San Gabriel Valley Real Estate Market Report
The San Gabriel Valley is a region located in the eastern part of Los Angeles County in Southern California, United States. The valley is named after the San Gabriel Mountains, which form its northern boundary. The San Gabriel Valley is known for its diverse communities, strong economy, and scenic beauty, including the San Gabriel Mountains and the Angeles National Forest.
The demographics of the San Gabriel Valley are diverse, with a mix of Asian, Hispanic/Latino, White, and Black residents. In particular, the region has a large Asian American population, with Chinese, Taiwanese, Korean, and Vietnamese communities being prominent. There are also significant Latino and Hispanic populations in many of the cities and communities within the valley.
In terms of sights and attractions, the San Gabriel Valley has a lot to offer. The region is home to many parks and nature reserves, including the San Gabriel Mountains National Monument, which offers hiking, camping, and other outdoor activities. Other popular destinations include the Huntington Library, Art Museum, and Botanical Gardens, the Los Angeles County Arboretum and Botanic Garden, and the Norton Simon Museum of Art.
Among many of its benefits, the San Gabriel Valley is also well-known for its many revered school districts, such as the Arcadia School District, Alhambra Unified School District, South Pasadena School District, San Marino School District, and Temple City School District.
The San Gabriel Valley is also known for its food scene, with many excellent restaurants serving a variety of cuisines, including Chinese, Korean, Japanese, Vietnamese, Mexican, and more. The region is particularly famous for its dim sum and other Chinese dishes, with many popular restaurants located in cities such as Monterey Park, Alhambra, and San Gabriel.
Overall, the San Gabriel Valley is a vibrant and diverse region that offers a mix of cultural, recreational, and culinary attractions.
I'm Wesley Kang, a REALTOR® with KW Executive based at 388 E Valley Blvd in Alhambra. I work the entire San Gabriel Valley every week. I'm fluent in Mandarin and English, I helped my own parents relocate from New Jersey to the SGV in 2024, and I have 72 five-star reviews across Google and Yelp. The content on this page reflects what I see in the market day to day, not generic information you could read anywhere. If you want to talk through your specific situation, send me a message or call (626) 325-8068.
Which Cities are Considered a Part of San Gabriel Valley?
If you’re wondering what cities are in the San Gabriel Valley, we list the cities that most would consider as part of The San Gabriel Valley region. Located in Southern California the cities, based on my experiences, in the San Gabriel Valley are:
Azusa
Baldwin Park
Covina
Diamond Bar
Duarte
El Monte
Glendora
Hacienda Heights
Monrovia
Montebello
Rowland Heights
South Pasadena
Walnut
West Covina
San Gabriel Valley Single Family Home Market — Q2 2026 (with Q1 comparison)
| City | Median Sale Price | Avg Days to Sell | Median $/Sqft | Homes Sold |
|---|---|---|---|---|
| Alhambra | $1,042,250-7.5% vs Q1 | 17 days-11 days | $698+1.3% | 48+22 sold |
| Arcadia | $1,780,000-3.8% vs Q1 | 14 days-20 days | $782+8.2% | 79+4 sold |
| Azusa | $750,000+0.3% vs Q1 | 14 days-2 days | $584+7.4% | 35-8 sold |
| Baldwin Park | $722,000-3.1% vs Q1 | 25 days+12 days | $611+5.5% | 43+11 sold |
| Covina | $815,000-0.1% vs Q1 | 13 days+1 day | $555+4.3% | 69+10 sold |
| Diamond Bar | $1,260,000+0.8% vs Q1 | 14 days+2 days | $574-4.2% | 70+17 sold |
| Duarte | $838,000-3.1% vs Q1 | 16 days-6 days | $654+15.8% | 23+9 sold |
| El Monte | $822,500+5.4% vs Q1 | 19 days+1 day | $528-10.7% | 30-7 sold |
| Glendora | $1,080,000+19.0% vs Q1 | 13 days-14 days | $579+3.8% | 71-1 sold |
| Hacienda Heights | $1,116,200+1.9% vs Q1 | 15 days+1 day | $537+0.4% | 84+27 sold |
| Monrovia | $1,144,444-0.6% vs Q1 | 22 days+4 days | $680-0.7% | 46+5 sold |
| Montebello | $824,000-3.1% vs Q1 | 16 days-4 days | $574-5.6% | 36+5 sold |
| Monterey Park | $972,500+4.0% vs Q1 | 14 days-2 days | $653-0.3% | 50+14 sold |
| Pasadena | $1,647,500+6.3% vs Q1 | 28 days-2 days | $906+3.7% | 178+49 sold |
| Rosemead | $965,000+10.6% vs Q1 | 18 days-11 days | $604-8.2% | 29+1 sold |
| Rowland Heights | $1,010,000-5.1% vs Q1 | 29 days+16 days | $536-5.1% | 33-6 sold |
| San Gabriel | $1,358,250+6.5% vs Q1 | 21 days-1 day | $763+0.1% | 56+20 sold |
| San Marino | $3,025,000-8.3% vs Q1 | 25 daysno change | $1,114+6.9% | 28+7 sold |
| South Pasadena | $2,250,000+7.3% vs Q1 | 25 days+5 days | $1,076-0.9% | 29+7 sold |
| Temple City | $1,149,000-4.6% vs Q1 | 14 days-6 days | $724+2.7% | 46+21 sold |
| Walnut | $1,350,000+7.1% vs Q1 | 16 days-2 days | $615+1.2% | 50+3 sold |
| West Covina | $895,000+4.7% vs Q1 | 12 days-2 days | $541-0.6% | 113+48 sold |
Source: CRMLS · Single Family Residences · San Gabriel Valley · Q2 2026 closed sales (April 1 – June 30, 2026) · Change indicators compare vs Q1 2026 · Updated July 2026
The 22 SGV Cities Q2 2026 Market Data — SFR + Condo
The San Gabriel Valley is a 22-city region spanning central LA County, the foothills of the San Gabriel Mountains, and the eastern valley. Below is the Q2 2026 market snapshot for both single-family homes and condos/townhomes across every SGV city, with quarter-over-quarter change indicators comparing each metric against Q1 2026. Data is pulled from CRMLS for closed sales between April 1 and June 30, 2026. Cities with very low transaction volume (Homes Sold under 5) should be treated as directional rather than precise.
Q2 2026 was a materially more active quarter than Q1 across the San Gabriel Valley. Total single-family transaction volume climbed from 1,041 sales in Q1 to 1,246 in Q2, a 19.7% quarter-over-quarter increase reflecting the seasonal shift into summer buying. Days on market tightened almost universally: Arcadia moved from 34 to 14 days, Alhambra from 28 to 17, Glendora from 27 to 13. On single-family price movement, Glendora led the gainers at +19%, followed by Rosemead (+10.6%), Walnut (+7.1%), San Gabriel (+6.5%), and Pasadena (+6.3%). Cities showing median declines like Alhambra (-7.5%), San Marino (-8.3%), and Arcadia (-3.8%) typically reflect mix-shift rather than value depreciation; when more entry-tier inventory hits the market and sells quickly, the median compresses even when higher-tier homes hold value. Condo volume also expanded, with Pasadena leading at 105 sales (up 35% from Q1) and West Covina up 53%. Per-city details are shown in the tables below.
San Gabriel Valley Condo & Townhome Market — Q2 2026 (with Q1 comparison)
| City | Median Sale Price | Avg Days to Sell | Median $/Sqft | Homes Sold |
|---|---|---|---|---|
| Alhambra | $692,500-7.7% vs Q1 | 34 days-21 days | $533-5.2% | 38+13 sold |
| Arcadia | $898,800-1.6% vs Q1 | 20 days-30 days | $566no change | 47+10 sold |
| Azusa | $515,500-0.8% vs Q1 | 31 days-28 days | $438-6.0% | 19-9 sold |
| Baldwin Park | $480,000-4.0% vs Q1 | 44 days-52 days | $486+3.0% | 8-1 sold |
| Covina | $550,000+1.9% vs Q1 | 35 days-7 days | $440+2.3% | 24+7 sold |
| Diamond Bar | $585,000-1.6% vs Q1 | 38 days-10 days | $525-1.1% | 24no change |
| Duarte | $505,000+0.6% vs Q1 | 20 days+7 days | $464-10.8% | 12+8 sold |
| El Monte | $663,000-1.0% vs Q1 | 41 days-4 days | $462-2.3% | 25+2 sold |
| Glendora | $664,486-2.6% vs Q1 | 54 days+14 days | $459+6.7% | 5-11 sold |
| Hacienda Heights | $571,000-23.2% vs Q1 | 17 days-7 days | $537+7.2% | 10+4 sold |
| Monrovia | $678,000+3.5% vs Q1 | 18 days-53 days | $510+6.3% | 11+4 sold |
| Montebello | $972,495+2.4% vs Q1 | 32 days+2 days | $426-4.1% | 20+3 sold |
| Monterey Park | $580,000-11.3% vs Q1 | 22 days-8 days | $521-1.5% | 27+5 sold |
| Pasadena | $827,000+0.9% vs Q1 | 32 days-1 day | $657+0.3% | 105+27 sold |
| Rosemead | $645,000+9.9% vs Q1 | 35 days+15 days | $385-21.4% | 7no change |
| Rowland Heights | No condo sales recorded in Q2 2026 (1 sale in Q1) | |||
| San Gabriel | $781,000-2.4% vs Q1 | 35 days-50 days | $530+1.0% | 11+4 sold |
| San Marino | No condo sales recorded in Q2 2026 (no sales in Q1 either) | |||
| South Pasadena | $969,000-4.3% vs Q1 | 20 days-11 days | $831+12.4% | 9+5 sold |
| Temple City | $602,500-36.2% vs Q1 | 30 days-13 days | $611+6.6% | 6no change |
| Walnut | $775,500+5.5% vs Q1 | 6 days-30 days | $570-8.2% | 8no change |
| West Covina | $617,000+3.7% vs Q1 | 32 days-10 days | $450-4.1% | 26+9 sold |
Source: CRMLS · Condominiums & Townhomes · San Gabriel Valley · Q2 2026 closed sales (April 1 – June 30, 2026) · Change indicators compare vs Q1 2026 · Updated July 2026
The Core SGV Market: Featured San Gabriel Valley Cities
These are the 8 cities that I consider the most core areas of the San Gabriel Valley. The full SGV area spans 22 cities (based on my interpretation) with very different real estate markets and median single-family home prices range from the upper $700,000s in the most affordable east-end cities to well over $3 million in the foothills of San Marino. The eight cities below are where I work most actively — each has its own school districts, price tier, and buyer profile. Note the below data is for Single Family Residences (houses).
Featured San Gabriel Valley Markets — Q2 2026 (with Q1 comparison)
| City | Median Sale Price | Median $/Sqft | Avg Days to Sell | School District(s) | Best For |
|---|---|---|---|---|---|
| Alhambra | $1,042,250-7.5% vs Q1 | $698+1.3% | 17 days-12 days | Alhambra Unified (AUSD) | First-time buyers, walkability, DTLA commute |
| Arcadia | $1,780,000-3.8% vs Q1 | $782+8.2% | 14 days-20 days | Arcadia Unified | Top-tier schools, foothill premium |
| Monterey Park | $972,500+4.0% vs Q1 | $653-0.3% | 14 days-2 days | AUSD / Montebello / Garvey | First-time buyers, dense Chinese-American infrastructure |
| Pasadena | $1,647,500+6.3% vs Q1 | $906+3.7% | 28 days-2 days | Pasadena Unified | Cultural amenities, Old Town, varied price tiers |
| Rosemead | $965,000+10.6% vs Q1 | $604-8.2% | 18 days-11 days | Garvey / Rosemead / EMUHSD | Value pricing, Chinese-American services, central SGV |
| San Gabriel | $1,358,250+6.5% vs Q1 | $763+0.1% | 21 days-1 day | SGUSD / AUSD (split) | Move-up families, Chinese-American culture, larger lots |
| San Marino | $3,025,000-8.3% vs Q1 | $1,114+6.9% | 25 daysno change | San Marino Unified | Top-tier schools, luxury foothill estates |
| Temple City | $1,149,000-4.6% vs Q1 | $724+2.7% | 14 days-6 days | Temple City Unified | Move-up families, strong schools, suburban character |
Source: CRMLS · Single Family Residences · San Gabriel Valley core markets · Q2 2026 closed sales (April 1 – June 30, 2026) · Change indicators compare vs Q1 2026 · Updated July 2026
The pricing spread across these eight cities is real and reflects different sub-markets. Alhambra and Monterey Park anchor the more affordable, denser, walkable end of the SGV. San Gabriel and Temple City command a premium for larger lots and well-regarded school districts. Arcadia and San Marino sit at the top end with the highest-rated public school districts in the region. Pasadena trades smaller lots for cultural amenities and Old Town walkability. Each city draws a different buyer profile, which is worth understanding before you commit to one. (Looking for data on every SGV city? See the full 22-city market snapshot higher on this page.)
Which San Gabriel Valley City Is Right for You?
Most buyers tour multiple SGV cities before deciding. The "right" city depends on your priorities: schools, price, walkability, commute, or cultural fit. Here's a quick framework based on what I see most often working with buyers in this market.
Buyer-type breakdown:
Best for first-time buyers: Alhambra and Monterey Park. Median single-family pricing in the $1M to $1.13M range, with real condo and townhome inventory in the $700K to $800K band. The 10 Freeway gives quick DTLA access, and both cities have walkable cores.
Best for move-up families: San Gabriel and Temple City. SGUSD and Temple City Unified are well-regarded school districts. Larger lots than Alhambra at the same price band as Alhambra plus a $100K to $200K premium. The 626 Night Market scene and dense Chinese-American food infrastructure are part of the daily experience.
Best for top-tier schools: Arcadia and San Marino. Both rank among California's top public school districts. Pricing reflects that demand: typical entries start around $1.5M and run well above $3M for upper-tier neighborhoods. If schools are the deciding factor, these are the two cities to focus on.
Best for luxury and cultural amenities: Pasadena. Old Town, the Norton Simon Museum, the Huntington Library, the Rose Bowl, Caltech, the Playhouse District. Pricing varies widely by neighborhood. The cultural depth Pasadena offers isn't matched anywhere else in the SGV.
Best for relocating Mandarin-speaking parents: Anywhere along the Valley Boulevard corridor (Alhambra, San Gabriel, Monterey Park, Rosemead). Full Chinese-language banking, healthcare, dental, legal, and senior care infrastructure. Walkable to Chinese supermarkets, restaurants, and pharmacies. This is one of the few regions in the United States where a Mandarin-speaking senior can be fully independent without speaking English.
What is San Gabriel Valley?
The San Gabriel Valley is a region roughly defined by the San Gabriel Mountains to the north, the Puente Hills to the south, the San Gabriel River to the east, and the Arroyo Seco to the west. See below for a custom map and geographic understanding of the SGV.
What to see in San Gabriel Valley, CA?
The San Gabriel Valley area is a place with diverse cuisines, sites and people. There are many sites and attractions to see in and around the San Gabriel Valley area. Here are some of the most popular ones:
Santa Anita Park - a historic horse racing track in Arcadia
Huntington Library, Art Museum, and Botanical Gardens - a beautiful estate in San Marino featuring art, rare books, and gardens
San Gabriel Mission - a historic mission in San Gabriel that dates back to 1771
Eaton Canyon Natural Area - a nature preserve in Pasadena with hiking trails and a waterfall
Norton Simon Museum - an art museum in Pasadena featuring works by Van Gogh, Picasso, and others
Los Angeles County Arboretum and Botanic Garden - a botanical garden in Arcadia featuring a variety of plant species and peacocks
Griffith Observatory - an observatory in Los Angeles with telescopes and astronomy exhibits
Old Town Pasadena - a historic district in Pasadena with shopping, dining, and entertainment options
Mt. Baldy - a nearby mountain with hiking trails and scenic views
Rose Bowl Stadium - a historic stadium in Pasadena that hosts sporting events and concerts
Lastly, spend some time experimenting with local restaurants. The SGV is home to some of the most deeply rooted Asian cultures and cuisines, you can find some of the best representations of different types of Asian foods here.
These are just a few of the many sites and attractions in the San Gabriel Valley area. There is plenty to see and do, whether you're interested in history, nature, art, or entertainment.
San Gabriel Valley Real Estate FAQ
What is the median home price in the San Gabriel Valley? There's no single number because the SGV spans 22 cities at very different price points. In Q1 2026, single-family medians ranged from $745,000 in Baldwin Park to $3.3 million in San Marino, with most central SGV cities falling between $850,000 and $1.55 million. Median price per square foot across the region runs $530 to over $1,080.
Which San Gabriel Valley city has the best schools? Arcadia Unified School District and San Marino Unified School District consistently rank among the top public districts in California. SGUSD (San Gabriel Unified) and Temple City Unified are also well-regarded. Specific school assignments vary by address even within the same city.
Is the San Gabriel Valley a good place to buy a home? For buyers who value cultural diversity, deep Chinese-American infrastructure, top public schools, and proximity to both Downtown LA and the foothills, the SGV is one of the strongest markets in Southern California. Pricing has held strong through multiple market cycles, partly because the school districts and cultural infrastructure draw consistent demand.
How do I choose between San Gabriel Valley cities? Start with your non-negotiables: school district, commute direction, single-family vs condo, and price ceiling. Most buyers tour at least two or three SGV cities before deciding. The differences between adjacent cities (Alhambra vs San Gabriel, Arcadia vs Temple City, Pasadena vs South Pasadena) can be significant in price, character, and school assignment.
What is the commute like from the San Gabriel Valley to Downtown LA? The 10 Freeway runs through the southern SGV (Alhambra, San Gabriel, Monterey Park) and gives 15-25 minute drive times to DTLA off-peak. The 210 runs through the foothills (Pasadena, Arcadia, Sierra Madre, Monrovia) with slightly longer drive distances. Most SGV cities are within 30 minutes of DTLA outside of rush hour.
Which San Gabriel Valley cities have Mandarin-language services? Alhambra, San Gabriel, Monterey Park, Rosemead, Arcadia, and Temple City all have full Chinese-language service infrastructure including banking, healthcare, dental, legal, and senior care. The Valley Boulevard corridor in particular has the densest Mandarin-language commercial scene in the United States.
What's the difference between living in Alhambra vs San Gabriel? Alhambra is denser, more walkable, and roughly $175K to $200K cheaper for comparable single-family homes. San Gabriel has larger lots, stronger SGUSD schools in the central and northern parts of the city, and the highest concentration of regional Chinese cuisine. Both share Valley Boulevard as a primary commercial spine.
Is the San Gabriel Valley part of Los Angeles? The SGV is part of Los Angeles County but is a distinct region with its own identity. Most SGV cities (Alhambra, Pasadena, Arcadia, San Gabriel, etc.) are independent municipalities, not part of the City of Los Angeles. A small portion of the western SGV (El Sereno, parts of Highland Park) is technically within City of LA limits.
Locations We Serve
Ready to Find Your Place in the San Gabriel Valley?
The SGV is one of the most diverse and dynamic real estate markets in Southern California. Whether you are buying your first home, moving up, relocating from out of state, or helping aging parents settle into a Chinese-friendly community, I would love to help you think through your options. I work this market every week, I speak English and Mandarin, and I have helped over 50 families find their place here.
Wesley Kang, REALTOR® | KW Executive DRE #02204218 | (626) 325-8068 388 E Valley Blvd, #106, Alhambra, CA 91801