Richard Carlos
Responds Quickly
Zxomes, Inc.
(562) 916-1453
61 Total Sales
1 in South Hills
$1,010,000 Price
South Hills
About 20 miles from downtown Los Angeles, the West Covina suburb of South Hills sits in the eastern San Gabriel Valley, rolling across the San Jose Hills of the Sierra Mountains and bordered north by the 10 freeway. “Here you'll find West Covina’s most expensive, exclusive homes, with fantastic mountain views,” says San Gabriel Valley Realtor and West Covina resident Mary Anglin of Fathom Realty, “and prices that make them especially attractive. They'd be at least tripled or quadrupled closer to Pasadena and LA.”
These exclusive South Hills homes are four- to six-bedroom Spanish-style estates built between the 1990s and mid-2000s on half-acre lots, ranging from $1.9 million to $3.5 million. With tall windows, soaring ceilings and clay-tiled roofs, these mansions line sidewalk-free streets that climb high in the hills, with fluffy palm trees in immaculate front yards and garage space for at least three cars.
Closer to sea level, a midcentury ranch-style home with up to four bedrooms and three baths on a grassy quarter-acre lot averages $790,000; you'll likely have a mature tree in your front yard and a mailbox at the curb. Town house condos with two to four bedrooms range from $480,000 to $900,000 (plus monthly HOA fees of $260 to $500).
For golf and local society, you could join the private South Hills Country Club, with an 18-hole course that hosts PGA and USGA events, an elegant Santa Barbara Mission-style clubhouse and a 3,500-bottle wine cellar. Or free of charge, you could enjoy the 42-acre Galster Wilderness Park, where paved hiking trails trace hillsides of coastal scrub, shaded by native black walnut trees. At Cortez Park, you can take your favorite kids to the modern playground or join your neighbors to cheer on a Little League game; at the park’s community center, seniors can watch a free movie, join a monthly excursion or take classes like Tai Chi.
South Hills Plaza is the neighborhood’s shopping center, where you can stock up on everything from groceries to homewares at bright and shiny Tokyo Central. Start the day with coffee and a cruller at Rainbow Donuts; fuel up on Chinese noodle dishes at Lan Noodle or yakitori and hot pot at Cheers Cafe; and sweeten the evening with mochi and popping pearls at Japanese dessert shop Lucky Sakura. Other area shopping centers include the West Covina Center, with Filipino and Thai eateries and a Seafood City Supermarket; and the Eastland Center, which includes Sprouts and Target, as well as Thumbling for Taiwanese dumplings.
If you have school-age kids in South Hills, you can choose public options from both the Covina-Valley Unified and West Covina Unified districts. Within the latter, local kids might attend Vine Elementary and Hollencrest Middle, both rated 6/10 by GreatSchools for their students’ test scores, and continue to Mt. SAC Early College Academy, which offers dual enrollment in high school and local Mt. St. Antonio College. If you’d prefer a religious private school, Christ Lutheran serves prekindergarten through Grade 8.
For a Southern California bargain on a luxury home with stunning mountain views and suburban convenience, venture out the 10 freeway to West Covina’s South Hills.
Written By
Melanie Wynne
Photography Contributed By
Tyler O'Neil
Video By
Ellie Brown
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Agents Specializing in this Area
-
Richard Carlos
-
Rudy Kusuma
Rudy Kusuma
Responds QuicklyPartner Real Estate
(916) 249-4078
202 Total Sales
1 in South Hills
$535,000 Price
-
Fuqiang Yun
Fuqiang Yun
Yun Ai Inc.
(626) 736-1612
25 Total Sales
2 in South Hills
$3M - $3.1M Price Range
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Mike Weller
Mike Weller
Keller Williams Realty
(562) 273-1321
114 Total Sales
1 in South Hills
$520,000 Price
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Antonio Lanz
Antonio Lanz
Responds QuicklyeXp Realty of California Inc.
(669) 202-8968
61 Total Sales
1 in South Hills
$915,000 Price
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Rocio Ortegon
Rocio Ortegon
Keller Williams Palos Verdes
(424) 328-6725
75 Total Sales
1 in South Hills
$1,050,000 Price
Schools
Source:
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
- 9th to 12th
- Public
- 6th to 8th
- Public
- K to 5th
- Public
Interested in learning more about homes in this area? Reach out to , an experienced agent in this neighborhood.
Parks in this Area
Barranca Park
- Baseball/Softball
- Picnic Area
- Soccer
Galster Wilderness Park
Woodgrove Park
- Trails
- Playground
- Multi-Purpose Field
Heritage Park West Covina
Cortez Park
Jalapa Park
Transit
Crime and Safety
| 1 - Low Crime, 10 - High Crime | South Hills | US |
|---|---|---|
| Homicide | 2 | 4 |
| Sexual Assault | 2 | 4 |
| Assault with Weapon | 2 | 4 |
| Robbery | 2 | 4 |
| Burglary | 3 | 4 |
| Motor Vehicle Theft | 4 | 4 |
| Larceny | 3 | 4 |
| Crime Score | 3 | 4 |
Source: WhatIsMyCrimeRisk.com
South Hills Demographics and Home Trends
On average, homes in South Hills, West Covina sell after 49 days on the market compared to the national average of 70 days. The median sale price for homes in South Hills, West Covina over the last 12 months is $395,000, up 26% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$419,000
Median Sale Price
$395,000
Median Single Family Sale Price
$475,000
Median Townhouse Sale Price
$418,000
Median 2 Bedroom Sale Price
$455,000
Median Change From 1st List Price
0%
Last 12 months Home Sales
106
Median Home Sale Price YoY Change
26%
Average Price Per Sq Ft
$282
Neighborhood Facts
Number of Homes in Neighborhood
3,994
Number of Homes for Sale
13
Median Year Built
1962
Months of Supply
1.50
Average Single Family Home Size Sq Ft
2,552
Above the national average
1,924
Average Townhouse Size Sq Ft
2,772
Average 2 Bedroom Size Sq Ft
1,083
Average 1 Bedroom Size Sq Ft
800
Median Lot Size Sq Ft
14,374
Open Houses
-
Saturday, Aug 22 - 5pm
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Sunday, Aug 31 - 4pm
-
Saturday, Aug 23 - 5pm
Distribution of Home Values
Homes for Sale
Homes for Rent
-
$2,345 - $3,695 per month
- South Hills
- 1-3 Beds
- 1-2 Baths
- 850+ Sq Ft
- 2900 E Virginia Ave
- West Covina, CA
-
-
$2,100 - $2,485 per month
- Woodglen Apartment Homes
- 1-2 Beds
- 1-2 Baths
- 720+ Sq Ft
- 1800 E Aroma Dr
- West Covina, CA
Interested in learning more about homes in this area? Reach out to , an experienced agent in this neighborhood.
Average Home Value
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
14,822
Median Age
44
Population Density
6 ppl/acre
Population under 18
20.6%
On par with the national average
23.8%
Population over 65
21.9%
On par with the national average
19.1%
Finances
Median Household Income
$114,592
Significantly above the national average
$71,702
Average Household Income
$140,229
Education and Workforce
High School Graduates
92.4%
On par with the national average
89.1%
College Graduates
43.2%
Above the national average
34.1%
Advanced Degrees
16%
% Population in Labor Force
64%
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®
2
/ 100
Car-Dependent
Walk Score®
14
/ 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.
Nearby Neighborhoods
West Covina
City living with a suburban feel in eastern San Gabriel Valley
Walnut
A quiet and quintessentially suburban neighborhood in LA County
Ramona
Luxury homes in a secluded area of Los Angeles County
Valinda
A small, laid-back suburb of Los Angeles County with a popular neighborhood park
Woodside
A master-planned neighborhood with easy access to green space in West Covina
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