Jennifer Thomas
Responds Quickly
Seven Gables Real Estate
(949) 468-3483
96 Total Sales
1 in West Grove Valley
$515,000 Price
West Grove Valley
Neighborhood in Santa Ana, California
Orange County 92704, 92708
$950,070
Average Value
$605
Average Price per Sq Ft
A small residential neighborhood in Santa Ana, West Grove Valley offers an appealing location near some of the area’s best education, recreation and food.
The neighborhood features a collection of housing highlighted by single-family homes on quiet, tree-lined streets. “Most of the homes were built from 1954 to 1968,” says Bryan Nguyen, a real estate consultant who lives in neighboring Fountain Valley. “The town houses were built in the early 1970s, and some newer homes have been built in the past 20 years.” Ranch-style homes and other midcentury designs offering private driveways, attached garages and ample yard space are prominent. Mixed in are multilevel renovations of established homes and larger contemporary homes with custom architecture. The typical single-family home lists in the $750,000 to $800,000 range, while the neighborhood’s larger homes list in excess of $1 million. Alternative housing options are concentrated at the gated Fountain Park community, which offers three-bedroom town houses featuring private patios and detached garage parking in the mid-$600,000s to the high 700,000s. The $300-plus monthly HOA fee comes with access to amenities that include a clubhouse and pool.
The neighborhood is part of the Garden Grove Unified School District. Students can attend a trio of highly rated nearby schools. Thomas Paine Elementary, McGarvin Intermediate and La Quinta High are all A-rated schools by Niche. The adjacent campuses of Paine Elementary and LaQuinta High are within walking distance. Ninety percent of the high school’s graduates attend college.
Recreational options are convenient and wide-ranging, as Mile Square Regional Park is located immediately south of the neighborhood. Spread across more than 600 acres, the park hums with activity. To start with, it has two golf courses -- an 18-hole regulation layout featuring a driving range, clubhouse, restaurant and pro shop; and an 18-hole executive layout, which also offers a driving range as well as a coffee shop with a bar. If golf is not your game, no worries. There’s plenty of room to play softball, baseball, soccer, tennis and pickleball and even shoot arrows on an archery range. For more relaxing pursuits, there’s a nature area and a lake. “A lot of people go there on the weekends to picnic,” says Nguyen. The expansive space also hosts the weekly Mile Square Park Farmers’ Market and a pair of popular annual events. The Crawfish Festival is the largest of its kind outside Louisiana. The highlight of the BBQ Music Fest is a competition between pitmasters and local cooks.
Like many of the neighborhoods in Santa Ana, West Grove Valley’s diversity is ever-present. Saint Barbara Catholic Church is across the street from an Armenian Apostolic Church, which is next to Thanh Duong Saigon, a Calvary Lutheran Church that serves the community and works to supplement charity efforts in Vietnam. Not surprisingly, the nearby retail and dining options are heavily influenced by Asian culture. Mom’s Supermarket, which specializes in Asian fare, anchors the neighborhood-adjacent Valley Center retail space, which includes several Vietnamese dining options. About a mile west in the neighboring city of Westminster is Little Saigon, where you’ll find the Saigon City Marketplace and an array of Asian restaurants. Banh Khot Lady is a highly rated eatery known for its eponymous specialty – a bite-sized Vietnamese pancake topped with a variety of savory ingredients.
A diversity of attractive options makes West Grove Valley the right choice.
Written By
Matt Pallister
Photography Contributed By
Samuel Evans
Video By
Peter Medawar
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Agents Specializing in this Area
-
Jennifer Thomas
-
Sarah Lynch
Sarah Lynch
Responds QuicklyRe/Max One
(657) 301-3506
63 Total Sales
1 in West Grove Valley
$755,000 Price
-
Justin Tye
Justin Tye
Responds QuicklyReal Broker
(949) 822-9839
2,387 Total Sales
1 in West Grove Valley
$907,000 Price
-
Robert Van Der Goes
Robert Van Der Goes
Responds QuicklySeven Gables Real Estate
(657) 245-5036
105 Total Sales
2 in West Grove Valley
$640K - $676K Price Range
-
Lily Campbell
Lily Campbell
First Team Real Estate
(657) 300-4056
716 Total Sales
6 in West Grove Valley
$530K - $1.6M Price Range
-
Tom Vo
Tom Vo
Keller Williams Realty
(657) 387-0376
64 Total Sales
2 in West Grove Valley
$770K - $830K Price Range
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
- 7th to 8th
- Public
- K to 6th
- Public
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Parks in this Area
Stonecress Park
- Basketball
- Picnic Area
- Trails
Monroe Park
- Grills
- Picnic Area
- Trails
Elden F Gillespie Park
- Basketball
- Picnic Area
- Playground
Heritage Park
- Baseball/Softball
- Picnic Area
- Soccer
Fountain Valley Recreation Center & Sports Park
- Baseball/Softball
- Basketball
- Picnic Area
Mile Square Regional Park
- Baseball/Softball
- Bike Trails
- Boating
Transit
Crime and Safety
| 1 - Low Crime, 10 - High Crime | West Grove Valley | US |
|---|---|---|
| Homicide | 3 | 4 |
| Sexual Assault | 3 | 4 |
| Assault with Weapon | 3 | 4 |
| Robbery | 3 | 4 |
| Burglary | 3 | 4 |
| Motor Vehicle Theft | 5 | 4 |
| Larceny | 3 | 4 |
| Crime Score | 3 | 4 |
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in West Grove Valley, Santa Ana sell after 38 days on the market compared to the national average of 47 days. The average sale price for homes in West Grove Valley, Santa Ana over the last 12 months is $987,900, up 24% from the average home sale price over the previous 12 months.
Home Trends
Median Price (12 Mo)
$870,000
Median Single Family Price
$765,000
Average Price Per Sq Ft
$605
Last 12 months Home Sales
20
Median List Price
$868,400
Median Discount From 1st List Price
0%
Median Home Sale Price YoY Change
14%
Home Facts
Number of Homes in Neighborhood
424
Median Year Built
1965
Avg. Single Family Home Size Sq Ft
1,512
Significantly below the national average
1,935
Median Lot Size Sq Ft
6,098
Distribution of Home Values
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Average Home Value
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
1,560
Median Age
44
Population Density
19 ppl/acre
Population under 18
20.1%
On par with the national average
23.8%
Population over 65
20.6%
On par with the national average
19.1%
Finances
Median Household Income
$100,189
Significantly above the national average
$71,702
Average Household Income
$118,079
Education and Workforce
High School Graduates
80%
Below the national average
89.1%
College Graduates
26.1%
Advanced Degrees
5.3%
Below the national average
13.3%
% Population in Labor Force
59.3%
Weather
Annual Precipitation
12''
Average Winter Low Temperature
48°F
Average Summer High Temperature
83°F
Annual Snowfall
0''
Area Factors
Bikeable
Bike Score®
65
/ 100
Somewhat Walkable
Walk Score®
56
/ 100
Some Transit
Transit Score®
43
/ 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
Riverview West
Affordable homes and easy suburban living in western Santa Ana
Fountain Valley
A thriving Orange County suburb brimming with cultural cachet
Windsor Village
Comfortable Santa Ana suburb of updated 1960s homes surrounding neighborhood park
Star View
Extensive housing options close to popular Vietnamese shops and restaurants
Santa Anita Park
Suburban serenity in the heart of Orange County
Little Saigon
Make your home in this community where culture abounds
Reviews
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