committed to public art and has passed an ordinance to encourage projects through special funding and zoning measures.
Champion Place is a quiet cul de sac in Alhambra with Norman Rockwell connections.
Alhambra is a city of charm and style.
Distinctive homes of all styles can be found on the same street in Alhambra.
Notable homes on quiet streets are features of many Alhambra neighborhoods.
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Alhambra Unified School District receives high marks
The Alhambra Unified School District is well above average, with an overall A grade from Niche and an A-plus in college prep. Every school in the community is graded a B or better, putting it in the top 15% of all California districts. There are walkable elementary schools spread across Alhambra, with a higher concentration to the north of I-10. One of the top 100 high schools in the state, Mark Keppel High has a graduation rate of over 96% and routinely wins or places high in academic competitions like the Science Olympiad and the Academic Decathlon. Overall, the district is stable financially, but budget cuts from the state due to declining enrollment are trickling down to the local level.
Emery Park Elementary School located in Alhambra.
Mark Keppel High School is a highly rated, public school.
Granada Elementary School, home of the Lions in Alhambra.
Ramona Elementary School located in Alhambra is the home of the Mustangs.
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Robust Asian fare options
Though city officials say they aren’t leaning into development as hard as nearby communities, there are still many shopping and dining destinations in Alhambra. “What they’re doing in San Gabriel is our proof of concept for the future, but we don’t want to get quite that big,” Ho says. There is a cluster of retail near Main Street and Palm Avenue that includes a Costco, Target and an ALDI, which cover groceries and essentials. “Our recent crown jewel is Alhambra Place, which is anchored by a Sprouts Farmers Market,” Ho says. Known for standout Asian fare, Alhambra is home to many independent and regional restaurants. “Yang’s Kitchen is highly regarded and somewhere you’re probably going to run into someone you know,” Ho says. “The ownership also provides a living wage salary to their employees, so you are eating quality food and also feel like socially you’re helping the people who work there.” Fosselman’s Ice Cream is another institution, known as the best ice cream in the San Gabriel Valley.
Lunasia Dim Sum House is a popular family restaurant in Alhambra.
Taste something new at Sprouts in Alhambra.
Aldi is one of many big box retailers in Alhambra.
Yang's Kitchen is a modern Asian fusion eatery in Alhambra.
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Standout community parks and proximity to Angeles National Forest
In addition to the six community parks maintained by the city, Alhambra is within driving distance of some of the most popular outdoor spaces in the region, including Angeles National Forest directly to the north and the Whittier Narrows Recreation Area slightly to the south. “Almansor Park is one of our standouts with world-class golfing and banquet facility next door,” Ho says. The park hosts the annual Fourth of July celebration and has a pedestrian track that is heavily used most days. “Alhambra Park is the other big one because it has the pool facility and an amphitheater for concerts,” Ho says. The city coordinates weekly farmers markets, activities for children and seniors and a large aquatics program.
Alhambra Golf Course offers beauty and recreation for the Alhambra community.
Alhambra Park is popular with the kids to blow off steam after school.
Basketball court at Almansor Park in Alhambra, California.
Miles of trails and beautiful landscape are available at at Whittier Narrows.
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City working to address traffic
Located about 10 miles northeast of downtown Los Angeles via I-10, Alhambra is no stranger to heavy traffic. “Population is declining a little locally, but residents aren’t necessarily feeling that on the roadways because there’s still quite a bit of traffic,” Ho says. “We also get a lot of cut-through traffic from other communities.” According to Ho, the city is constantly making updates to its infrastructure and working with the county on transportation needs. “We are increasing crosswalk visibility and working on traffic signal efficiency, and we’re close to implementing a comprehensive master bike plan throughout town.” Alhambra is about 30 miles from Los Angeles International Airport, but the drive can take over an hour depending on conditions. In addition to public transportation options offered by the county, Alhambra Community Transit is a local shuttle bus that connects passengers to schools, parks, shopping centers, restaurants and public facilities, including Cal State University Los Angeles, the Metrolink Station and MTA Busway.
Low crime, low environmental risk
The city of Alhambra is very transparent about criminal activity; it posts three years’ worth of monthly stats on its website. A broad look reveals a city with rates well below the national average in terms of violent crime and about on par with the national numbers in property crime. Alhambra stacks up favorably compared to nearby communities like Monterey Park, South Pasadena, Rosemead and Montebello, with significantly lower rates than Pasadena. “We have community-based policing and a high-tech approach to safety,” Ho says. One hot spot residents should note is vehicle thefts, which happen at twice the national rate.
A concrete jungle in every direction, Alhambra has less of a wildfire risk than much of Southern California, but the dry vegetation driven by the Santa Ana winds can still create dangerous conditions. There is also an earthquake threat, with routine rumbling the norm across Southern California. The city works hard to mitigate risk by clearing vegetation and promoting public safety among its residents. Rising temperatures are Alhambra’s most pressing concern, with the strength and duration of summer heat waves growing.
Written By
Andrew Moreno
Photography Contributed By
Michael Rutt
Video By
Mary Desmond
Interested in learning more about homes in this area?
Reach out to
Naresh Sakhrani,
an experienced agent in this area.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
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