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Schools In The Area
Anaheim Real Estate: Your Expert Local Guide
Anaheim is Orange County’s largest city and one of the most recognizable cities in the world, home to the Disneyland Resort, Angel Stadium, Honda Center, and the Anaheim Convention Center. Beyond its world-famous entertainment attractions, Anaheim offers a remarkably diverse real estate market spanning from urban condominiums near the Resort District to spacious homes in the coveted Anaheim Hills community.
Why Buy Real Estate in Anaheim?
Anaheim’s size and diversity create real estate opportunities for virtually every buyer profile. Anaheim Hills stands out as one of North OC’s premier communities, with hillside estates, top-rated schools, and a polished suburban lifestyle. Closer to the Resort District and downtown, investors find strong short-term and long-term rental demand. The city’s major sports venues, convention business, and continued Disneyland expansion investment create enduring economic fundamentals that support property values across the city.
Anaheim Housing Stock
Anaheim is the oldest of the north county cities and the housing shows it. Central Anaheim holds the original Colony, laid out by the German buyers who founded the settlement in 1857, and the four historic districts there carry Craftsman bungalows, Victorians and early century cottages that predate most of what exists elsewhere in the county.
West and East Anaheim are largely post war tract, single story and two story homes built through the 1950s and 1960s on regular lots, which is where most of the single family volume in the city sits. Anaheim Hills is the newest single family layer, hillside development from the 1970s onward with Mediterranean elevations, larger lots, views and gated pockets. The Platinum Triangle around the stadium is the condominium and mid rise end of the city, most of it built in the last twenty years.
Because the eras sit so far apart, the boundary you are standing on matters more here than in most cities. An address in the Colony and an address in Anaheim Hills are not two versions of the same market. They are two different products with different rules attached.
What I’d Think About
Before you write an offer in Anaheim
Anaheim has four historic districts in the central part of the city, covering roughly two square miles, and some of those properties take part in the Mills Act program the city adopted in 2000. A Mills Act contract lowers the property tax in exchange for an obligation to restore and maintain the exterior in historically accurate condition, and that obligation runs with the property to the next owner.
It is not a reason to rule the city out, and it is not a secret. It is simply the thing a buyer here is most likely to find out after closing rather than before, and it is checkable with the city in advance if you know to look.
Anaheim at a Glance
| Location in county | Central and north Orange County, where the 5, 57 and 91 freeways meet |
|---|---|
| Incorporated | 1876, founded in 1857 by fifty German buyers from San Francisco |
| Typical housing stock | Craftsman and early century homes in the central Colony, 1950s and 1960s tract to the west and east, 1970s onward in Anaheim Hills |
| School districts | Seven districts serve the city, including Anaheim Elementary, Magnolia, Savanna and Centralia at the elementary level and Anaheim Union High, Orange Unified and Placentia-Yorba Linda Unified at the secondary level |
| Commonly compared with | Orange, Fullerton |
Anaheim Neighborhoods
Anaheim Hills: The crown jewel of Anaheim real estate: an upscale hillside community with sweeping views, excellent schools, gated enclaves, and single-family estates ranging from $1M to $4M+. One of North OC’s most desirable addresses.
East Anaheim: Established streets offering well-priced single-family homes, good school access, and a quiet residential character.
West Anaheim / Platinum Triangle: The area surrounding Angel Stadium and Honda Center, featuring newer urban condominiums, walkable amenities, and strong investor and renter demand driven by sports and entertainment traffic.
Central Anaheim: The historic core of the city featuring older homes, ongoing revitalization, and accessible price points that attract first-time buyers and investors.
Anaheim Hills
Anaheim Hills is the hillside east end of the City of Anaheim, not a city of its own, and the distinction matters less to a buyer than what comes attached to a parcel there. Three hillside zoning categories that flatland Anaheim does not use, a separate grading chapter, a wildfire severity designation, a two committee architectural review and, on about 305 parcels, a landslide district with a permanent assessment. The address says Anaheim. The rulebook does not.
Why Anaheim Hills reads differently from the rest of Anaheim
The boundary runs from the State Route 55 and 91 interchange east to the Cleveland National Forest and the Riverside County line, north to Yorba Linda and south to Santiago Oaks Regional Park. USPS accepts Anaheim Hills as a city name on 92807, 92808, 92809 and 92817, which is why residents write it that way, and the California Regional MLS carries it as its own supported city, which is why it trades as a separate market.
The city built it that way on purpose. Texaco acquired the land in 1970 and announced a master planned community of 7,000 homes, with construction from 1971. The tract build out that defines most of the area came later, and it is datable from the zoning code: the Highlands specific plan in 1987, Sycamore Canyon and The Summit in 1988, Festival in 1990 and Mountain Park in 1990. In 2014 the Irvine Company donated 2,500 acres to the county as permanent open space, which caps how far east it can grow.
Anaheim Hills Housing Stock
The zoning is the clearest contrast available. Anaheim maintains three Single Family Hillside Residential zones that the flats do not use: RH-1 with a one acre minimum lot of 43,560 square feet, RH-2 at 22,000 square feet and RH-3 at 10,000 square feet. The standard city zones run RS-1 at 10,000, RS-2 at 7,200 and RS-3 at 5,000 square feet. The stated intent of RH-1 and RH-2 is a spacious, semi rural character, and that intent is what a buyer is paying for.
The result is large lot single family, estate parcels, and townhomes and condominiums built as the lower density alternative to the subdivisions on the county plain. Scattered earlier pockets predate the master plan, including Peralta Hills and Mohler Loop from the 1940s and 1950s. Multifamily is present and increasing: in January 2026 the council approved 447 apartments at the Anaheim Hills Festival site by a four to three vote.
There is no published housing unit count for Anaheim Hills, because it is neither an incorporated place nor a census designated place. The closest published proxies are the ZIP areas, 13,189 units in 92807 and 7,876 in 92808 on the 2024 American Community Survey five year estimates, and neither ZIP is coterminous with the hills. Anyone quoting a neighbourhood unit count is quoting a ZIP code.
What I’d Think About
A landslide district with a permanent assessment, on about 305 parcels
The Santiago Geologic Hazard Abatement District was formed after the 1993 Santiago landslide near Serrano Avenue and Avenida de Santiago. It is a state entity, not an HOA and not Mello-Roos, and it runs a dewatering system of 87 drain lines, 37 wells and 15 movement meters that pumps roughly 15 million gallons of groundwater a year. That work does not end, so neither does the assessment.
Two things make it worth checking before an offer rather than after. Collection began in December 2025 and the approved measure runs in perpetuity, adjusted each year by the Los Angeles, Long Beach, Anaheim consumer price index. And the funding has repeatedly nearly failed: the ballot lost in 2019, lost badly in 2022 at 9.22 percent yes, passed in 2023, lost again in May 2025 at 47.93 percent, then passed on 4 August 2025 at 73.67 percent weighted yes on 169 ballots, for a budget of 349,679 dollars. A buyer one street outside the boundary pays none of it. The district publishes a parcel map, and the charge shows on the county tax bill under special assessments.
Anaheim Hills at a Glance
| Status | Hillside area of the City of Anaheim, not separately incorporated. Council District 6 |
|---|---|
| Boundaries | SR-55 and SR-91 interchange east to the Cleveland National Forest and the Riverside County line, Yorba Linda to the north, Santiago Oaks Regional Park to the south |
| ZIP codes | 92807, 92808, 92809 and 92817, all with Anaheim as the official USPS city |
| Zoning found here and not in the flats | RH-1 at 43,560 sq ft minimum, RH-2 at 22,000, RH-3 at 10,000, plus five hillside specific plans and the Scenic Corridor overlay |
| Dominant build era | First wave from 1971, main tract build out through the late 1980s and 1990s |
| Mello-Roos | None currently levying. Sycamore Canyon, The Highlands and The Summit districts all reached final maturity on 1 September 2014 |
| Master association | Anaheim Hills Planned Community Association, operating since 1977, with sub association plus master architectural review |
| Fire | Very High Fire Hazard Severity Zone across much of the area, expanded by roughly 300 acres in the 2025 CAL FIRE maps |
The rules that come with the hill
Architectural approval here is a two stage process, which catches owners out. A parcel inside a sub association needs approval from that association’s architectural committee and then from the master association committee, each with 30 days to act. Approved work has to be completed within 180 days or an extension is required, and the owner notifies the master association in writing within 45 days of finishing. Applications ask for adjacent neighbour signatures before they are even submitted.
Grading is governed separately. Anaheim runs a hillside grading chapter, Municipal Code chapter 17.06, distinct from the flatland procedure, and publishes two different sets of grading plan procedures for the two halves of the city. The Scenic Corridor overlay, chapter 18.18, covers the canyon and hill area and carries tree preservation provisions that do not apply west of the interchange.
Wildfire compliance is the obligation with a clock on it. The state adopted Zone 0 defensible space rules on 19 August 2026. Inside the first five feet of a structure in a Very High zone, combustible material is out, including firewood and mulch, and fences within five feet have to be noncombustible. Existing homes clear roofs and gutters immediately, remove combustible material and ladder fuels within three years, and replace combustible fences within three to five years. Zone 1 runs to 30 feet and Zone 2 to 100 feet, with grass at a maximum of four inches. Almost none of flatland Anaheim carries any of this.
Is Anaheim Hills its own city?
No. Anaheim Hills is the hillside eastern portion of the City of Anaheim, with no separate municipal government, police or fire agency. USPS accepts it as a city name on 92807, 92808, 92809 and 92817, and the regional MLS lists it as its own market, which is why it reads like a city in a listing and is not one on a tax bill.
Does Anaheim Hills have Mello-Roos?
Not any longer. The three districts that covered Sycamore Canyon, The Highlands and The Summit all reached final maturity on 1 September 2014, and the city’s current levy lists only two districts, both in the Platinum Triangle, which is not Anaheim Hills. Anyone still telling a buyer otherwise is working from pre 2014 information.
What size are the lots in Anaheim Hills?
Larger than anywhere else in Anaheim, and the zoning code says so. RH-1 sets a one acre minimum of 43,560 square feet, RH-2 sets 22,000 and RH-3 sets 10,000. The standard city zones run from 10,000 down to 5,000 square feet, so the difference between a hillside parcel and a flatland one is written into the entitlement, not just into the view.
Do homes in Anaheim Hills have an HOA?
Most do, and often two. The Anaheim Hills Planned Community Association has operated as a master association since 1977 and sits above a large number of sub associations, each with its own architectural committee. An exterior change usually needs approval from both, which is the layer buyers underestimate.
What natural hazard disclosures apply in Anaheim Hills?
Wildfire is the main one. Much of the area sits in a Very High Fire Hazard Severity Zone, and the 2025 CAL FIRE maps added roughly 300 acres of Anaheim’s mapped area, all of it in the hills per the city fire marshal. Canyon Fire 2 in October 2017 burned 9,217 acres, destroyed 25 homes and led to evacuation orders for about 16,570 people across Anaheim, Orange and Tustin.
What should a buyer check before buying a home in Anaheim Hills?
Check this first in Anaheim Hills. Whether the parcel sits inside the Santiago Geologic Hazard Abatement District, which carries a perpetual assessment on about 305 parcels and does not appear in an HOA disclosure package. It is the item most likely to change what the property costs to hold, or what an owner is allowed to do with it.
Can a trustee sell a house in Anaheim Hills without going through probate?
A successor trustee can sell an Anaheim Hills property held in a living trust without opening probate, because the trust already holds title. The trustee works from the trust document and the death certificate rather than from a court order. A house that was never retitled into the trust is the case that still goes to probate.
What should I know before selling an inherited home in Anaheim Hills?
Start with title and the property tax basis, because both decide the timeline. Under Proposition 19 an heir has to make the home a principal residence within one year of transfer to keep the parent’s assessed value, and the claim form is due within three years or before a sale to a third party. In Anaheim Hills, pull the hazard disclosures and the district status before you list, because both change the net and the timeline.
Anaheim Real Estate Market
Anaheim’s market varies dramatically by neighborhood. Anaheim Hills single-family homes range from $1M to $4M+, while streets in East and Central Anaheim offer homes from $700K to $1.3M. Platinum Triangle condominiums provide urban-lifestyle entry points from $500K to $900K. Investment properties near the Resort District attract buyers seeking Disneyland-area rental income.
Schools and Landmarks in Anaheim
Anaheim is served by Anaheim Elementary School District, Anaheim Union High School District, Orange Unified School District, Placentia-Yorba Linda Unified School District, Magnolia School District, Savanna School District and Centralia Elementary School District. School boundaries are drawn by street address, not by city limits, so check the assigned schools for any home with the district before you write an offer.
Places residents know well include Disneyland Resort, Angel Stadium and Honda Center.
Choosing an agent
Who is the best real estate agent in Anaheim?
There is no single best real estate agent in Anaheim for every situation. The better question is which agent has handled your particular situation most often, because the skills involved in a straightforward owner occupied sale and the skills involved in selling a house out of an estate are not the same skills.
Paula Aragone, CEO and Realtor. 23 years in Orange County, more than 900 transactions. CA DRE #01364746.
Your Anaheim Real Estate Expert
Paula Aragone of Aragone & Associates brings comprehensive Anaheim expertise, from Anaheim Hills luxury estates to investment opportunities near the Resort District. Her Certified Luxury Home Marketing Specialist and Certified Probate Real Estate Specialist designations serve clients across all of Anaheim’s diverse market segments. Call 949-415-4784 or email [email protected].
Frequently Asked Questions
What is the average home price in Anaheim?
Prices vary widely: Anaheim Hills homes range from $1M to $4M+, East/Central Anaheim homes from $700K to $1.3M, and Platinum Triangle condos from $500K to $900K. The city’s diversity creates options for nearly every budget.
Is Anaheim Hills a separate city?
No, Anaheim Hills is a neighborhood within the city of Anaheim. Despite its distinct character and separate ZIP code (92807/92808), it is part of the city of Anaheim and shares city services and governance.
What are the best schools in Anaheim?
Anaheim Hills is served by the Orange Unified School District, which includes top-rated schools like Canyon High School. Central and West Anaheim are served by the Anaheim Union and Anaheim City school districts.
Does Anaheim have Mello-Roos?
Anaheim has two city districts, CFD 06-2 and CFD 08-1, both in the Platinum Triangle, and the city publishes the boundary map and the rate method for them. Outside that area the city levies none.
When were most homes in Anaheim built?
Anaheim is split almost evenly by era: 44.6 percent of the housing stock was built before 1970 and 55.4 percent after. Two houses a few streets apart can therefore sit in different construction generations, with different systems and different permit histories.
What types of homes are in Anaheim?
Anaheim holds about 108,222 housing units, and 41.7 percent of them are detached single family homes. Attached and multifamily product makes up the rest, so the choice between a detached house and an attached one is not evenly available across the city.
Do homes in Anaheim have an HOA?
The Anaheim Hills Planned Community Association sits over a hills area that contains 23 separate community associations. Tract level associations sit underneath, so a buyer can be paying two separate assessments on one address.
Does Anaheim have a historic district?
Anaheim has four city historic districts covering roughly two square miles of the centre: Anaheim Colony, Five Points, Historic Palm and Hoskins. Anaheim Colony alone holds more than 1,000 qualified structures. A Mills Act programme adopted in 2000 commits an owner to historically accurate exterior restoration.
What natural hazard disclosures apply in Anaheim?
The Santiago Geologic Hazard Abatement District in Anaheim Hills was formed after the January 1993 landslide and levies an assessment inside its boundary. Owners re-approved it in August 2025 with 73.67 percent voting yes on a budget of 349,679 dollars.
What should a buyer check before buying a home in Anaheim?
Check this first in Anaheim. Inside the Santiago Geologic Hazard Abatement District in Anaheim Hills there is an annual landslide assessment on the property, re-approved by owner ballot in August 2025. It is the item most likely to change what the property costs to hold, or what an owner is allowed to do with it.
Can a trustee sell a house in Anaheim without going through probate?
A successor trustee can sell an Anaheim property held in a living trust without opening probate, because the trust already holds title. The trustee works from the trust document and the death certificate rather than from a court order. A house that was never retitled into the trust is the case that still goes to probate.
What should I know before selling an inherited home in Anaheim?
Start with title and the property tax basis, because both decide the timeline. Under Proposition 19 an heir has to make the home a principal residence within one year of transfer to keep the parent’s assessed value, and the claim form is due within three years or before a sale to a third party. In Anaheim, pull the Mello-Roos position on the parcel before you list, because it changes the net and the timeline.