Ben Escalera
Berkshire Hathaway Homeservices California Realty
(424) 414-2654
139 Total Sales
1 in South Hills
$1,000,000 Price
South Hills
Suburban Neighborhood in West Covina, California
Los Angeles County 91791
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
-
Ben Escalera
-
Andy Chen
Andy Chen
Coldwell Banker Top Team
(855) 965-6349
30 Total Sales
1 in South Hills
$558,000 Price
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Lan 'Gloria' Xiao
Lan 'Gloria' Xiao
RE/MAX ELITE REALTY
(562) 600-8264
105 Total Sales
1 in South Hills
$1,100,000 Price
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Stephen Rudnicki
Stephen Rudnicki
RE/MAX Foothills
(909) 764-3820
44 Total Sales
1 in South Hills
$985,000 Price
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Rainer Pedraz
Rainer Pedraz
KELLER WILLIAMS REALTY COLLEGE PARK
(424) 371-7853
40 Total Sales
1 in South Hills
$1,530,000 Price
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Eli Strickland
Eli Strickland
RE/MAX INNOVATIONS
(833) 400-8714
119 Total Sales
1 in South Hills
$690,000 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
Demographics and Home Trends
On average, homes in South Hills, West Covina sell after 36 days on the market compared to the national average of 47 days. The average sale price for homes in South Hills, West Covina over the last 12 months is $1,266,169, up 13% from the average home sale price over the previous 12 months.
Home Trends
Median Price (12 Mo)
$1,068,000
Median Single Family Price
$1,299,000
Median 2 Bedroom Price
$490,888
Average Price Per Sq Ft
$505
Number of Homes for Sale
20
Last 12 months Home Sales
146
Months of Supply
1.60
Median List Price
$1,250,000
Median Discount From 1st List Price
2%
Median Home Sale Price YoY Change
15%
Home Facts
Number of Homes in Neighborhood
3,845
Median Year Built
1962
Avg. Single Family Home Size Sq Ft
2,547
Above the national average
1,935
Average Townhouse Size Sq Ft
2,898
Average 2 Bedroom Size Sq Ft
1,084
Average 1 Bedroom Size Sq Ft
800
Median Lot Size Sq Ft
14,374
Open Houses
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Sunday, Apr 271 - 5pm
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Sunday, Apr 271 - 4pm
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Sunday, Apr 271:30 - 4:30pm
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
South San Jose Hills
Convenient suburban living just over 20 miles east of LA
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
Reviews
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