Pasadena

The enclave of Kinneloa Mesa is a secluded community hidden in the foothills of the San Gabriel Mountains, overlooking Pasadena. Although the neighborhood is more remote, residents enjoy a balance of peaceful scenery and proximity to Pasadena’s amenities. “It feels very tucked away, very secluded, with the mountains there every time you turn around,” says local Realtor Jessica Romero, who has sold several homes in Southern California. “But it’s still just fifteen minutes from Old Town Pasadena and less than ten minutes from Hastings Ranch Shopping Center and the 210.” “Homebuyers are looking for serene and quiet,” says Aida Dimejian, a Realtor who lives and works in the area. “The lots are larger, and there are beautifully styled homes. It’s a pretty diverse mix of different architectural styles.” Styles range widely, from French provincial-inspired houses to Mediterranean manors. The older homes of Kinneloa Mesa are well-maintained, sitting on manicured lots that provide space and views of the nearby mountains. The area’s houses are known for their stunning views and impressive amenities — large pools and professionally maintained gardens are a common sight, particularly in the gated upper half of the neighborhood. “The neighborhood is full of older, architecturally significant estates,” Romero agrees. “It’s not a cookie-cutter neighborhood. The homes are all unique, usually with larger lots. A lot of them just back out into the mountains.” Homes sell for an average of $2.5 million, but that price can fluctuate. Ranch-style homes, updated with sleek picture windows and meticulous landscaping, range from $1.5 to $3 million. Modern Traditional homes, often featuring motifs of other architectural styles, start at $2.2 million and can exceed the $4 million mark. Spanish Revival homes, always popular in SoCal, range from $2.2 to $4 million depending on the size of the house and the lot it sits on. Most kids start school at Don Benito Fundamental before proceeding to Sierra Madre Middle School, which both earned a B-plus grade from Niche. Students finish at Pasadena High School, rated A, where students will complete over 200 credit hours of required coursework and 40 hours of community service or work-based learning and defend an academic portfolio before graduating. “Pasadena is known for its top-performing private schools,” says Dimejian. “The neighborhood has a great private school — High Point Academy.” The K-8 private school earned an A on Niche for its engaging curriculum and robust developmental programs. Children are taught technology skills in addition to early introduction to more advanced material they will encounter in high school. The San Gabriel Mountains are a part of everyday life for Kinneloa Mesa residents. The neighborhood backs up to a sprawl of parks. Whenever they feel like it, locals can follow the Eaton Canyon trail to a stunning waterfall or turn onto Mount Wilson Toll Road trail, which will carry them through Henninger Flats — home to some of the best views in all of LA County — before connecting with hundreds of miles of mixed-use trails that crisscross Angeles National Forest. Locals primarily use the trail for daily walks, runs and rides. It's not uncommon to see people strapping on a backpack and spending a weekend hiking to the iconic Mount Wilson Observatory and back. Those who still enjoy the great outdoors but are interested in something less strenuous can visit the exhibits and short but well-maintained interpretive trails at the Eaton Canyon Nature Center. The neighborhood is home to Gerrish Swim and Tennis Club, where members enjoy swimming at one of the many pools or playing games of tennis or pickleball at the courts, all while taking in mountain views. Residents might also tee off at Eaton Canyon Golf Course, home to a nine-hole par-35 course dotted with towering trees. Residents can easily reach anything they need. “What makes it appealing is it’s close enough to the highway and the metro station and shopping, but it's also remote where it's quiet,” says Dimejian. On Washington Boulevard, a few blocks south of Kinneloa Mesa, locals grab a table at the highly-rated Italian restaurant Domenico’s or popular Indian eatery Mint Leaf. The neighborhood’s Eaton Canyon Golf Course is also home to the popular Eaton Canyon Grill, which serves breakfast and lunch. Locals shop for essentials at supermarkets like Sprouts, Whole Foods and Trader Joe’s along the interstate corridor, which is also home to chain restaurants. Residents will find it easy to get around their community. Kinneloa Mesa is easily connected to the city of Pasadena by New York Drive, which runs along the edge of the neighborhood and into town. Interstate 210 is only a short distance from the neighborhood. From there, Los Angeles is only an 18-mile drive away, which typically takes 30 minutes. For commuters who don’t want to fight traffic themselves, the Pasadena Metro station sits along the interstate, making it easy to grab the next bus heading into LA. Kinneloa Mesa is a quieter neighborhood that is not known for community events. Locals, however, enjoy participating in Pasadena’s exciting social calendar. The community’s most iconic event is the annual Rose Bowl game and accompanying parade on New Year's Day. Kinneloa Mesa experiences very little crime. The neighborhood earned a one out of ten on the CAP Index Crime Score, which is the lowest possible score. Violent crime is very low, and property crime is still uncommon, scoring a two out of ten on the CAP Index Crime Score. The Altadena Sheriff’s Station serves the neighborhood and strives to be involved in the community through outreach programs.

One of the most expensive areas of Pasadena, Linda Vista exemplifies elegance and high-end luxuries, from an invitation-only golf course to architecturally notable estates. In the neighborhood, spotting celebrity residents going about their daily lives becomes commonplace. "It's one of the exclusive neighborhoods in Pasadena — highly desirable and very private," says Realtor Michael Bell, who works with Sotheby's International Realty and has over two decades of experience in the area. Located between Arroyo Seco and the San Rafael Hills in the San Gabriel Valley, the area’s terrain slopes toward beautiful mountain views. And it's not only the natural surroundings that are pleasing to the eye. From stunning architecture to nearby museums and galleries, Linda Vista prides itself on aesthetics. Most of Linda Vista's roads are winding and lack sidewalks, but the area remains peaceful with cul-de-sacs and minimal through traffic. “It’s a community that allows you to live in Pasadena yet enjoy a quieter lifestyle,” says Realtor Rita Whitney, who works with The Agency and has over a decade of experience in the area. With a CAP Index Crime Score of 1 out of 10, the crime rate in Linda Vista is well below the national average of 4 out of 10. Gates, trees and tall hedges often guard the homes for extra privacy. As for the architecture, vintage homes steal the show, including Mediterranean homes and Victorians. Pegfair Estates, a historic district, is named after a 1930s Colonial Revival mansion. Nowadays, the district’s ranch-style builds from the 1950s lend it a heavily midcentury vibe. Asian influences like Japanese shoji screens and low-pitched hipped roofs decorate some these houses, which rest on landscaped half-acre yards. These often feature private pools and gardens with fountains. Prices for Mediterranean homes range from $2.5 to $3 million, while ranch-style houses range from $3.5 million to $4 million. “There’s low inventory due to the fact that most people have mortgages under 3%. They’re holding onto their houses and not selling,” Whitney says. An afternoon on the greens at Annandale Golf Club means playing on a challenging but pristine course with a mountain backdrop. In the evening, the invitation-only club serves a world-class wine dinner prepared by the executive chef. For more of a rustic wilderness vibe, there's Annandale Canyon Park, where residents can hike the one-mile dog-friendly pedestrian trail with scenic mountain views. There are limited parking spaces, so residents can expect a secluded hike free of crowds. “A lot of people like it because the Rose Bowl is right by Linda Vista and offers an enormous amount of outdoor activities, from soccer to aquatics. There's a daily walk around the Rose Bowl,” Whitney says. The group walk goes around a 3-mile loop, ideal for those who like to chat as they exercise. Another option is Linda Vista Park in the northern part of the neighborhood, which has a playground and picnic benches for lunch outside. Linda Vista’s creative ambiance begins at the American Legacy Fine Arts collector's private gallery, a centrally located attraction where people must book an appointment to see the exhibit. Locals can spend hours at the Norton Simon Museum, known for its sculpture garden and lily pond located just southeast of the neighborhood. The Art Center College of Design, considered a historic landmark by the city of Pasadena, is notable for the 1970s modernist architecture at its hillside campus on the western edge of Linda Vista. Linda Vista is less than 5 miles from Old Town Pasadena, so there's plenty of night life, transportation and retail close by. In Old Town Pasadena, residents can shop at brand-name stores like Tiffany & Co. and Apple. They can also make a reservation at Fleming’s Prime Steakhouse & Wine Bar for a fine dining experience. At Ralphs Fresh Fare, residents can pick up groceries. To find antique pieces and more décor, the Rose Bowl Flea Market has over 2,500 vendors. Pasadena Unified School District, considered an Arts Equity District, has a B rating on Niche. San Rafael Elementary School is rated a B-plus. Octavia Butler Magnet, given a C-minus grade, features Spanish Dual Language Immersion and a Math Academy. Formerly Washington Middle, it was renamed in 2022 for the visionary writer, who was a student there during her childhood. John Muir High, an early college magnet, has a B-plus grade. St. Francis High School is a private school option with an A-plus rating. Linda Vista is close to Interstate 210, giving residents easy access to the rest of Los Angeles County. For commutes, the neighborhood is only 3 miles away from downtown Pasadena. The Rose Bowl may cause some serious traffic, especially on game days. If residents don’t feel like driving, there are a few Pasadena Transit and Metro bus stops in the neighborhood. For a nearby medical center, residents can go to Huntington Hospital, located 3 miles from Linda Vista. The closest major airport is Hollywood Burbank Airport, a 15-mile drive away.

Situated in the foothills of the San Gabriel Mountains, just three miles north of downtown Pasadena, sits East Arroyo, a commuter-friendly neighborhood with easy access to the 210 and the Ventura Freeway. “The draw here is that you’re so close to the Rose Bowl, which most people love,” says Sotheby’s broker associate Brandon Road, who has over 20 years of experience and specializes in the Pasadena market. “Some of my clients listen to concerts in their backyard; they don’t have to pay to go to the stadium. And if there are games, you can walk there.” Road says that even when there aren’t events, there’s a lot to do, including a 3-mile loop to walk, run or bike. Outside of the Rose Bowl area, East Arroyo is primarily residential, with shopping and dining done in nearby business districts. “Old Pasadena is so close you can walk to it, or it’s a very short drive,” Road says. The 22 blocks of the neighborhood are designated a National Register Historic District because of the impeccably returned late 19th and early 20th-century architecture. Known fondly as “Old Pas,” this historically significant district has a robust stretch of diverse retailers, local independent restaurants and open-air shopping plazas. To the west of the Long Beach Freeway is a Ralphs for stocking up on groceries and essentials. Pasadena maintains a robust calendar of annual events, with the Tournament of Roses being the highlight each year. The New Year’s Day celebration is iconic, headlined by magnificent floats decorated with vibrant fresh flowers. The parade draws equestrian units and marching bands from all over the country and visitors from all over the world. Another highlight is Cheeseburger Week, which celebrates an all-American staple invented here in Pasadena. There are also regular music events, the Chalk Festival, the Colorado Bridge Festival and Enchanted at Descanso Gardens, to name just a few. Prospective buyers will find diverse housing styles in East Arroyo, from cozy bungalows to stately Colonial Revivals. Craftsman and ranch-style homes are also common, so there is something for nearly every preference. Many homes feature private pools in their backyards and neatly manicured front yards. The streets are picturesque, with rows of tall, mature trees providing a shade canopy. Prices range from $700,000 for 1,300 square feet to nearly $5 million for 5,400 square feet. There are also condos and townhomes in the neighborhood priced between $500,000 and $1.4 million, depending on the size and level of upgrades. Families with children in East Arroyo are served by Pasadena Unified, an above-average public school district with a B grade from Niche. There are no public schools within the neighborhood, but kids can start their education at Norma Coombs Elementary, a B school with an A in diversity. Octavia E. Butler is a public magnet middle school graded C-minus by Niche. Students then advance to John Muir High School Early College Magnet, which gets a B-plus from Niche, but an A in college prep. John Muir has a robust AP program with almost a dozen course offerings and, in collaboration with Pasadena City College, offers students a rigorous four-year program allowing them to earn two years of transferable college credit while in high school. One of the primary sources of recreation and entertainment in East Arroyo is Brookside Park, a 61-acre park on the neighborhood's western side. Along with many of the amenities that come with a traditional park — playgrounds, picnic tables and lots of green space — there are also many attractions. Golf enthusiasts have 36 holes at the Brookside Golf Club and the Kidspace Children’s Museum is popular with families. The Rose Bowl Aquatics Center offers year-round aquatic and fitness programs. Sports fans will delight in Jackie Robinson Memorial Field, where the Pasadena City College baseball team and the Arroyo Seco Saints play. For even more sporting events, the famous Rose Bowl stadium offers sporting events year-round along and events like the Rose Bowl Flea Market, which meets on the second Sunday of each month and regularly attracts 20,000 visitors, though the crowds aren't a problem for residents. “There are guards stationed at the entrances to the neighborhood, checking IDs to make sure only residents park there," Kuo says. East Arroyo is situated near the intersection of I-210 and the Ventura Freeway, which provide broad access to the greater region. The area is great for commuters, with downtown Los Angeles about 10 miles southwest of the neighborhood — a short distance that can take as long as an hour to cover at rush hour, though it’s normally closer to 30 minutes. The closest airport is Hollywood Burbank, about 15 miles northwest of Pasadena. The LA Metro A Line has a stop in Pasadena and there is local public transportation provided by Pasadena Transit.

In an area that was once brimming with orange groves, Orange Heights was established in the early 1900s and became a hub for homes that typified the Arts and Crafts movement, thanks to their high level of craftsmanship, style and details. More than 100 years later, the neighborhood retains much of that early 20th-century charm, thanks to its listing on the National Register of Historic Places. Additionally, it's conveniently located near major freeways and many of Pasadena's exciting features, like Old Town Pasadena and The Rose Bowl. “I think buyers choose Orange Heights because of the charm of the neighborhood and the walkability — it’s about a 30-minute walk to Old Town Pasadena. And I think people are drawn to the types of homes there,” says Realtor Steven Galindo, who has worked in the area for over a decade. Orange Heights’ residential blocks are lined with Craftsman and California bungalows from the 1910s to the 1930s featuring clapboard siding, large front-facing windows, wide roofs with overhanging eaves and spacious front porches. Many of them boast roomy, manicured front yards and back yards large enough for a detached garage. The streetscapes are picturesque: views of the San Gabriel Mountains to the north, homes on elevated lots reinforced by arroyo and concrete retaining walls and closely spaced mature trees lining each residential street, complete with wide sidewalks, perfect for an after-dinner stroll. Home prices in the neighborhood range from $760,000 to a little under $2 million. Public schools serving the neighborhood are overseen by Pasadena Unified School District. Washington Elementary has a C-plus grade on Niche, while Octavia Butler Middle has a 4-out-of-10 rating on GreatSchools. John Muir High has a B-plus grade on Niche and offers dual enrollment classes at the northwest campus of Pasadena City College, which enables students to earn college credit while still in high school. While Orange Heights itself is predominantly residential, locals looking for a bit of fresh air can head to Washington Park, off El Molino Avenue, for its five acres of green space, athletic fields and playgrounds. Residents also have easy access to nearby outdoor spaces like Eaton Canyon Natural Area, a vast preserve located to the northeast of Pasadena, which offers hiking trails, a nature center and waterfall views. The neighborhood is just north of Old Town Pasadena, a walkable retail district initially established in 1874. Today, it features national chains like Pottery Barn, Apple, and Target. Locals can pick up groceries at Food 4 Less, located off North Lake Avenue. Not too far from there is Roma Market, an Italian grocery store that also holds the distinction of serving what many call the best Italian sandwich in Pasadena. The neighborhood is conveniently near the I-210 and I-134 interchange, which is perfect for traversing the rest of LA County or the Inland Empire. Major thoroughfares such as Lake Avenue and Washington Boulevard provide easy access to downtown Pasadena and other parts of the Los Angeles metro area. These roads are crucial for residents who commute to work or seek leisure and shopping options outside the neighborhood. Orange Heights is also served by the Metro Local bus on routes 256 and 662 and the Pasadena Transit bus on routes 31 and 32. Orange Heights participates in Pasadena's annual events like the Craftsman Weekend, hosted by Pasadena Heritage, and the Pasadena Chalk Festival, where artists create temporary masterpieces on the pavements of Paseo Colorado.

At the turn of the century, many millionaires were drawn to Pasadena for its beautiful weather, proximity to Los Angeles and the beautiful homes of Lower Arroyo. While the famous residents of "Millionaires Row” and some of their estates are things of the past, many of these historic homes remain. Lower Arroyo continues to entice residents with its classic architecture and convenience. “Pasadena as a whole is a wonderful area to live in,” says Aida Dimejian, a Realtor who has been selling in Pasadena for many years. “I think most people move to the area because it’s a world-renowned city. People who buy around the Arroyo want an older home.” Low-pitched gable roofs of Craftsman homes and red tile of Spanish-revival roofs stretch up through the dense canopy of mature trees. Most homes in the neighborhood are from the 1910s to the 1950s and have been carefully maintained and updated over the years. They sit on manicured yards, perfect for enjoying the balmy Pasadena weather. "It’s probably one of the most unique neighborhoods in all of Pasadena because you have something for everyone, architecturally speaking. There are starter homes, and then, as you get closer to Avenue 64, there are huge mansions. There are condos and townhouses, too,” says Kevin Kwan, Realtor and owner of Kevin Kwan Real Estate Group. Dimejian echoed the sentiment, saying, “It’s an area where you find larger lots and homes that have different architectural features. The houses are unique, not cookie-cutter. They’re older homes, and it's an older, established community.” Millionaire’s Row along Orange Grove Boulevard was once the domain of illustrious owners such as the Wrigley family of Wrigley’s Gum and the Harkness family of Standard Oil. Nowadays, the street has swapped famous millionaire residents for sought-after million-dollar properties. The popular townhouses along Orange Grove Boulevard sell from just over $1 million to $2.5 million. Craftsmen homes dominate the neighborhood, ranging in price from $1.8 million to more than $4 million. Century-old Mediterranean villas, often landmarks of the neighborhood identifiable for their adorned stucco features and remembered for their previous owners, sell from over $4 million to more than $6 million. The neighborhood earned its name from its proximity to Pasadena’s iconic Arroyo Seco Park. The 70 park borders the neighborhood to the west, giving residents easy access to the winding trails, an archery range, one bridle path and a lighted casting pond. Dimejian says, “The Arroyo Seco has beautiful lush vegetation and the Colorado Bridge. It's great for hiking, biking, walking, and equestrian activities. Lots of people enjoy spending time there.” The sprawl of the arroyo includes Desiderio Neighborhood Park, home of the iconic Colorado Street Bridge. The neighborhood also encompasses the small Defenders Park, Singer Park, which has picnic tables and a children’s play area, as well as Arlington Garden, Pasadena’s only dedicated public garden. The garden is free to visit and hosts events like gardening workshops and birdwatching. “You’re very close to everything, which just makes it a wonderful place to live,” says Dimejian. “You’re close to shopping on Colorado Boulevard and Old Pasadena.” On Colorado Boulevard, which runs across the top of the neighborhood, residents can shop for essentials at Ralphs. Further down in Old Pasadena, shoppers browse the dozens of local and national retailers lining the outdoor shopping district. Residents will also find Target, Trader Joe’s and Whole Foods along the busy thoroughfare, as well as many dining options. Residents enjoy meals out at a diverse array of restaurants, having access to American favorites and international cuisine. Pasadena is famous for the Rose Bowl, an annual football game and accompanying parade. The parade’s route loops through the neighborhood, so some homeowners will be able to enjoy the event from their front porch. Most kids will attend the Mckinley School from kindergarten through 5th grade, which earned a B-minus from Niche. Students then transition to Blair High School, rated A-minus, which teaches grades sixth through twelfth. Students can opt into both Armenian and Spanish language immersion programs as well as the school’s International Baccalaureate program. With Colorado Boulevard running through the top of the neighborhood, it's easy for residents to get around and access all that the city has to offer. The neighborhood also enjoys proximity to state highways 710, 210 and 134. Central Los Angeles is only 10 miles away, and can usually be reached in 15 minutes. Dimejian says the traffic is usually not too bad on the way to LA.

Established in 1874, Old Town Pasadena got its start when a group of settlers from Indiana set up a general store and a post office at what is now the intersection of Fair Oaks Avenue and Colorado Boulevard. Over the years, the number of businesses in the neighborhood ballooned, turning Old Town Pasadena into a thriving hub of activity. In 1983, the neighborhood was added to the National Register of Historic Places, ensuring that its 19th- and 20th-century architecture would be maintained, even as Colorado Boulevard widened and storefronts became more modern. Today, the neighborhood is packed with restaurants, shops, pubs and performance spaces. “It’s so walkable, to the shops and restaurants. And you have easy access to the Gold Line, which can take you to the Rose Bowl and downtown Los Angeles,” says Deena Willis, associate broker with RE/MAX Properties. "It has an urban but also tranquil, laid-back feel. It has a lot of heart." Dozens of popular retailers like Apple, Lululemon and Crate & Barrel line the streets of Old Town Pasadena, as well as national supermarket chains Ralphs, Trader Joe’s and Whole Foods. The area is also home to some of the most popular and highest-rated restaurants in Pasadena. Those craving Mediterranean can head to local favorite Café Santorini, which has been serving the area since 1993 and is consistently ranked one of the best outdoor dining spots in Pasadena. Ramen Tatsunoya, meanwhile, is known for its impressive selection of Japanese comfort foods. Despite being an urban center, Old Town Pasadena boasts several attractive outdoor spaces that provide residents and visitors with areas to relax and enjoy the outdoors. Central Park is one of the main green spaces in the area, offering a peaceful retreat with ample seating, shaded areas, and a gazebo that is often the site of public performances and gatherings — it’s also home to Pasadena’s popular Lawn Bowling and Croquet Clubs. Another significant outdoor area is Memorial Park, which not only provides playgrounds and picnic areas but also hosts outdoor concerts and community events that bring together a diverse group of attendees. The Pasadena Unified School District oversees the public schools serving Old Town Pasadena, including multiple elementary, middle and high schools. Children may begin their education at McKinley K-8 School, which has a B-minus grade on Niche, and then move on to Blair High School, which has an A-minus rating on the site. Blair High offers “shadow days” to prospective students where they can meet teachers, go from class to class and learn more about the school’s International Baccalaureate program. Old Town Pasadena’s housing stock is mostly made up of condos and townhouses, though there are a few single-family homes scattered around the neighborhood. Many newer complexes around Colorado Boulevard boast balconies and rooftop patios with views, along with amenities like gated parking, gyms and pools. Most homes in the area sell for between $600,000 and $1 million. Old Town Pasadena is a hub for various events that cater to both locals and visitors. One of the standout events is the annual Pasadena Chalk Festival, held at the Paseo Colorado, where hundreds of artists use the sidewalks as canvases to create impressive chalk murals. Another significant event is the Old Pasadena Food Tasting Tour, which allows participants to explore and taste dishes from a variety of restaurants within the area, showcasing the local culinary scene. Throughout the year, Old Town hosts numerous other activities including live music performances, outdoor movie screenings, and holiday celebrations such as the Old Pasadena Halloween Celebration, which features trick-or-treating, themed activities, and costume contests for all ages. Old Town Pasadena is served by the Metro Gold Line, with the Memorial Park Station conveniently located in the heart of Old Town, making it easy to reach from downtown Los Angeles and other parts of the San Gabriel Valley. There are also several Metro and Pasadena Transit bus routes that traverse the area, providing comprehensive coverage and convenient options for getting around without a car. For those who drive, Old Town is bordered by major thoroughfares such as Colorado Boulevard and Fair Oaks Avenue, with both street parking and several public parking garages available to accommodate visitors.