{"id":"azusa","type":"city-resource","url":"https://realestateworks.com/cities/azusa","json":"https://realestateworks.com/api/cities/azusa","name":"Azusa","state":"California","county":"Los Angeles County","fips":"0603386","landSqMi":9.66,"incorporation":"Incorporated December 29, 1898; general-law city (Los Angeles Almanac / City History)","government":"General-law city; Council-Manager form; five City Council members elected by district; voters also elect a City Clerk and a City Treasurer; City Manager appointed by the City Council","cityHall":"Azusa City Hall, 213 E. Foothill Blvd, Azusa, CA 91702, (626) 812-5200","reviewedAt":"2026-08-25","brokerage":{"name":"Sidney Manzo – RE/MAX Dream Properties","licensee":"Sidney Manzo, CA DRE #01108914, licensed in California","relationship":"The brokerage publishes a city resource and offers licensed real-estate advisory. Reading the page does not itself authorize a listing or create a listing agreement."},"overview":["Azusa is an incorporated city in Los Angeles County, California, in the San Gabriel Valley at the base of the San Gabriel Mountains. The City of Azusa operates from City Hall at 213 E. Foothill Blvd, Azusa, CA 91702. The City Clerk’s Office directory publishes (626) 812-5200.","The City’s Azusa History page states the City was founded in 1887 and incorporated as a general-law city on December 29, 1898. The Los Angeles Almanac records the same incorporation date and identifies Azusa as a general-law city. Civic counts on this record describe the city as a whole. They are not the value of a particular house.","The City’s Government page states Azusa operates under the Council-Manager form of government, that voters elect a five-person City Council, a City Clerk, and a City Treasurer, and that the City Council appoints the City Manager. The City Council page lists five members by district and states meetings are held on the first and third Monday of the month in the Azusa Civic Auditorium at 213 E. Foothill Blvd., with closed session at 6:30 p.m. and the regular meeting at 7:30 p.m.","The Departments & Divisions page states most City offices are open Monday through Thursday from 7:00 a.m. to 5:30 p.m. and closed Fridays. Documented civic features include Foothill Boulevard as a principal civic corridor, the Azusa Police Department at 725 N. Alameda Avenue, and Azusa Great Park at 991 Rosedale Avenue."],"history":["The City’s Azusa History page states the City was founded in 1887 and incorporated as a general-law city on December 29, 1898. The Los Angeles Almanac states the town was founded by J.S. Slauson in 1887 and named after the Azusa grant, from the local village Asuksa-gna.","The same City history page records the Durrell House, a colonial craftsman house built in 1923 by former mayor M.T. Durrell, moved to Civic Center Park — now Veteran’s Freedom Park — and opened as a museum in 1991 at 729 N. Dalton Ave.","Those are civic history notes. They are not a ranking of streets or a price for a particular house. Confirm any designation, eligibility, or permit requirement on the specific parcel with Planning."],"market":[],"employers":[{"name":"City of Azusa","industry":"Municipal government","location":"213 E. Foothill Blvd, Azusa, CA 91702","inCity":true,"notes":"The municipal government is a documented local employer and civic institution. The Government page documents a Council-Manager form and lists departments including Azusa Light and Water.","sourceIds":["azuGov","azuCouncil","azuClerk"]},{"name":"Azusa Police Department","industry":"Municipal public safety","location":"725 N. Alameda Avenue, Azusa, CA 91702","inCity":true,"notes":"The department lists 725 N. Alameda Avenue, Azusa, CA 91702, and publishes (626) 812-3200 for non-emergency calls.","sourceIds":["azuPolice"]},{"name":"Azusa Pacific University","industry":"Higher education","location":"901 E. Alosta Avenue, Azusa, CA 91702","inCity":true,"notes":"APU’s directions page lists the main Azusa campus at 901 E. Alosta Avenue, Azusa, CA 91702, telephone (626) 969-3434. A campus address is not a ranking of nearby houses.","sourceIds":["azuApu"]}],"neighborhoods":[{"slug":"rosedale","name":"Rosedale","kind":"neighborhood","hero":"/images/azusa-ca-residential-street.jpg","heroAlt":"Residential street with homes — illustrative, not a documented Azusa address","location":"On the former Monrovia Nursery site at the base of the San Gabriel Mountains; Azusa Great Park is at 991 Rosedale Ave.","boundaries":"Rosedale is built under the City's Monrovia Nursery Specific Plan, which covers the 517.5-acre former nursery site. The plan places its Park Neighborhoods generally above Tenth Street and its Promenade District generally between Ninth and Tenth Streets. The City's Homeowner's Guide includes a map of the Rosedale district boundary.","notes":"Rosedale is the name the City of Azusa uses for the community built on the former Monrovia Nursery site. The Monrovia Nursery Specific Plan, listed on the City's Specific Plans page, governs it, and the City's Rosedale page and Homeowner's Guide cover its Mello-Roos district.","housing":"Mostly detached single-family homes in the Park Neighborhoods, with townhomes and other attached homes in the Promenade District and Village Core. Two Rosedale homes can sit under different density rules, so the product type has to be read from the tract.","selling":"Rosedale homes carry a special tax under Community Facilities District No. 2005-1. The City's guide explains that it appears as a separate line on the annual property tax bill, paid with the regular installments. A buyer will look at that number, so have the current amount from your tax bill ready when you list.","sourceIds":["azuRosedale","azuRosedaleGuide","azuMonroviaNurserySp","azuSpecificPlans","azuFacilities"],"listingAliases":["Rosedale","Monrovia Nursery","Azusa Great Park"],"overview":["Rosedale is the name the City of Azusa uses for the community built on the former Monrovia Nursery site. The Monrovia Nursery Specific Plan, listed on the City's Specific Plans page, governs it, and the City's Rosedale page and Homeowner's Guide cover its Mello-Roos district.","The plan divides the site into Park Neighborhoods of detached single-family homes, which hold about 64 percent of the developable land, a Promenade District, and a Village Core with denser homes. It sets housing types at up to 12, 21 and 25 dwellings per acre and protects almost 204 acres of open space in the foothills."],"character":["The plan divides the site into Park Neighborhoods of detached single-family homes, which hold about 64 percent of the developable land, a Promenade District, and a Village Core with denser homes. It sets housing types at up to 12, 21 and 25 dwellings per acre and protects almost 204 acres of open space in the foothills."],"homes":["Mostly detached single-family homes in the Park Neighborhoods, with townhomes and other attached homes in the Promenade District and Village Core. Two Rosedale homes can sit under different density rules, so the product type has to be read from the tract."],"distinction":["Rosedale homes carry a special tax under Community Facilities District No. 2005-1. The City's guide explains that it appears as a separate line on the annual property tax bill, paid with the regular installments. A buyer will look at that number, so have the current amount from your tax bill ready when you list."],"forOwners":"Rosedale homes carry a special tax under Community Facilities District No. 2005-1. The City's guide explains that it appears as a separate line on the annual property tax bill, paid with the regular installments. A buyer will look at that number, so have the current amount from your tax bill ready when you list.","living":["The plan and the City's guide describe parks, a Promenade, a community recreation center, pools and a K-8 school as part of the community, and the City lists Azusa Great Park at 991 Rosedale Ave."],"faqs":[{"q":"Is Rosedale an official name in Azusa?","a":"Yes. The City of Azusa publishes a Rosedale page and a Rosedale Homeowner's Guide for Community Facilities District No. 2005-1. The development itself is governed by the Monrovia Nursery Specific Plan."},{"q":"Do Rosedale homes pay Mello-Roos?","a":"Homes inside CFD No. 2005-1 pay a special tax in addition to regular property taxes, billed on the same property tax bill. Check your own bill for the amount, and contact the City Finance Department with questions about the district."}],"url":"https://realestateworks.com/cities/azusa/neighborhoods/rosedale"},{"slug":"mountain-cove","name":"Mountain Cove","kind":"neighborhood","hero":"/images/azusa-ca-residential-street.jpg","heroAlt":"Residential street with homes — illustrative, not a documented Azusa address","location":"Mountain Cove community, Azusa, within Community Facilities District No. 2002-1","boundaries":"The City defines Mountain Cove through Community Facilities District No. 2002-1, formed by City Council Resolution No. 02-C142 on December 16, 2002. Whether a parcel is inside the district shows on its property tax bill.","notes":"Mountain Cove is a community the City of Azusa names on its own page for Community Facilities District No. 2002-1. The City Council formed the district on December 16, 2002, and issued $8,980,000 in tax-exempt bonds the next day to pay for the community's roads, sewer, utilities, bridges, sidewalks, street lights and flood control.","housing":"Single-family homes, about 327 in all according to the City, in three named developments. Which development a home is in matters, because comparable sales start with homes from the same development.","selling":"Mountain Cove homes pay a special tax for the district. The City's page lists the bond terms and maturity dates, but the amount on your own tax bill is what a buyer will ask about, so confirm it before you list. The City Finance Department answers district questions at (626) 812-5202.","sourceIds":["azuMountainCove"],"listingAliases":["Mountain Cove","Wildwoods","Sagewoods","Copperwood"],"overview":["Mountain Cove is a community the City of Azusa names on its own page for Community Facilities District No. 2002-1. The City Council formed the district on December 16, 2002, and issued $8,980,000 in tax-exempt bonds the next day to pay for the community's roads, sewer, utilities, bridges, sidewalks, street lights and flood control.","The City describes Mountain Cove as about 327 single-family homes split into three developments: the Wildwoods, the Sagewoods and the Copperwood."],"character":["The City describes Mountain Cove as about 327 single-family homes split into three developments: the Wildwoods, the Sagewoods and the Copperwood."],"homes":["Single-family homes, about 327 in all according to the City, in three named developments. Which development a home is in matters, because comparable sales start with homes from the same development."],"distinction":["Mountain Cove homes pay a special tax for the district. The City's page lists the bond terms and maturity dates, but the amount on your own tax bill is what a buyer will ask about, so confirm it before you list. The City Finance Department answers district questions at (626) 812-5202."],"forOwners":"Mountain Cove homes pay a special tax for the district. The City's page lists the bond terms and maturity dates, but the amount on your own tax bill is what a buyer will ask about, so confirm it before you list. The City Finance Department answers district questions at (626) 812-5202.","living":["The district's bonds also cover police and fire protection services for the community, according to the City's page."],"faqs":[{"q":"What are the Wildwoods, Sagewoods and Copperwood?","a":"They are the three developments the City of Azusa lists inside Mountain Cove, which together hold about 327 single-family homes."},{"q":"Is there a special tax in Mountain Cove?","a":"Yes. Mountain Cove is Community Facilities District No. 2002-1, and homes in it pay a special tax. Your property tax bill shows the current amount."}],"url":"https://realestateworks.com/cities/azusa/neighborhoods/mountain-cove"},{"slug":"tod-specific-plan-area","name":"Azusa TOD Specific Plan Area","kind":"civic-district","hero":"/images/azusa-ca-residential-street.jpg","heroAlt":"Residential street with homes — illustrative, not a documented Azusa address","location":"Central Azusa, around the Azusa Downtown station: 9th Street to 5th and 6th Streets, Lemon Avenue to Citrus Avenue","boundaries":"The City's TOD Specific Plan environmental report describes the plan area as about 308 acres, bound by 9th Street on the north, Lemon Avenue on the west, 5th and 6th Streets on the south and Citrus Avenue on the east.","notes":"The Azusa TOD Specific Plan is one of the five specific plans the City of Azusa lists. It covers the central part of the city around the downtown core, the Foothill Boulevard corridor and the two stations the plan calls Azusa Downtown and APU/Citrus College.","housing":"A mix of existing houses, multi-unit buildings and commercial parcels in a street grid. The plan allows new mixed-use and pedestrian-oriented building near the station, so what can be built on a lot depends on where it falls in the plan.","selling":"Inside the TOD plan area, a lot's zoning can matter as much as the house on it. Confirm with the City which part of the plan covers your parcel before setting a price, and compare against sales of the same product type, not a citywide median.","sourceIds":["azuTodSp","azuTodEirSummary","azuSpecificPlans"],"listingAliases":["Downtown Azusa","Azusa TOD","Foothill Boulevard"],"overview":["The Azusa TOD Specific Plan is one of the five specific plans the City of Azusa lists. It covers the central part of the city around the downtown core, the Foothill Boulevard corridor and the two stations the plan calls Azusa Downtown and APU/Citrus College.","The City's environmental report describes the area as generally flat and grid-like, with residential and commercial uses. Of its roughly 308 acres, about 170 could see new development and about 138 are areas where the plan expects no change."],"character":["The City's environmental report describes the area as generally flat and grid-like, with residential and commercial uses. Of its roughly 308 acres, about 170 could see new development and about 138 are areas where the plan expects no change."],"homes":["A mix of existing houses, multi-unit buildings and commercial parcels in a street grid. The plan allows new mixed-use and pedestrian-oriented building near the station, so what can be built on a lot depends on where it falls in the plan."],"distinction":["Inside the TOD plan area, a lot's zoning can matter as much as the house on it. Confirm with the City which part of the plan covers your parcel before setting a price, and compare against sales of the same product type, not a citywide median."],"forOwners":"Inside the TOD plan area, a lot's zoning can matter as much as the house on it. Confirm with the City which part of the plan covers your parcel before setting a price, and compare against sales of the same product type, not a citywide median.","living":["The plan's aim is a walkable station area tied to Downtown Azusa, with linkages to and from the downtown station."],"faqs":[{"q":"Where is the Azusa TOD Specific Plan area?","a":"In central Azusa. The City's environmental report bounds it by 9th Street, Lemon Avenue, 5th and 6th Streets, and Citrus Avenue, about 308 acres in all."},{"q":"Does the TOD plan change what I can build?","a":"It can. The plan sets the rules for new development in the area, and about 170 of its acres could see new development. Confirm the rules for your parcel with the City Planning Division."}],"url":"https://realestateworks.com/cities/azusa/neighborhoods/tod-specific-plan-area"}],"sellerResources":[{"kind":"probate","title":"Probate real estate agent in Azusa, CA","url":"https://realestateworks.com/cities/azusa/probate"},{"kind":"inherited-property","title":"Inherited property real estate agent in Azusa, CA","url":"https://realestateworks.com/cities/azusa/inherited-property"},{"kind":"foreclosure-help","title":"Foreclosure real estate agent in Azusa, CA","url":"https://realestateworks.com/cities/azusa/foreclosure-help"},{"kind":"short-sale-help","title":"Short sale real estate agent in Azusa, CA","url":"https://realestateworks.com/cities/azusa/short-sale-help"},{"kind":"sell-as-is","title":"Selling an Azusa house as-is","url":"https://realestateworks.com/cities/azusa/sell-as-is"}],"amenities":[{"title":"City Hall","body":"City Hall is at 213 E. Foothill Blvd, Azusa, CA 91702. The City Clerk’s Office directory publishes (626) 812-5200 and lists hours Monday–Thursday 7:00 a.m. to 5:30 p.m.","sourceIds":["azuClerk","azuDepartments"]},{"title":"Azusa City Library","body":"The City Library directory lists 340 W. 5th St., Azusa, CA 91702, telephone (626) 812-5232. Confirm current hours and location from the City; they change.","sourceIds":["azuLibrary"]},{"title":"Azusa Police Department","body":"The department lists 725 N. Alameda Avenue, Azusa, CA 91702, and publishes (626) 812-3200 for non-emergency calls.","sourceIds":["azuPolice"]},{"title":"Azusa Great Park","body":"The City Facility Rentals page lists Azusa Great Park at 991 Rosedale Ave., Azusa, CA 91702. Park adjacency is a location fact, not a ranking.","sourceIds":["azuFacilities"]},{"title":"Northside Recreation Hub","body":"The City Facility Rentals page lists the Northside Recreation Hub at 1320 Old San Gabriel Rd., Azusa, CA 91702. Park adjacency is a location fact, not a ranking.","sourceIds":["azuFacilities"]},{"title":"Azusa Pacific University","body":"APU’s directions page lists the main campus at 901 E. Alosta Avenue, Azusa, CA 91702, telephone (626) 969-3434. Campus adjacency is a location fact, not a ranking.","sourceIds":["azuApu"]},{"title":"Metro A Line","body":"The Foothill Gold Line Construction Authority publishes Azusa Downtown Station on the Pasadena-to-Azusa extension of the former Gold Line, now Metro A Line. Confirm current stations and schedules from the address; they change. This page does not promise a travel time.","sourceIds":["azuGoldLine"]}],"housing":["The City is a full-service municipality with residential, civic, campus, and commercial uses along corridors such as Foothill Boulevard, Azusa Avenue, and Arrow Highway. Product type, lot, and later work still vary by parcel. Confirm zoning with Planning.","A house near Foothill Boulevard civic addresses, a Rosedale address, and a Cerritos Avenue address are different marketing files even when they sit on the same calendar.","Some attached product may involve an association. Association documents, if any, must be read from the file. This page does not invent an HOA map."],"faqs":[{"q":"How do I sell my house in Azusa?","a":"Start with a property-specific review of the address you own — location, product type, condition, recent comparable sales, and whether City zoning or permits apply — not a citywide median. Sidney Manzo, Agent, CA DRE #01108914, licensed in California, can discuss pricing, preparation, marketing, and whether a public listing or a more limited marketing approach if permitted is the better path. A conversation is not a listing. Nothing is listed until you choose."},{"q":"How much is my Azusa home worth?","a":"There is no reliable citywide number for an individual property. A useful figure starts with exact location, lot, living area, product type, condition, competing listings, and recent comparable sales. That snapshot is not the value of a particular house. A property-specific review is advisory and is not an appraisal."},{"q":"What are homes selling for in Azusa?","a":"That snapshot describes the city as a whole. It is not the value of a particular house. Get my free home review."},{"q":"Is now a good time to sell a home in Azusa?","a":"This page cannot name one right time to sell. Citywide snapshots are not a forecast for your address. Timing also depends on the house, competing listings, and your calendar."},{"q":"How long does it take to sell a home in Azusa?","a":"This page cannot promise a timeline for a particular house."},{"q":"What does it cost to sell a home in Azusa?","a":"Costs vary by the written agreements and the transaction. Listing-side professional service fees, if we are engaged, are established in a listing agreement and described on our services page. Title, escrow, repairs, credits, taxes, and other expenses are not quoted here."},{"q":"Do I need a real estate agent to sell my home?","a":"California owners may sell without listing representation. Sidney Manzo, CA DRE #01108914, is with RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193. Listing representation, if you want it, is established only by a written agreement. A licensed real-estate agent can discuss pricing, marketing, disclosures, and timing. Using an agent does not promise a better price, a faster sale, or any particular outcome."},{"q":"Do City planning or zoning rules affect a sale or remodel?","a":"The City of Azusa is a general-law city with Planning functions. The Planning FAQ page lists the Planning Division at 213 E. Foothill Blvd, City Hall West Wing, (626) 812-5289. Confirm the specific address with the City. Architectural style alone does not establish what may be changed."},{"q":"Does requesting a home-value review create a listing agreement?","a":"No. A conversation, a form submission, or a property-specific review does not create a listing agreement or agency relationship. A listing is established only by a signed California agreement."}],"sources":[{"id":"azuSpecificPlans","label":"City of Azusa — Specific Plans & Long Range Plans","url":"https://www.azusaca.gov/1893/Specific-Plans-Long-Range-Plans","accessed":"2026-10-15"},{"id":"azuRosedale","label":"City of Azusa — Rosedale (community facilities district)","url":"https://www.azusaca.gov/238/Rosedale","accessed":"2026-10-15"},{"id":"azuRosedaleGuide","label":"City of Azusa — Rosedale Homeowner's Guide to Mello-Roos CFD No. 2005-1","url":"https://www.azusaca.gov/DocumentView.asp?DID=398","accessed":"2026-10-15"},{"id":"azuMonroviaNurserySp","label":"City of Azusa — Monrovia Nursery Specific Plan","url":"https://www.azusaca.gov/DocumentCenter/View/40733/Monrovia-Nursery-Specific-Plan","accessed":"2026-10-15"},{"id":"azuMountainCove","label":"City of Azusa — Mountain Cove (Community Facilities District No. 2002-1)","url":"https://www.azusaca.gov/236/Mountain-Cove","accessed":"2026-10-15"},{"id":"azuTodSp","label":"City of Azusa — TOD Specific Plan","url":"https://www.azusaca.gov/1366/TOD-Specific-Plan","accessed":"2026-10-15"},{"id":"azuTodEirSummary","label":"City of Azusa — TOD Specific Plan Draft EIR, Executive Summary","url":"https://www.azusaca.gov/DocumentCenter/View/29989","accessed":"2026-10-15"},{"id":"azuCityHome","label":"City of Azusa — Official website","url":"https://www.azusaca.gov/","accessed":"2026-08-25"},{"id":"azuGov","label":"City of Azusa — Government","url":"https://www.azusaca.gov/27/Your-Government","accessed":"2026-08-25"},{"id":"azuCouncil","label":"City of Azusa — City Council","url":"https://www.azusaca.gov/72/City-Council-Members","accessed":"2026-08-25"},{"id":"azuClerk","label":"City of Azusa — City Clerk’s Office directory","url":"https://www.azusaca.gov/directory.aspx?did=6","accessed":"2026-08-25"},{"id":"azuDepartments","label":"City of Azusa — Departments & Divisions","url":"https://www.azusaca.gov/2086/Departments-Divisions","accessed":"2026-08-25"},{"id":"azuHistory","label":"City of Azusa — Azusa History","url":"https://www.azusaca.gov/569/Azusa-History","accessed":"2026-08-25"},{"id":"azuFacilities","label":"City of Azusa — Facility Rentals","url":"https://www.azusaca.gov/249/Facility-Rentals","accessed":"2026-08-25"},{"id":"azuLibrary","label":"City of Azusa — Library directory","url":"https://www.azusaca.gov/directory.aspx?did=24","accessed":"2026-08-25"},{"id":"azuPolice","label":"Azusa Police Department — About","url":"https://azusapd.org/component/content/article/12-about/55-about-the-azusa-police-department?Itemid=1525","accessed":"2026-08-25"},{"id":"azuPlanningFaq","label":"City of Azusa — Planning FAQs","url":"https://www.azusaca.gov/FAQ.aspx","accessed":"2026-08-25"},{"id":"azuLaAlmanac","label":"Los Angeles Almanac — City of Azusa","url":"https://www.laalmanac.com/cities/ci06.php","accessed":"2026-08-25"},{"id":"azuCensusQf","label":"U.S. Census Bureau QuickFacts — Azusa city, California","url":"https://www.census.gov/quickfacts/fact/table/azusacitycalifornia/PST045225","accessed":"2026-08-25"},{"id":"azuCde","label":"California Department of Education — Azusa Unified directory","url":"https://www.cde.ca.gov/schooldirectory/details?cdscode=19642790000000","accessed":"2026-08-25"},{"id":"azuCdeHigh","label":"California Department of Education — Azusa High","url":"https://www.cde.ca.gov/schooldirectory/details?cdscode=19642791930528","accessed":"2026-08-25"},{"id":"azuCdeDalton","label":"California Department of Education — Henry Dalton Elementary","url":"https://www.cde.ca.gov/schooldirectory/details?cdscode=19642796011274","accessed":"2026-08-25"},{"id":"azuCdeMagnolia","label":"California Department of Education — Magnolia Elementary","url":"https://www.cde.ca.gov/schooldirectory/details?cdscode=19642796011290","accessed":"2026-08-25"},{"id":"azuUsd","label":"Azusa Unified School District","url":"https://www.azusa.org/","accessed":"2026-08-25"},{"id":"azuApu","label":"Azusa Pacific University — Directions to campus","url":"https://www.apu.edu/azusa/visit/directions/","accessed":"2026-08-25"},{"id":"azuGoldLine","label":"Foothill Gold Line Construction Authority — Azusa Downtown Station","url":"https://foothillgoldline.org/cities_stations/azusa-alameda1/","accessed":"2026-08-25"},{"id":"azuCrfFlexmls","label":"","url":"","accessed":"2026-09-30","notes":""}],"disclaimer":"Informational only. Not an appraisal. Not legal, tax, or foreclosure advice. Statistics are third-party snapshots for the dates shown."}