Florence is a neighborhood in Southeast Los Angeles that’s been drawing attention in recent years, especially among investors. Although direct access to Interstate 110 keeps the area well connected to nearby job centers, event venues and amenities, housing prices are notably lower here than in many other parts of the city.
The median sale price is in the low $600,000s, which is roughly half the citywide median. A small portion of properties are single-family homes, including bungalows, Craftsman-style houses and Spanish styles from the early to mid-1900s. Fixer-uppers tend to sell from the low $400,000s to the upper $500,000s, but the majority of houses range from the upper $500,000s to the low $700,000s.
Approximately 70% of residents rent, and multifamily development continues to increase. “Most of what I sell here is duplexes, triplexes and fourplexes,” says Koeun Hwang, Realtor with Urban Real Estate, who has lived in LA for more than 20 years. “They’re popular with investors, but also good for first-time homebuyers because the rental income helps pay mortgage costs.” You might find smaller multifamily properties from the early to mid-1900s priced from the low $500,000s to mid-$900,000s, while larger, newer ones typically run between the upper $700,000s and $1.9 million.
Florence is part of the highly rated Los Angeles Unified School District. The district assigns schools based on address and also offers school choice through an open-enrollment lottery. One option in the community is John C. Fremont High School, which has a STEAM magnet program. Some families choose nearby charter or private options, like the St. Columbkille School, a faith-based private school serving preschool through eighth grade.
You’ll see a few regional grocery and fast-food chains in the community, but “it’s mostly mom and pop places,” Hwang says. El Compadre Restaurant is a local favorite for authentic Mexican seafood dishes and drinks, and Amour Bakery specializes in custom cakes and pastries. For more dining and shopping options, Hwang says that residents usually drive a few miles west to Inglewood, where there are sit-down restaurants and big-box chains.
There are bus stops in the area, a Metro busway station at the northwestern corner and a Metro A Line station a few miles east. Car travel still tends to be the most convenient, however. Interstate 110 runs just west of Florence, providing a direct route to Downtown LA, less than 8 miles north. Hwang says that many people commute to Vernon, roughly 5 miles away, which is a hub for manufacturing and shipping jobs.
Florence is home to Avalon and Gage Park, a pocket park with a playground and picnic tables, and you’re just a short drive from larger recreation areas like:
Silvestre Medel
Excellence RE Real Estate, Inc.
(858) 256-8987
59 Total Sales
1 in Florence
$750,000 Price
Crystal West
WestCity Realty & Lending Serv
(562) 269-3476
9 Total Sales
1 in Florence
$619,000 Price
Christine Cheng
Keller Williams Realty/Temecula
(628) 244-8657
52 Total Sales
2 in Florence
$660,000 Price Range
Mario Mariscal
Better Homes and Gardens RE
(562) 471-4695
111 Total Sales
1 in Florence
$675,000 Price
Jack Toro
eHomes
(833) 972-2811
62 Total Sales
1 in Florence
$825,000 Price
Kathy Thomson
eXp Realty of Southern California, Inc
(909) 787-1190
70 Total Sales
1 in Florence
$685,900 Price
| 1 - Low Crime, 10 - High Crime | Florence | US |
|---|---|---|
| Homicide | 4 | 4 |
| Sexual Assault | 8 | 4 |
| Assault with Weapon | 7 | 4 |
| Robbery | 7 | 4 |
| Burglary | 4 | 4 |
| Motor Vehicle Theft | 4 | 4 |
| Larceny | 8 | 4 |
| Crime Score | 5 | 4 |
Source: WhatIsMyCrimeRisk.com
On average, homes in Florence, Los Angeles sell after 60 days on the market compared to the national average of 58 days. The median sale price for homes in Florence, Los Angeles over the last 12 months is $617,500, down 2% from the median home sale price over the previous 12 months.
|
Median List Price
$649,974
|
Median Sale Price
$617,500
|
|
Median Single Family Sale Price
$608,000
|
Median Townhouse Sale Price
$782,000
|
|
Median 2 Bedroom Sale Price
$552,499
|
Median Change From 1st List Price
0%
|
|
Last 12 months Home Sales
78
|
Median Home Sale Price YoY Change
-2%
|
|
Average Price Per Sq Ft
$477
|
|
|
Number of Homes
4,948
|
Number of Homes for Sale
48
|
|
Median Year Built
1924
|
Months of Supply
7.40
|
|
Average Single Family Home Size Sq Ft
1,147
Significantly below the national average
1,933
|
Average Townhouse Size Sq Ft
1,830
|
|
Average 2 Bedroom Size Sq Ft
984
|
Average Studio Size Sq Ft
400
|
|
Median Lot Size Sq Ft
5,227
|
|
$1,795 - $2,150 per month
$2,400 per month
$2,500 - $3,500 per month
$2,500 - $3,500 per month
|
Number of Homes for Rent
65
|
Median Rent
$2,999
|
|
Median Single Family Home Rent
$3,325
|
Median 4 Bedroom Single Family Home Rent
$3,495
|
|
Median Townhouse Rent
$3,115
|
Median 3 Bedroom Townhouse Rent
$3,500
|
|
Median Condo Rent
$2,289
|
Median 2 Bedroom Condo Rent
$2,325
|
|
Total Population
47,240
|
Median Age
32
|
|
Population Density
27 ppl/acre
|
Population under 18
30.9%
Above the national average
23.8%
|
|
Population over 65
9.2%
Below the national average
19.1%
|
|
|
Median Household Income
$49,474
Significantly below the national average
$79,597
|
Average Household Income
$64,481
|
|
High School Graduates
53.5%
Significantly below the national average
89%
|
College Graduates
7.1%
Significantly below the national average
34.1%
|
|
Advanced Degrees
1.7%
|
% Population in Labor Force
64.8%
|
|
Annual Precipitation
14''
|
Average Winter Low Temperature
48°F
|
|
Average Summer High Temperature
83°F
|
Annual Snowfall
0''
|
Bikeability
Walkability
Transit
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
Convenient access to Interstate 110 and relatively low housing costs
Green space, relatively low housing costs and proximity to both USC and DTLA
Relatively affordable homes, plenty of park space and a variety of restaurants
Centralized South LA living with walkable retail, pocket parks and transit access
Practical South LA neighborhood with transit, parks and school choice
Urban residential community close to LAX, SoFi Stadium and Kia Forum
