Anaheim Real Estate: Market, Neighborhoods & Living Guide
Citywide median sale price roughly $950K–$960K, about 20% below the Orange County median of ~$1.2M; West Anaheim (92804) tracks near $900K–$935K while Anaheim Hills runs above $1.1M.
Anaheim housing market — as of 2026-08-23
Anaheim's median sits 20% below the Orange County median of $1.2M. Kiri's farm ZIP here: 92804 — expect street-level comps, not county averages.
Where Anaheim ranks among OC cities
Who lives in Anaheim — by the numbers
Anaheim neighborhoods worth knowing
West Anaheim (92804)
The post-war tract belt between Brookhurst Street and the Buena Park/Stanton line, bounded by Lincoln Avenue and Ball Road / Cerritos Avenue, developed 1955–1972 around Magnolia, Dale and Gilbert Streets. Mostly 3–4 bedroom single-story ranches on 6,000–7,500 sq ft lots near Twila Reid Park, Maxwell Park and Brookhurst Community Park, with an active flip and ADU market.
Redfin West Anaheim median $935K (3 months ending Jun 2026); Zillow 92804 typical value about $912K
Beach Blvd / Knott's-border corridor
The western edge along Beach Boulevard (SR-39) from Lincoln Avenue south to Ball Road, across from Knott's Berry Farm and Soak City in Buena Park. The city's Beach Boulevard Specific Plan is replacing aging motels with townhome and mixed-use projects; residential streets behind the corridor (Western Ave, Dale Ave) are 1950s–60s tracts plus mobile-home parks such as those at 211 S Beach Blvd.
Townhomes $600K–$800K; manufactured homes $250K–$400K; SFRs $850K–$1M
Anaheim Colony Historic District
The original 1857 German-colony townsite, 1.8 square miles bounded by North, South, East and West Streets around downtown Anaheim and Center Street Promenade, with over 1,000 contributing structures. Craftsman bungalows, Victorians and Spanish Revival homes from 1890–1940, many eligible for Mills Act property-tax contracts; walkable to the Packing House, Center Street and Pearson Park.
Roughly $850K–$1.4M; Mills Act homes command premiums
Platinum Triangle
The 820-acre district around Angel Stadium, Honda Center and the ARTIC transit center at Katella Avenue and State College Boulevard / SR-57, rezoned in 2004 for high-density housing. Product is 2006–2020s condos, lofts and townhomes such as Stadium Lofts, A-Town and the Jefferson and Greystar rentals; the OC Vibe development around Honda Center adds thousands more units.
Condos $500K–$850K; HOA dues $350–$600/mo
Anaheim Resort / Southwest Anaheim
Tracts south of Ball Road and west of Harbor Boulevard surrounding Disneyland Resort and the Anaheim Convention Center, plus the Euclid Street and Katella Avenue corridors bordering Garden Grove. 1950s–60s ranch homes with some of the county's strongest rental demand from resort and convention workers; short-term rentals are prohibited under the city's STR ordinance.
Typically $850K–$1.05M
Anaheim Hills (context)
The eastern hillside communities off the 91 and SR-241 developed 1970s–2000s around Anaheim Hills Golf Course, Weir Canyon and Santiago Oaks, with Canyon High School in Orange Unified. Wildfire note: much of Anaheim Hills lies in CAL FIRE High and Very High Fire Hazard Severity Zones and has been burned or threatened by the 2017 Canyon Fire 2 and 1982 Gypsum Canyon fire; insurer non-renewals and FAIR Plan placements are common here.
Redfin Anaheim Hills median $1.1M (3 months ending Jul 2026); $1.5M–$3M+ for view and gated product
Gated living in and near Anaheim
Summit Pointe (The Summit)
Guard-gated ridge tract at the top of Anaheim Hills with canyon and city-light views; 1990s semi-custom homes, larger lots than the surrounding tracts.
24-hr guard-gated · $2.1M–$2.9M (active listings early 2026) · HOA $200–$350/mo (verify)
Belsomet
Intimate guard-gated enclave of fewer than 100 homes (c. 1993), 3,000–4,200 sq ft; only 3–5 sales a year.
24-hr guard-gated · $2M–$3.5M · HOA $300–$450/mo (verify)
Hidden Canyon
Anaheim Hills' largest custom-estate gate — acre-scale lots, equestrian-friendly, the top of the Anaheim Hills price ladder.
24-hr guard-gated · $3M–$6M+ · HOA $350–$600/mo (verify)
Peralta Hills (NOT gated — reference only)
Checked and confirmed NOT a gated community: Peralta Hills is an unincorporated county pocket of acre-plus equestrian estates with open streets. Included so the site can say so explicitly; do not market as gated.
guard-gated at entry · $2.5M–$5M+ · HOA No HOA / no gate — unincorporated county estate area
Getting around from Anaheim
| Destination | Typical drive (off-peak → peak) |
|---|---|
| Irvine Spectrum / IBC | 30–55 min via 5 south |
| South Coast Metro / John Wayne (SNA) | 20–40 min via 5 south to 55, or Harbor/Euclid surface streets |
| Anaheim Resort / Platinum Triangle | 5–15 min from West Anaheim via Ball Rd or Lincoln Ave |
| Downtown Los Angeles | 35–70 min via 5 north or 91 to 605/105 |
| Long Beach / Ports | 25–45 min via 91 west to 605/710 or 22/405 |
Freeways: the 5, the 91, the 57, the 22, the 39, the 241.
Transit: Anaheim Regional Transportation Intermodal Center (ARTIC) at Katella/Douglass serves Metrolink OC Line, 91/Perris Valley Line and Amtrak Pacific Surfliner; Anaheim Canyon Metrolink station on the IEOC line. OCTA routes 29 (Beach Blvd), 42 (Lincoln), 43 (Harbor), 50 (Katella) and 83; Anaheim Resort Transit (ART) shuttles serve the resort.
Airport: SNA 20–35 min via 57/55 or 5/55; LAX 45–75 min via 5/105
Drive times are ranges from routing data and local experience, not guarantees. Full OC commute matrix →
Living in Anaheim
- Disneyland Resort, Downtown Disney and the Anaheim Convention Center
- Angel Stadium, Honda Center and the OC Vibe district in the Platinum Triangle
- Knott's Berry Farm and Soak City across Beach Blvd in Buena Park
- Anaheim Packing House and Center Street Promenade in the Colony
- Twila Reid Park, Maxwell Park and Brookhurst Community Park in West Anaheim
- Pearson Park amphitheater and Anaheim Central Library
- Yorba Regional Park and Anaheim Hills Golf Course (east)
- Little Arabia district along Brookhurst St between Crescent and Katella
What to know before you buy (or insure) in Anaheim
Earthquake
Anaheim lies between the Puente Hills blind thrust fault to the north, the Whittier–Elsinore fault zone along the Chino Hills / Santa Ana Canyon on the east side, and the Newport–Inglewood fault to the southwest. West Anaheim's flat alluvial plain faces strong shaking with localized liquefaction zoning near the Carbon Creek and Santa Ana River channels; Anaheim Hills has mapped landslide zones.
Flood
Most of West Anaheim is FEMA Zone X; shaded-X and limited Zone A pockets follow Carbon Creek and the Anaheim-Barber City Channel. East Anaheim and the Platinum Triangle have residual Santa Ana River exposure mitigated by Prado Dam and Seven Oaks Dam improvements; check the FIRM panel for any riverside parcel.
Wildfire
West Anaheim, the Colony and the Platinum Triangle have no CAL FIRE Fire Hazard Severity Zones. Anaheim Hills and the Santa Ana Canyon are mapped High and Very High FHSZ on the 2025 CAL FIRE LRA maps (Canyon Fire 2 burned into Anaheim Hills in 2017), triggering defensible-space, Chapter 7A building and disclosure requirements.
Homeowner insurance
Flat-land Anaheim homes remain insurable in the admitted market, though older tracts with original wiring or roofs draw surcharges. Anaheim Hills is one of Orange County's highest non-renewal exposure areas: State Farm, Allstate, Farmers and others have paused or non-renewed in brush-adjacent ZIPs, pushing owners to surplus lines or the CA FAIR Plan (roughly $3,200–$4,800/yr for a $400K dwelling in a VHFHSZ, with a 35.8% average rate increase filed for 2026).
Sources: CAL FIRE Fire Hazard Severity Zone maps, FEMA Flood Map Service Center, USGS/CGS fault zone maps, CA Dept. of Insurance. Always order a Natural Hazard Disclosure report in escrow.
Anaheim as a rental investment
Rent range: $2,450–$4,300/mo (2-3BR) (Rent.com (2BR $2,427) / RentCafe (2BR $2,740) / Zumper house average $4,325, 2026)
Price-to-rent: At a ~$935K West Anaheim median and $3,600–$4,300 SFR rents, gross yield is about 4.6–5.5%, among the best in north-central Orange County, though financed single-family purchases remain cash-flow negative; duplex/ADU conversions on 7,000 sq ft 92804 lots and Platinum Triangle condos (watch HOA dues) are the common strategies.
Demand drivers: Disneyland Resort and Convention Center employment (largest employer in Orange County), Knott's Berry Farm, Angels and Ducks venues plus OC Vibe construction, Kaiser Permanente and UCI Health Anaheim hospitals, Anaheim Canyon industrial base, ARTIC Metrolink access, and Cal State Fullerton students.
Talk through a Anaheim deal with Kiri Investor guide →Nearby markets
Garden Grove — $1.05M median · Tier 4
Buena Park — $912K median · Tier 4
Compare: OC vs LA · OC vs Riverside · Coastal guide
Anaheim FAQ
Is Anaheim a good place to live?
Anaheim is Orange County's largest city at about 344,500 residents, with a median household income near $95,000, 46% owner-occupancy and a median sale price around $956K, roughly 20% under the county median. West Anaheim offers the county's largest inventory of post-war single-family homes under $1M, with trade-offs of resort and convention traffic on Harbor and Ball, variable school ratings, and older housing stock.
How much do homes cost in Anaheim?
Redfin shows a citywide median of about $956K (up 7.4% year over year) at roughly $574 per square foot, with West Anaheim at $935K for the three months ending June 2026 and Anaheim Hills at $1.1M. Platinum Triangle condos run $500K–$850K, Colony historic homes $850K–$1.4M, and 92804 tract homes mostly $850K–$1.05M.
What are the best neighborhoods in Anaheim?
West Anaheim (92804) delivers the most house per dollar with 1950s–60s ranches near Twila Reid and Maxwell Parks; the Anaheim Colony Historic District offers Craftsman and Victorian homes with Mills Act tax savings; the Platinum Triangle suits buyers who want condos next to ARTIC and the stadiums. Anaheim Hills has the highest prices and views but carries wildfire and insurance exposure.
How safe is Anaheim from wildfires and earthquakes?
West Anaheim, the Colony and the Platinum Triangle have no CAL FIRE Fire Hazard Severity Zones; Anaheim Hills and Santa Ana Canyon are mapped High and Very High and burned in the 2017 Canyon Fire 2. Earthquake exposure comes from the Puente Hills thrust, the Whittier–Elsinore zone on the east side and the Newport–Inglewood fault to the southwest, so a Natural Hazard Disclosure review and earthquake coverage decision apply anywhere in the city.
Is Anaheim a good rental investment?
Two- and three-bedroom rents run about $2,450–$4,300 per month per Rent.com, RentCafe and Zumper in 2026, producing gross yields near 4.6–5.5% in West Anaheim, better than coastal cities but still below break-even with conventional financing. Resort, convention and hospital employment keeps vacancy low; note the city bans short-term rentals and Platinum Triangle HOA dues of $350–$600 per month erode condo returns.
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