Median
What is the median home price in La Crescenta?
$1,351,500
MLS data show a median sale price of $1,351,500 for residential homes in La Crescenta for 2026 year to date (January–September 2026). This is an area-wide figure, not an appraisal or the value of a particular home.
- MLS data show a median sale price of $1,258,500 for September 2026 (17 closed sales).
- Median days on market (cumulative)
- 43 · Sep 2026
- 2026 YTD: 18
- Sale-to-list price ratio
- 97.5% · Sep 2026
- Sale-to-original-list: 94.3% · Sep 2026
- Active listings
- 30 · Sep 2026
- Absorption: 2.0 months of supply at the recent sales pace · Sep 2026
| Month | Median sale price |
|---|---|
| Oct ’25 | $1,273,050 |
| Nov ’25 | $1,252,125 |
| Dec ’25 | $1,400,000 |
| Jan ’26 | $1,232,500 |
| Feb ’26 | $1,370,000 |
| Mar ’26 | $1,310,000 |
| Apr ’26 | $1,410,000 |
| May ’26 | $1,576,000 |
| Jun ’26 | $1,260,000 |
| Jul ’26 | $1,430,000 |
| Aug ’26 | $1,406,300 |
| Sep ’26 | $1,258,500 |
Steps
What are the steps to sell a house in La Crescenta?
1. Price
Ask for a value opinion on your La Crescenta address from recent sales of similar slope, lot, size and condition, not an area-wide median.
2. Permits
Pull the LA County Public Works permit history for additions, conversions and accessory units before buyers ask.
3. Disclosures
Order the Natural Hazard Disclosure early and gather any defensible space inspection record if the parcel is in a fire zone.
4. Agreement
Read the written listing agreement for scope, term and fee before anything is marketed.
5. Offers
Compare written offers on net proceeds, loan strength, contingency periods and close date.
6. Escrow
Inspections, appraisal and title clear in escrow; the deed then records with the County Registrar-Recorder.
Fees
What does listing service cost in La Crescenta?
- 2.5%Essential
- 3%Full Service
- 3.5%Signature
Each tier is listing-side pay set in the written agreement. The amount or rate of real estate commissions is not fixed by law. They are set by each broker individually and may be negotiable between the seller and broker. A larger fee does not mean a larger price.
Local rules
Which County rules can affect a La Crescenta sale?
County permits
La Crescenta is unincorporated, so building permits and permit history come from LA County Public Works Building and Safety, and zoning from LA County Regional Planning. Sidney Manzo, in real estate since 1990, pulls the County permit record before pricing. Source
Foothill hazards
The Natural Hazard Disclosure reports whether a parcel is in a mapped Fire Hazard Severity Zone. For a parcel in a High or Very High zone, Civil Code 1102.19 in most cases calls for defensible space documentation at sale, or a written buyer agreement to obtain it. Source
Transfer tax
On an unincorporated La Crescenta sale, the LA County Registrar-Recorder lists the documentary transfer tax at $1.10 per $1,000 of value (55 cents per $500). Ask your escrow officer or a real estate attorney who pays the transfer tax under your purchase contract. Source
Market
What is selling in La Crescenta like?
LA County Regional Planning describes La Crescenta as the larger, northern part of La Crescenta-Montrose: north of I-210, on a street grid that runs parallel to the freeway, with the San Gabriel Mountains and Angeles National Forest along most of its northern edge. More than 82 percent of the planning area's land is single-family residential, and about 83 percent of its housing was built before 1979. That makes slope, lot and the age of a home's systems the main price drivers.
Nearby
How is La Crescenta different from Montrose?
Regional Planning treats them as one planning area, but they read differently on a listing. La Crescenta sits north of I-210 and climbs toward the national forest, so upper streets bring slope, drainage and fire-zone questions. Montrose, south of the freeway, began as a planned subdivision in the early 1920s. Comparable sales should come from the same side of the 210. The Montrose seller guide, linked below, covers the south side.
Preparation
How should I prepare a La Crescenta home for sale?
Start with the County permit file and a pre-listing inspection, with a sewer camera on older homes. On upper streets, document drainage and retaining walls; LA County Public Works maintains debris basins, including Pickens and Halls, at canyon mouths above the community, and buyers ask about storm flow. Check the parcel's fire zone and gather brush-clearance records. Transfer the water and sewer account with the Crescenta Valley Water District at closing.
Community
Who speaks for La Crescenta without a city council?
The Crescenta Valley Town Council, an elected advisory body, carries residents' concerns to the County Supervisor and other agencies; decisions on zoning and permits stay with the County. Glendale Unified serves the area, including Crescenta Valley High School at 2900 Community Avenue, and LA County Parks runs Crescenta Valley Park at 3901 Dunsmore Avenue. School assignment is set by address.
- Source: Crescenta Valley Town Council
- Source: Crescenta Valley High School
- Source: LA County Parks: Crescenta Valley Park
Situations
What if my La Crescenta sale involves a special situation?
- Selling a La Crescenta house you inheritedSelling a La Crescenta home you inherited, once it is clear who may convey title.
- Selling a La Crescenta house through probateListing a La Crescenta home that is part of a probate estate.
- Selling a La Crescenta house as-is, without major repairsSelling a La Crescenta home without making repairs, with disclosures still provided when the law requires them.
- Selling a La Crescenta house while facing foreclosureListing a La Crescenta home while a foreclosure is pending; a listing does not stop or postpone it.
- Selling a La Crescenta house as a short sale, with lender approvalListing a La Crescenta home for less than the loan balance, subject to lender approval, which is required and not assured.
Areas
Areas of La Crescenta Sidney works in
- North of Foothillthe upper slopes above Foothill Boulevard, below the community edge LA County Regional Planning says abuts the Angeles National ForestSource: North of Foothill
- South of Foothillthe flatter blocks between Foothill Boulevard and I-210, on the grid Regional Planning says runs parallel to the freewaySource: South of Foothill
- Foothill Boulevardthe commercial corridor north of I-210 named by LA County Regional PlanningSource: Foothill Boulevard
- Crescenta Valley Parkthe LA County park at 3901 Dunsmore AvenueSource: Crescenta Valley Park
Your agent
Who reviews La Crescenta homes here?
- Since 1990In real estate
- 155+Closed sales
- English & SpanishFluent
Sidney Manzo, Agent, CA DRE #01108914.
- In real estate since 1990
- 155+ closed sales
- RE/MAX Hall of Fame
- Member, Pasadena Association of REALTORS® and C.A.R.
RE/MAX Dream Properties (ASLG Inc), CA DRE #02142193
Questions
What do La Crescenta sellers ask most?
What is my La Crescenta home worth?
Is La Crescenta part of Glendale?
Does a fire hazard zone stop a sale?
What transfer tax applies in La Crescenta?
Do I need a real estate agent to sell in La Crescenta?
Sources
Where can I read more about selling in La Crescenta?
Free review
Request a La Crescenta home-value review
A property-specific review of your La Crescenta address. Not an appraisal and not a promised price. A request does not create a listing agreement.
Equal Housing Opportunity. We serve every client in compliance with federal and California fair housing laws.