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Hacienda Heights may be the 158th largest community in California, but don't mistake the rank for its popularity or affluence. Rather it just proves that a good life is not for everybody. This stable community, a den of successful professionals, enlivens the precept "small is beautiful.
Don't let its small size fool you
View Hacienda Heights City GuideHacienda Heights may be the 158th largest community in California, but don't mistake the rank for its popularity or affluence. Rather it just proves that a good life is not for everybody. This stable community, a den of successful professionals, enlivens the precept "small is beautiful.
Don't let its small size fool you
Hacienda Heights may be the 158th largest community in California, but don't mistake the rank for its popularity or affluence. Rather it just proves that a good life is not for everybody. This stable community, a den of successful professionals, enlivens the precept "small is beautiful.
Don't let its small size fool you. With an area of just over 11 square miles, Hacienda Heights is fairly sparse and spread out. Initially an agricultural town, suburban residential development started in the 1940s. The single-family housing developments at the northern slopes of Puente Hills in the 1970s attracted many educated and affluent families to the community, and the settlement has never looked back since then. Today, most of the 54,426 residents are affluent professionals with advanced degrees, pitching tent here for the community's enviable combination of good schools, low crime, six parks, opportunity to develop social ties with successful families and other finer aspects of civilization. The community ranks among the top 1% for racial diversity.
The bad news for those looking to rent an apartment is that a staggering 78.6% of the available 16,650 housing units are owner-occupied, and just 21.4% of the stock are rentals. Worse, the average homeowner vacancy rate stands at 1.0%, and the rental vacancy rate is just 3.6%. For the mathematically challenged, that means there aren't really that many rental places to begin with, and most of those are already taken.
How Much Does It Cost?
Brace yourself. Houses at Hacienda Heights do not come cheap. In fact, house prices here rank among the most expensive in the nation, and this has a reflection on rentals as well. One-bedroom apartments and two-bedroom apartments start from around $1,000 and go upward to $1,500. It's common for three-bedroom apartments to touch $2,000.
What Do You Need?
Patience, persistence, perseverance--lots of these. You'll also do yourself a favor by starting your search well in advance. Hacienda Heights is one place where the landlord clearly has the upper hand, so it pays if you approach the apartment hunt with the same seriousness as you would approach a job hunt. Dust off that file that you used to carry your certificates and testimonials to the job interview, and use it to carry your credentials, references and checkbook when meeting with the landlord. If you find the right apartment, settle immediately. Remember the adage “a bird in hand is worth two in the bush.”
S. Stimson Avenue -- Colima Road:If you are wealthy and enjoy keeping up with the Jones', the neighborhood spanning S. Stimson Avenue–Colima Road is for you. This neighborhood makes it to the top 15% of the highest income neighborhoods in the US and has the highest rents in Hacienda Heights. The neighborhoods have mixed dwellings, consisting of both medium to large-sized single-family homes and small apartment buildings. $$$$$
Colima Road -- Countrywood Avenue: The affluence extends to the neighborhood spanning Colima Road--Countrywood Avenue, which has predominantly medium to large-sized houses and a median rental value of $1,857. This neighborhood is unique as well. About 48% of the residents have five or more cars--that's more cars per household than just about any other neighborhood in the US. $$$$
Punta Del Este Drive -- Rio Lempa Drive:The neighborhood spanning Punta Del Este Drive--Rio Lempa Drive is another high-end neighborhood, dominated by large independent homes and rowhouses. The calm and serene atmosphere makes it especially alluring to retirees (no loud, young whippersnappers to deal with). $$$$
Draper Street -- South Hacienda Boulevard:The Draper Street--S. Hacienda Boulevard stretch is yet another high-end neighborhood. This neighborhood is a good option for families, as the crime rate is among the lowest in California, and there are many public schools in the vicinity. $$$$
Angelcrest Drive -- La Subida Drive:The Angelcrest Drive--La Subida Drive stretch is an upmarket neighborhood where rentals are on the high side. However, it might not matter. Vacancy rate are almost always zero. $$$$
S. Stimson Avenue -- Garo Street:The S. Stimson Avenue–Garo Street stretch is--you guessed it--another affluent neighborhood, with medium to large-sized houses and townhomes, and most families bucking the national average by keeping four, five or even six cars, compared to the national average of around three cars. $$$$
S. Azusa Avenue -- Pepper Brook Way:The neighborhood spanning S. Azusa Avenue--Pepper Brook Way is predominantly full of medium to large-sized independent houses and apartment complexes. It's especially favored by college students, so plan accordingly (i.e. don't plan on moving during the usual pre-semester rental rush). $$$
Town Center:The Town Center of Hacienda Heights has many small to medium-sized single-family homes and apartment complexes. The odds of getting an apartment for rent are the highest here, since vacancy rates are around 11%. The rentals here are mid-range and the biggest plus: you can ditch your car unless you work far away. $$$
Shadybend Drive – S. Stimson Avenue:The stretch of S. Stimson Avenue--Shadybend Drive consists mostly of row houses and detached single-family dwellings. College students really seem to like this neighborhood very much, so again, you'll be facing some stiff competition for housing during summer. $$
Tomich Road -- Nadula Drive:The Tomich Road--Nadula Drive stretch is a neighborhood where you can look forward to good deals. The neighborhood has predominantly medium to large-sized single-family homes and apartment complexes. Its biggest perk is that it's known for being a quiet and peaceful area (not many college students around). $$
Hillgrove:Hillgrove is a somewhat upscale neighborhood made up of small and medium-sized single-family homes and apartment complexes. Among all the neighborhoods of Hacienda Heights, you have the highest odds of getting an apartment here, as real estate vacancies are relatively high here. Average rentals are modest by Hacienda Heights standards. $$
Turnbull Canyon Road -- Los Robles Avenue:If you get a deal at the Turnbull Canyon Road--Los Robles Avenue stretch, go for it. $$
Puente Junction:Puente Junction is another sort of upscale urban neighborhood made up of small and medium-sized single-family homes and apartment complexes. This is one of the most inexpensive neighborhoods of Hacienda Heights. $
Hacienda Heights is a wealthy town dominated by professionals, with about 17.5% of the residents employed in office and administrative support, 14% of residents having sales jobs and 11.5% of the residents occupying management positions.
The residents of Hacienda Heights are better educated compared to the residents of other towns. More than one in five adults hold a bachelor's or graduate degree, and about one in three have a college degree. There are seven high schools, 17 public schools, 16 elementary schools and 12 private schools. There are three community colleges and a business school of the University of California.
Hacienda Heights is not the land of milk and honey though. For instance, if you breathe nightlife, you would suffocate to death here.
Also, welcome to the world of long commuting hours. The average Hacienda Height resident spends 34.69 minutes every day commuting to work. Over 80% of residents depend primarily on cars to move about.
