Ladera Heights is a hillside community of mostly custom and tract houses from the 1940s through the 1960s, many of them low-slung mid-century designs set on sloping lots along the western side of the Baldwin Hills. Because it is unincorporated, Ladera Heights homes for sale are regulated by Los Angeles County instead of a city hall, which shapes permits, rental rules and services. Aimee Ghafouri of 951 Properties can walk you through it at (951) 331-8453.
An Unincorporated Pocket on the Westside
Ladera Heights is an unincorporated community governed by the Los Angeles County Board of Supervisors. It sits between Culver City to the northwest, Inglewood to the south, the View Park-Windsor Hills area to the east and the Westchester neighborhood of Los Angeles to the southwest. La Cienega Boulevard runs through it from north to south, Slauson Avenue crosses east to west, and La Tijera Boulevard and Centinela Avenue mark much of the southern and western sides. Interstate 405 is a short drive west, and Los Angeles International Airport is a few miles south. The Los Angeles County Sheriff’s Department and the Los Angeles County Fire Department provide public safety services, and county Public Works and Regional Planning handle building permits and zoning.
Sections of Ladera Heights
Residents and agents usually describe the community in three parts, though the names are informal:
- Old Ladera: the earliest streets, east of La Cienega Boulevard, with houses from the 1940s in traditional and early ranch styles.
- Lower Ladera: the flatter streets west of La Cienega and nearer Centinela Avenue, largely 1950s and 1960s single-story homes.
- Upper Ladera: the higher streets west of La Cienega, where larger mid-century and later homes sit on view lots, some with pools and wide glass walls.
Almost all of the housing is detached single-family. Condominiums and apartments are concentrated nearby in the Fox Hills section of Culver City instead of within Ladera Heights itself. Shopping is centered at the Ladera Center on La Cienega and along Slauson and La Tijera. The area is served by the Inglewood Unified School District, and buyers should confirm school assignments by address.
Ladera Heights Real Estate and the Baldwin Hills Setting
The Baldwin Hills give the community its views and also most of its site-specific issues. The Newport-Inglewood fault zone passes through these hills, and the Inglewood Oil Field, an active field regulated under a county community standards district, lies to the north and east. Kenneth Hahn State Recreation Area and the trail network around it are on the far side of the field. None of this is unusual for the area, but it is worth understanding before buying.
Inspection Priorities for Hillside Mid-Century Houses
- Geology and soils: on sloping lots, look for signs of settlement, cracked slabs, leaning retaining walls and poor drainage. A geotechnical review is reasonable for homes on or below a slope.
- Hazard disclosures: read the natural hazard disclosure for earthquake fault, landslide and liquefaction zones, and ask the title company about any old oil or mineral rights exceptions on the report.
- Original construction: flat or low-pitch roofs, single-pane glass, slab plumbing, older electrical panels and original sewer lines are common in houses of this period and can be costly to update.
- Pools and decks: have them inspected separately, including equipment and any hillside-supported structures.
- Permits: county permit records should match additions, converted garages and remodels.
Anyone weighing houses for sale in Ladera Heights as a rental should know that Los Angeles County has its own rent stabilization and tenant protection rules for unincorporated areas, along with short-term rental regulations. Which rules reach a particular single-family home depends on details, so confirm with the county before buying.
Selling a Home in Ladera Heights
Design is part of the value here. When selling a home in Ladera Heights, think carefully before removing original mid-century features such as post-and-beam ceilings, stone fireplaces and period millwork, because many buyers look for them. Photograph the view and the lot honestly, and have a pre-listing inspection that covers the roof, drainage and sewer line so surprises do not surface in escrow. Collect county permits for past work and any soils or structural reports you have. Sellers who have owned for decades should also speak with a tax professional and an escrow officer early about title, trusts and property tax questions.
Choosing a Ladera Heights Real Estate Agent
Based in Temecula and licensed statewide (CAL DRE #02193341), Aimee Ghafouri represents buyers, sellers and investors. She was raised in Murrieta, has a business degree and has worked in sales and marketing for more than 15 years. Clear communication, dedication and a commitment to serving others guide how she handles a transaction, from the first conversation to closing. If you would like a Ladera Heights real estate agent to help you evaluate a hillside home or plan a sale, write through the contact page or call (951) 331-8453.
Nearby Communities
- Culver City, the incorporated city to the northwest, including Fox Hills.
- View Park-Windsor Hills, the unincorporated hillside area to the east.
- Inglewood, the city bordering the south side.
- Los Angeles, whose Westchester neighborhood adjoins the southwest.
- Marina del Rey, the county harbor community a few miles west.
Frequently Asked Questions
Is Ladera Heights a city?
No. Ladera Heights is an unincorporated community governed by Los Angeles County. County departments handle zoning, building permits, sheriff and fire services.
What kinds of homes are in Ladera Heights?
Nearly all are detached single-family houses built from the 1940s through the 1960s, with many mid-century ranch and modern designs. Upper Ladera has more view lots, while Old Ladera has the earliest homes.
Is the oil field near Ladera Heights still active?
Yes. The Inglewood Oil Field in the Baldwin Hills is an operating field regulated by Los Angeles County under a community standards district. Buyers can review county information on the field and check title for mineral rights exceptions.
Which school district covers Ladera Heights?
Ladera Heights is within the Inglewood Unified School District. Confirm the assigned schools for a specific address with the district.
How do I start looking at Ladera Heights homes for sale?
Call or text Aimee Ghafouri at (951) 331-8453 and tell her whether you want Old, Lower or Upper Ladera, how much renovation you are willing to take on, and whether a view or a flat lot matters more to you.
Buying or Selling in Ladera Heights?
Aimee Ghafouri is a real estate agent based in Temecula who grew up in Murrieta. She is licensed to work anywhere in California and represents buyers, sellers and investors.
Aimee Ghafouri, 951 Properties, CAL DRE #02193341. This page is general information, not legal, tax or financial advice. Equal Housing Opportunity.