$1,096,775Average Value$303Average Price per Sq Ft17Homes For Sale
Western Garden Grove suburb
West Garden Grove carves out a quieter corner of the busy city of Garden Grove. “It’s a throwback neighborhood; it's so friendly. It’s almost hard to describe; you really have to experience it," says Geoff Tackney, Broker and owner of GMT Realty. "The litmus test I give buyers is to drive down the street and wave to people. Eighty to 90 percent of them will wave back to you with a smile.” Mindy Luong, Broker and Realtor who lives and works in the area, says the area is older, but it's beginning to reinvent itself as more people move to the western part of the city.
West Grove has many living options to choose from.
Welcome to Garden Grove and the West Grove neighborhood east of Beach Boulevard.
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Older homes and planned new development
The residential streets of West Garden Grove are distinctly suburban, with older homes set back from sidewalks. Palm trees cast long shadows across the network of front yards and driveways. Most West Garden Grove homes were built in the 1960s, and previous owners carefully updated and maintained, making them sought-after properties today. “People are hunting the properties and making high offers,” Luong says. “There are a few newer houses, but developers have plans to build more.”
The ubiquitous ranch-style homes of the neighborhood start at $735,000 but can exceed $1.1 million. Modern traditional homes, often with Spanish influence like stucco siding and red barrel tiles, go from just over $1 million to $1.3 million.
Soft hues make this home brighter in West Grove.
Enders park is always active with West Grove locals.
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Neighborhood schools earn high marks
Luong says West Garden Grove is known for its highly-rated schools, which Niche confirms. Any school a West Garden Grove child might attend has earned an A from Niche.
Most kids will start at Enders Elementary School before advancing to Hilton D. Bell Intermediate School. At Pacifica High School, students explore their talents and interests through extracurriculars, visual and performing arts programs and college and career readiness pathways. Students can earn college credit or begin learning a trade before graduating.
Garden Grove Unified School District is committed to student success.
Enders Elementary School is located on Springdale Street in Garden Grove.
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Accessible parks in the area
A handful of parks ring the neighborhood, so residents in any corner of the neighborhood can easily get outside. This six-acre Edgar Park shares space with the Boys and Girls Club of Garden Grove, off Cerulean Avenue, surrounded by residential streets. Tall, mature trees dot the landscape and provide shade from the hot southern California sun. The jungle gym and swings sit on a rubber surface, offering some protection for kids as they run, climb and swing. Residents enjoy meeting up with friends for games at Chapman Sports Park. The complex is home to lighted courts and fields that accommodate rounds of tennis and street hockey.
Valley View Street restaurants and retail
“With all the young people moving in, it's starting to get trendier,” says Luong. “There are more businesses opening, like restaurants and places to go on the weekend.” Valley View Street is the neighborhood’s primary retail and restaurant corridor. Locals enjoy dining out at West Garden Grove spots like On the Rocks Bar & Grill and Augustino’s Italian Restaurant. Familiar chain restaurants like Shakey’s Pizza and Dairy Queen also cluster along the thoroughfare. Just off Valley View Street in the center of the neighborhood, West Garden Grove Center is a popular hangout. Residents can catch a movie and then enjoy dinner at one of the many restaurants in the complex. Valley View Street also leads to Eastgate Plaza, where residents shop for groceries at Vons, get their nails done at one of the salons, pick out a new book at the used book store or grab dinner at one of the restaurants.
When building that next clubhouse for the kids, head over to Home Depot in West Grove for gear.
Starlight Cinemas is located on Valley View Street in West Grove.
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Community life and city calendar
There are plenty of ways for West Garden Grove residents to connect with neighbors and fellow citizens of Garden Grove. “I see Garden Grove as a very supportive community,” says Luong. “They have so many activities for everyone — seniors and kids. There are a lot of clubs and organizations that want to build up the community. The city has a great mission.” From youth sports leagues to professional networking organizations, residents of any age can find something that interests them. The city of Garden Grove hosts various events throughout the year, like workshops and festivals.
Cars required in the neighborhood
Most residents will require a car to get around the neighborhood and around Garden Grove. State Route 22 and Interstate 405 run across the bottom of West Garden Grove. Garden Grove’s city center is eight miles away. Seal Beach is seven miles to the west, making it easy to spend a day at the beach.
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
Teresa Gorman,
an experienced agent in this neighborhood.
Parks in this Area
Maple Grove Park South
Basketball
Grills
Picnic Area
Edgar Park
Basketball
Playground
Parking Lot
Manzanita Park
Basketball
Playground
Multi-Purpose Field
Eucalyptus Park
Basketball
Grills
Picnic Area
Peppertree Park
Basketball
Grills
Picnic Area
Eastgate Park
Basketball
Picnic Area
Pool
Westgrove Park
Basketball
Soccer
Playground
Chapman Sports Park
Baseball/Softball
Basketball
Soccer
Transit
Airport
Long Beach (Daugherty Field)
16 min drive
Bus
Lampson-Topaz
Bus
Belgrave-Valley View
Bus
Valley View-Tiffany
Bus
Chapman-Western
Bus
Chapman-Jasper
Bus
Valley View-Belgrave
Bus
Garden Grove-Eagle
Crime and Safety
1 - Low Crime, 10 - High Crime
West Garden Grove
US
Homicide
2
4
Sexual Assault
3
4
Assault with Weapon
2
4
Robbery
2
4
Burglary
3
4
Motor Vehicle Theft
3
4
Larceny
3
4
Crime Score
3
4
Source: WhatIsMyCrimeRisk.com
West Garden Grove Demographics and Home Trends
On average, homes in West Garden Grove, Garden Grove sell after 78 days on the market compared to the national average of 70 days. The median sale price for homes in West Garden Grove, Garden Grove over the last 12 months is $488,000, up 68% from the median home sale price over the previous 12 months.
If you're looking to reside in the heart of Orange County, set your sights on West Garden Grove, a fabulous community that is filled with pride-of-ownership homes, award-winning schools, easy access to the 405, 605, and 22 Freeways and you'll be just minutes from local shopping, dining, and more. Step inside 12392 Lamplighter and be taken-aback by this spacious and beautifully maintained 3
2 Bedrooms PLUS A DEN and 2 bathrooms in a GREAT LOCATION! The home has been freshly painted inside and out! New carpet and padding has been added! New roof as of 2024! You are greeted by a large covered porch that has been newly rebuilt including carpet, handrails and paint . Inside the living room is light and bright with newer flooring. Living room opens to the kitchen and dining area.
Nestled in the heart of West Garden Grove’s coveted Garden Park neighborhood, just moments from Seal Beach, sits a beautifully remodeled 4 bedroom, 2 bathroom home. This remodeled home, boasts just under 1,500 square feet of living space and seamlessly blends modern upgrades with timeless charm, offering the perfect backdrop for both everyday living and effortless entertaining. The Garden Park
Valley View Senior Villas is a vibrant independent living community designed for adults 55 and better. We offer cozy one-bedroom and one-bedroom-with-den apartment homes tailored for comfort and ease. Whether you're in the mood to unwind or stay active, youll find it all herefrom peaceful courtyards and sunny decks to a heated swimming pool, jacuzzi, and a barbecue/picnic area perfect for
On the edge of Seal Beach.This Upgraded single level corner lot offers 4bedrooms, 2.5 baths, large living room with gas fireplace, large family room with direct access to attached garage, newer flooring, skylights, recessed light, ceiling fan, private backyard with covered patio.
Property Id: 2047828Beautifully Spacious 2 story Townhome - 2 Bedroom - 1.5 Bathroom with 1 detached car garage. This Townhome features a modern kitchen with quality quartz counter-tops, stainless steel appliances, white cabinets and pantry. New ac unit and ceiling fan, large bedrooms with mirrored closets and a kitchen pantry. This townhome boasts new flooring, washer and dryer
Interested in learning more about homes in this area?
Reach out to
Teresa Gorman,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
15,870
Median Age
45
Population Density
7 ppl/acre
Population under 18
22.4%
On par with the national average
23.8%
Population over 65
21.4%
On par with the national average
19.1%
Finances
Median Household Income
$121,854
Significantly above the national average
$71,702
Average Household Income
$141,685
Education and Workforce
High School Graduates
91.9%
College Graduates
39.9%
Above the national average
34.1%
Advanced Degrees
12.6%
% Population in Labor Force
68.9%
On par with the national average
65.1%
Weather
Annual Precipitation
13''
Average Winter Low Temperature
48°F
Average Summer High Temperature
87°F
Annual Snowfall
0''
Area Factors
Somewhat Bikeable
Bike Score®
49/ 100
Car-Dependent
Walk Score®
42/ 100
Some Transit
Transit Score®
34/ 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.
