Montecito Heights Is Another Under-The-Radar Los Angeles Neighborhood
This is an overview of the Montecito Heights neighborhood in the city of Los Angeles(part of zip code 90031). Montecito Heights is a part of an area with the city of Los Angeles known as NorthEast Los Angeles(NELA). It is also a 
neighborhood member of the Arroyo Seco Neighborhood Council which represents Montecito Heights, Hermon, Monterey Hills, Mount Washington and Sycamore Grove.
Montecito Heights is is located east of Arroyo Seco Parkway(110). For purposes of this report, the area is east of the Parkway from Avenue 43 to Avenue 52 and into the hills. This goes a bit beyond what may be thought of as the traditional boundaries of this very untraditional neighborhood.
Much of the area is hillside with many of the homes featuring some incredible views of the Downtown Los Angeles skyline and beyond. Homes in the flat area are closer to the Arroyo and include turn of the 20th century 
California Craftsman bungalows, a few Victorians and some multi-family units.
Despite its central location, it remains somewhat isolated due to its terrain. I’d definitely call Montecito Heights a community that’s under the radar for awareness by a majority of Los Angeles residents. However, that’s been changing over the years and prices have shown some steady increases.
Nearby amenities include Ernest E Debs Regional Park(over 200 acres), Audubon Center and Heritage Square Museum. It is quite convenient to Downtown Los Angeles but most residents will travel to other areas of 
Northeast Los Angeles, Pasadena/South Pasadena for their shopping and dining.
For the most part, it is not a cookie cutter type of neighborhood and you will find some homes that are a little rough around the edges. If that is a concern for you, Montecito Heights and many areas of NELA may not be the right match for you.
To give you an idea of the real estate market, I will share a recap of home sales for 2016 along with a comparison to the previous two years. In addition, I am including information for homes on the market for sale and in escrow. The statistical information I am sharing has been gathered from our local multiple listing service(mls) and may not reflect all transactions in the neighborhood.
There were 38 mls-reported sales in 2016 ranging from $360,000 to $1,080,000 with an average price of $674,267(median sales price $682,500). Over 50% sold at or above their last listed price. On average, they sold at 100.96% of last list price and for $444.01 per square foot for the year.
From January to December 2015, there were 31 closed sales ranging from $399,000 to $850,000 with an average sales price of $648,076(median $647,000). They sold at 100.29% of last list price and for an average price per square foot of $446.28.
For full year 2014, there were 35 transactions. Those sales ranged from $362,000 to $1,021,648 with an average closed price of $582,888(median $555,000). They sold at 100.57% of last list price and for $390.91 per square foot.
There are currently five homes on the market for sale ranging from $439,900 to $1,080,000 with an additional two in escrow.
The variety of home sizes, lot sizes(and usability of the lot), views, updates(or lack thereof) all come into play. A detailed look and a more in-depth analysis of an individual property is advised for a prospective buyer crafting an offer or for a homeowner who is considering selling when deciding on that best possible list price.
If you would like more information regarding Montecito Heights or any NELA real estate contact me at 818.516.4393 cell. Let’s discuss what’s important to you.
Published: January 27, 2017
Montecito Heights Is Another Under-The-Radar Los Angeles Neighborhood
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