$696,199Average Value$300Average Price per Sq Ft13Homes For Sale
The canyon city
Nicknamed the “Canyon City,” Azusa is a growing community 25 miles northeast of LA and only a few miles south of the Angeles National Forest. North Azusa residents are closest to the San Gabriel Mountains and its numerous iconic canyons. The neighborhood appeals to those willing to accept a longer commute to be closer to nature and away from the LA sprawl. “North Azusa is a very quiet community, the gateway to the San Gabriel Canyon,” says Andrew Mendez, a Realtor with Century 21 Citrus Realty and city council member. “There are a lot of homes intertwined with nature. It’s a sleepy community with access to a lot of outdoor adventure.”
Azusa Wilderness Park covers 60+ acres of canyon terrain having trails for hiking & biking.
North Azusa’s canyons earned Azusa the nickname “canyon city.”
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Hiking near canyons and access to many parks
The neighborhood is less than 10 miles from the Angeles National Forest and 25 miles from Crystal Lake. Huntington Beach is 45 miles to the south. “A lot of people move here to be close to the mountains,” says Carlos Penate, local Realtor at VasTree Real Estate. “It’s a great area for people who like nature. There are some really nice biking and hiking trails, and some ponds and little rivers are really popular.” Anglers drop a line in the West Fork Fishing Access Fishing Site to the north. The San Gabriel River Trail, a popular cycling route that runs through much of North Azusa, intersects with the Azusa Trail, a popular hiking route near the San Gabriel Canyon Gateway Center. “Without a doubt, my favorite part of the city is the mountains,” says Mendez. “The community loves them. More people go into our Azusa canyons than go into Yosemite – over 4 million a year. The mountains are a hot topic after (then-President Barrack) Obama came in and made them a national monument.” Although the city hopes to expand the trails, attention is concentrated on recovery efforts after the Bridge Fire consumed 54,000 acres in September 2024.
Beyond the mountains and canyons there are traditional parks scattered through North Azusa. Northside Park features a nine-hole disc golf course, and Veteran Freedoms Park has a small community green space anchored by a war memorial. Nearby Memorial Park is home to a popular skate park and is the destination for the city’s biggest event, Azusa Golden Days, which is a week of community events sponsored by civic and business organizations culminating in a weekend carnival and parade that ends at the park.
Take a hike or bring your bike to the San Gabriel River bike path in North Azusa.
San Gabriel Canyon Rd in North Azusa provides stunning and captivating natural landscapes.
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Modern Traditional homes and condos in North Azusa
The real estate market is growing in Azusa. “Because everything is so expensive by the water or closer to LA, people are moving east,” says Penate. “It’s a great option for first-time buyers.” The neighborhood has many late 20th-century Modern Traditional homes and often come with views of the San Gabriel Mountains. Prices range from $420,000 to $1.2 million depending on size, amenities and views. Some buyers are interested in one of North Azusa’s many condos, selling from $400,000 to $850,000.
North Azusa condos sell from around $400,000 to $850,000.
Demand is growing for Azusa as buyers seek affordable but commutable alternatives to LA.
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Kids can attend Azusa Unified School District
Henry Dalton Elementary School, graded C on Niche, is right next to the neighborhood. Gladstone Middle School is four miles away and is graded B. Azusa High School, also graded B, is broken up into an East and West campus, both of which are four miles from the neighborhood. The school offers students a variety of educational programs, such as International Baccalaureate, Early College and Advanced Placement. Azusa Pacific University is a private Christian college in central Azusa, not too far from the neighborhood. The university has about 6,600 students and the campus spans about 100 acres.
Gladstone Middle School offers a space where all people can learn and thrive.
Azusa High School is in the city of Azusa.
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Route 66 shopping and dining
Downtown is concentrated around Historic Route 66. “It’s a fantastic thing to have Route 66 running through here,” says Mendez. “One thing about it that I think is great is that every big project along it is required to have those big, old-school neon signs.” New construction projects like The Orchard, 12,000 square feet of commercial and residential space, is in the downtown area. Dog Haus is a popular restaurant and beer garden at The Orchard. “Downtown has experienced exponential growth,” says Mendez. “We used to just have a few businesses, but we added 12 in just the last three years. Developers are really looking at us as the last untapped little city.” Major retailers like Costco and Smart & Final Extra are situated on Route 66, surrounded by local restaurants like Sushi Sawa and Taco Tapatio.
Discover charming local businesses and eateries housed within historic buildings in North Azusa.
Immerse yourself in the spirit of Route 66 with signs scattered throughout North Azusa.
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Local light rail station and highway access
Residents will need a car to get around, as North Azusa is not easy to traverse by foot or by bike. The neighborhood is home to the downtown Foothill Gold Line light rail station, providing a direct route to Los Angeles. That commute take about an hour. State Route 39 runs through the neighborhood, intersecting with Interstate 210 just south of it. Historic Route 66 borders the southern edge of North Azusa. While it is no longer part of the federal highway system, the National Park Service preserves it, and it is now one of the community’s most busy retail thoroughfares. Emanate Health Foothill Presbyterian Hospital is about four miles east of the neighborhood.
Public transit around North Azusa is a breeze with both bus and Metro rail system.
Convenient public transportation is at your service along North Azusa's Route 66.
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.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Lori Alvarez,
an experienced agent in this neighborhood.
Parks in this Area
Pioneer Park
Picnic Area
Trails
Playground
Memorial Park
Basketball
Football
Grills
Citrus Grove Park
Picnic Area
Playground
Veteran's Freedom Park
Playground
Parking Lot
Multi-Purpose Field
Encanto Park
Basketball
Picnic Area
Tennis
Glen Miller Park
Picnic Area
Playground
Multi-Purpose Field
Northside Park
Baseball/Softball
Playground
Multi-Purpose Field
Transit
Airport
Ontario International
34 min drive
Bus
Foothill Blvd And Dalton Ave W
Bus
Foothill Blvd And Pasadena Ave W
Bus
Foothill Blvd And San Gabriel Blvd W
Bus
Foothill Blvd And Orange Ave W
Bus
Foothill Blvd And Alameda W
Bus
Foothill Blvd And Vernon Ave W
Bus
San Gabriel Blvd And Sierra Madre Ave
Crime and Safety
1 - Low Crime, 10 - High Crime
North Azusa
US
Homicide
3
4
Sexual Assault
3
4
Assault with Weapon
3
4
Robbery
4
4
Burglary
3
4
Motor Vehicle Theft
4
4
Larceny
3
4
Crime Score
3
4
Source: WhatIsMyCrimeRisk.com
North Azusa Demographics and Home Trends
On average, homes in North Azusa, Azusa sell after 66 days on the market compared to the national average of 70 days. The median sale price for homes in North Azusa, Azusa over the last 12 months is $342,000, down 49% from the median home sale price over the previous 12 months.
Brand-new 2025 triplex situated on an expansive 30,000+ sq ft lot with endless potential!! Live in one unit and rent out the other two, or maximize rental income with all three. The property features three beautifully designed units: Unit #1 offers 3 bedrooms and 2 bathrooms with approximately 1,000 square ft of living space, an open-concept kitchen, and a spacious primary suite with walk in
Welcome to Sierra Palms—where comfort, convenience, and community come together! This beautifully maintained two-story condo offers 4 spacious bedrooms and 3 baths, including a powder room downstairs and both a full and 3⁄4 bath upstairs. The main-level bedroom features custom built-in cabinetry, making it an ideal space for a home office, creative studio, or guest retreat. Step into the bright
Home is where the heart is, and your heart will fall in love with 1760 Shady Oaks Court in the Crystal Canyon Community of Azusa. This pristine upstairs unit offers the perfect blend of privacy and natural light. Step inside and you’re greeted by soaring ceilings, oversized windows, ceiling fans, recessed lights, vinyl flooring and an open layout that instantly feels like home. The bright,
Enjoy your private patio and beautiful sunsets from this move-in ready 2 bedroom, 1 bath home in desirable North Azusa with mountain views. As a corner unit with its own manicured front yard and street presence it has a pleasant single-family feel. This adorable condo boasts a modern rejuvenated interior; including open concept living-dining spaces, a fully remodeled bathroom, fresh paint,
Discover elevated living with brand new accommodations featuring luxury finishes and elegant style. Life at Lumia promises the very best in modern apartment living. Greystar California, Inc. dba Greystar Corp. License No. 1525765 Broker: Gerard S. Donohue License No. 01265072
Beautiful remodeled upstairs apartment unit. New kitchen with quartz counters, cabinets, stove and microwave. New bathroom remodel. Newer flooring - ceramic tile and wood laminate. Great location - close to APU and Citrus College, shopping, public transportation, Metro Station. No pets allowed.
Le Med Apartments is a luxury, pet-friendly apartment community located in beautiful Azusa, CA. We offer spacious one and two-bedroom floor plans with high-quality amenities you’ll love! Our community resort-style pool, fitness center, and BBQ grills are another reason you’ll love living here. Nestled right up against the Angeles National Forest, our location is the perfect place to be if you
Interested in learning more about homes in this area?
Reach out to
Lori Alvarez,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
11,002
Median Age
40
Population Density
4 ppl/acre
Population under 18
21.9%
On par with the national average
23.8%
Population over 65
15.9%
On par with the national average
19.1%
Finances
Median Household Income
$85,515
Above the national average
$71,702
Average Household Income
$103,285
Education and Workforce
High School Graduates
87.8%
College Graduates
32.3%
On par with the national average
34.1%
Advanced Degrees
14.4%
% Population in Labor Force
69.5%
On par with the national average
65.1%
Weather
Annual Precipitation
16''
Average Winter Low Temperature
50°F
Average Summer High Temperature
85°F
Annual Snowfall
0''
Area Factors
Somewhat Bikeable
Bike Score®
20/ 100
Car-Dependent
Walk Score®
22/ 100
Minimal Transit
Transit Score®
24/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
