No sidewalks, almost no street lights, no shopping center and a minimum lot size of roughly an acre: La Habra Heights is a rural city by design, set in the Puente Hills on the Los Angeles and Orange County line. Buying here has more in common with buying in the back country than with buying in the suburbs that surround it. For help with La Habra Heights homes for sale, or with selling one, call or text Aimee Ghafouri of 951 Properties at (951) 331-8453.
A Rural City in the Puente Hills
La Habra Heights incorporated in 1978, largely to keep its low-density, rural zoning. It is in Los Angeles County, directly north of the Orange County city of La Habra. Whittier lies to the west, and Hacienda Heights and Rowland Heights are over the ridge to the north. Hacienda Road is the main route through the city, climbing from La Habra and crossing the hills toward Hacienda Heights. Other roads, such as East Road and West Road, are narrow and winding, and many homes are reached by long private driveways.
The land was once planted heavily with avocado and citrus, and remnant groves still stand on many parcels. Zoning is almost entirely residential and agricultural. The Hacienda Golf Club, a private club, is the best-known landmark, and preserved open space in the Puente Hills, including the Powder Canyon area, borders the north side of the city.
La Habra Heights Real Estate: What You Will Find
La Habra Heights real estate is custom and varied. There are no tracts in the usual sense. The typical choices are:
- Ranch homes from the 1950s to 1970s: single-story houses on large lots, some original and some extensively remodelled.
- Custom estates: larger, newer homes placed on ridgelines and knolls for views across the Los Angeles basin or toward Orange County.
- Horse property: the zoning generally allows horses and other animals on these large lots, though steep ground limits how much of a parcel is actually usable.
- Grove parcels: homes with working or remnant avocado trees.
- Vacant land: occasional hillside lots, which need careful study before purchase.
Septic, Water and Roads
Three questions come up on nearly every one of the houses for sale in La Habra Heights.
- Septic systems: most homes are not connected to a public sewer. Have the tank pumped and inspected, ask for records of the system’s location and capacity, and check that the number of bedrooms matches what the system was approved for. Adding rooms or a second unit may require expanding it.
- Water: the La Habra Heights County Water District serves most of the city. Ask about the meter, pressure and any irrigation needs if the parcel has a grove.
- Access: find out whether the road or driveway is public or private, who maintains it, and whether a recorded maintenance agreement exists. Lenders often ask.
Hillsides, Fire and Insurance
Most of the city is steep, brush-covered terrain, and much of it is mapped as a fire hazard severity zone. Start the insurance conversation early, because availability and cost of coverage in hillside areas can change quickly. Ask an insurance broker for a written quote during your contingency period, and ask the seller what defensible-space clearance has been done. The city has its own fire department, which sets brush clearance requirements.
The Whittier Fault runs through the Puente Hills, and slopes here can be affected by settlement, drainage problems and slides. The natural hazard disclosure report will show mapped fault, landslide and fire zones for the parcel. On any hillside lot, a geotechnical review and a drainage inspection are worth considering alongside the standard home inspection.
Thinking of Building or Adding On?
The city’s rules are written to protect rural character. Grading, building height, lot coverage, outdoor lighting and tree removal are all regulated, and projects on slopes can need geology and soils reports. Before buying land or a house you intend to enlarge, meet with the La Habra Heights planning staff and ask what the specific parcel allows.
Selling a Home in La Habra Heights
Selling a home in La Habra Heights is not like selling a tract house, because no two parcels are alike and comparable sales take interpretation. Buyers will ask about the septic system, the usable flat area, the driveway, fire clearance and insurance, so sellers do well to have a recent septic inspection, a survey or plot plan if one exists, permit records and their own insurance history ready. Aimee builds a pricing review from the nearest relevant sales and explains its limits honestly.
A La Habra Heights Real Estate Agent Who Knows Rural Property
Aimee Ghafouri is based in Temecula and licensed across California. In her home area of southwest Riverside County, acreage, septic systems, private roads and fire-zone insurance are everyday subjects, and the same checklist applies here. She grew up in Murrieta, has a business degree and more than 15 years of sales and marketing experience, and represents buyers, sellers and investors. If you want a La Habra Heights real estate agent who communicates clearly and sends you to the city, the water district or the right inspector when a question is theirs to answer, call her.
Nearby Communities
Compare real estate La Habra Heights offers with:
- La Habra: the Orange County city at the foot of the hills, where most day-to-day shopping is done.
- Whittier: to the west, with hillside neighborhoods such as Friendly Hills.
- Hacienda Heights and Rowland Heights: unincorporated communities on the north side of the ridge.
- Brea: to the southeast in Orange County.
Frequently Asked Questions
Is La Habra Heights part of La Habra?
No. La Habra Heights is a separate incorporated city in Los Angeles County, while La Habra is in Orange County. They share a name and a boundary but have different city governments, zoning and services.
How big are lots in La Habra Heights?
The city’s zoning is built around a minimum lot size of about one acre, and many parcels are larger. Much of that land can be steep, so ask how much of a lot is flat and usable.
Are homes in La Habra Heights on sewer or septic?
Most homes use private septic systems. A septic inspection, and a check that the system matches the home’s bedroom count, should be part of any purchase.
Can I keep horses in La Habra Heights?
The city’s residential and agricultural zoning generally allows horses, with limits based on lot size and setbacks. Confirm the current rules for a specific parcel with the city planning department.
Is fire insurance hard to get in La Habra Heights?
Much of the city is in a mapped fire hazard zone, and insurers treat hillside brush areas cautiously. Get quotes from an insurance broker early in escrow, and ask about the California FAIR Plan if standard coverage is not offered.
Buying or Selling in La Habra 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.