Where Can You Afford to Buy in Los Angeles County? 2026 Neighborhood Guide | The Borges Team

Where Can You Afford to Buy in Los Angeles County? 2026 Neighborhood Guide

LA County has 88 cities and countless neighborhoods—but only some fit your budget. This guide breaks down exactly where you can buy based on what you can afford, from $400K starter homes to $800K+ move-up properties. Find your price range, then explore the neighborhoods that work.

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Combined income before taxes

Car payments, student loans, credit cards, etc.

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Quick Reference: LA County by Budget

Budget Best Areas What You Get
$400K-$500K Antelope Valley, far SGV 3-4BR single-family homes
$500K-$650K SFV, SGV, Gateway Cities 3BR starter homes, newer condos
$650K-$800K Most of LA County 3-4BR homes in good areas
$800K+ Premium neighborhoods Larger homes, better schools
$400,000 to $500,000 Best Value

This budget gets you the most house for your money—but requires trade-offs on location and commute.

Antelope Valley

Lancaster, Palmdale, Quartz Hill, Rosamond

The only area in LA County where you can still buy a 4-bedroom home under $500K. New construction available. Trade-off: 60-90 minute commute to central LA.

$420K-$500K
3-4BR Homes
60-90 min
To DTLA
Growing
Remote Work Hub

Far San Gabriel Valley

Pomona (parts), La Verne (condos)

Eastern SGV offers more affordable options, especially condos and townhomes. Closer to Ontario/IE job centers.

$450K-$500K
Condos/Townhomes
45-60 min
To DTLA
Gold Line
Metro Access
Shopping in the $400K to $500K range? I can show you what's available right now.
📞 (213) 444-2225
$500,000 to $650,000 Most Common

The sweet spot for first-time buyers. Gets you into established neighborhoods with reasonable commutes.

San Fernando Valley: Affordable Areas

Panorama City, Sun Valley, Pacoima, Arleta, Sylmar, North Hills

Best value in the SFV. Diverse communities with improving infrastructure. Close to Burbank/Glendale job centers.

$550K-$650K
3BR Homes
30-50 min
To DTLA
Orange Line
Bus Rapid Transit

San Gabriel Valley: Central

El Monte, Baldwin Park, Azusa, La Puente, West Covina (parts)

Family-oriented communities with good schools options. Strong Asian and Latino cultures. Access to hiking and mountains.

$520K-$640K
3BR Homes
35-50 min
To DTLA
Gold Line
Metro Access

Gateway Cities

Paramount, South Gate, Bell Gardens, Huntington Park, Bell, Cudahy

Close to DTLA with blue-collar roots. Strong community identity. Some of the shortest commutes at this price point.

$550K-$650K
3BR Homes
20-35 min
To DTLA
Freeway
710/105 Access
The $500K to $650K range is where most first-time buyers land. Let me help you find the right neighborhood.
📞 (213) 444-2225
$650,000 to $800,000 Move-Up Buyers

Opens up significantly more options including better school districts and established neighborhoods.

San Fernando Valley: Mid-Tier

Van Nuys, Reseda, Canoga Park, Northridge, Winnetka

Solid middle-class SFV neighborhoods. Larger lots, more established trees, generally better schools than the budget tier.

$680K-$780K
3-4BR Homes
35-50 min
To DTLA
CSUN
University Area

Gateway Cities: Premium

Downey, Norwalk, Pico Rivera, Montebello, Whittier (parts)

Better school districts than surrounding areas. Downey especially has seen significant revitalization. Good freeway access.

$700K-$800K
3-4BR Homes
25-40 min
To DTLA
Good
School Districts

Long Beach: Inland

North Long Beach, Lakewood, Bellflower, Cerritos (condos)

Access to Long Beach amenities without coastal prices. Strong Filipino and diverse communities. Good for aerospace/port jobs.

$650K-$750K
3BR Homes
30-45 min
To DTLA
Blue Line
Metro Access

Condos in Premium Areas

Glendale, Burbank, Pasadena, Torrance, Long Beach

Can't afford a house in these areas? Condos let you access top-tier neighborhoods, schools, and amenities at lower price points.

$550K-$750K
2-3BR Condos
Varies
By Location
$300-$600
HOA Range
Not sure which neighborhood is right for you? Tell me what matters most and I'll point you in the right direction.
📞 (213) 444-2225
$800,000+ Premium

Access to LA's best school districts, established neighborhoods, and in some cases, entry to coastal communities.

San Fernando Valley: Premium

Sherman Oaks, Encino, Tarzana, Woodland Hills, Studio City

The SFV's most desirable neighborhoods. Top schools, larger lots, proximity to studios and entertainment industry.

$900K-$1.2M
Entry Level
Top Tier
Schools
25-40 min
To Westside

Foothill Communities

Glendale, Burbank, Pasadena, La Cañada, Arcadia

Excellent schools, historic charm, access to hiking. These cities consistently rank among LA's best for families.

$950K-$1.5M
Single Family
Top 10%
CA Schools
20-35 min
To DTLA

South Bay

Torrance, Redondo Beach, Gardena, Hawthorne

Beach-adjacent living with aerospace industry access. Torrance consistently rated one of LA's best places to live.

$850K-$1.2M
Entry Level
SpaceX/Boeing
Job Centers
Beach
5-15 min

2026 Tax Benefits: Same Home, Lower True Cost

No matter which neighborhood you choose, homeownership comes with significant tax benefits that renters don't get:

Annual Tax Savings by Home Price (24% bracket)
$500K Home ~$8,500/year savings
$650K Home ~$10,500/year savings
$800K Home ~$12,500/year savings
2026 Advantages

SALT cap now $40K: Deduct more property tax + CA state income tax. PMI deductible: Low down payment doesn't mean losing tax benefits. These changes make LA homeownership more affordable than the sticker price suggests.

Frequently Asked Questions

What are the most affordable areas to buy in LA County?
Antelope Valley (Lancaster, Palmdale) offers the lowest prices with homes from $350K-$500K. The San Gabriel Valley and Gateway Cities offer more options in the $500K-$650K range with shorter commutes.
Where can I buy a house for under $500K in LA?
Focus on Lancaster, Palmdale, Quartz Hill in the Antelope Valley for single-family homes. Condos under $500K are available in many more areas including parts of Pomona, El Monte, and some Gateway Cities.
What neighborhoods have homes under $700K?
San Fernando Valley (Panorama City, Sun Valley, Sylmar), San Gabriel Valley (El Monte, Baldwin Park, Azusa), Gateway Cities (Paramount, South Gate, Downey), and all of Antelope Valley have single-family homes under $700K.
Is San Fernando Valley or San Gabriel Valley cheaper?
They're comparable. SGV tends to be slightly more affordable but with longer commutes to Westside jobs. SFV is closer to entertainment industry jobs in Burbank/Studio City. Both offer good value compared to coastal areas.
What's the cheapest city in Los Angeles County?
Lancaster and Palmdale in the Antelope Valley have the lowest median home prices in LA County, around $450K-$500K. You can find 4-bedroom homes under $500K, which is nearly impossible elsewhere in LA County.
Still have questions? I'm happy to answer them. No obligation, just straight talk about LA neighborhoods.
📞 (213) 444-2225
JB

Justin Borges

Team Leader, The Borges Real Estate Team | DRE# 01940318

Disclaimer: Home prices are approximate based on January 2026 market data and vary by specific location, condition, and features. Commute times are estimates for typical rush hour conditions. School ratings and neighborhood characteristics change over time. Always verify current prices and conditions during your home search.