San Marino is a small city zoned almost entirely for detached houses, and its design review, tree and property maintenance rules shape what an owner can do with a lot more than in most of Los Angeles County. Anyone comparing San Marino homes for sale should read the municipal code alongside the listing, because lot size, setbacks and review requirements drive both value and renovation plans. Aimee Ghafouri of 951 Properties can be reached at (951) 331-8453.
A Residential City by Design
San Marino incorporated in 1913 and lies in the western San Gabriel Valley, directly south of Pasadena. It is a full-service city in the sense that matters to owners: it has its own police department, fire department, planning and building staff, and a public library. The San Marino Unified School District serves the city, California American Water supplies most water service, and Southern California Edison provides electricity.
The Huntington Library, Art Museum and Botanical Gardens occupies a large tract near the center of town, and Lacy Park sits a few blocks west of it. Shops and offices are confined mainly to Huntington Drive and a short stretch of Mission Street. Apartment buildings are essentially absent, so San Marino real estate means houses on individual lots.
Getting In and Out
No freeway crosses the city. Interstate 210 is to the north through Pasadena, Interstate 10 is to the south through Alhambra and San Gabriel, and the Arroyo Seco Parkway (State Route 110) begins a short drive west. Huntington Drive is the main east-west street, with Sierra Madre Boulevard, San Marino Avenue and Los Robles Avenue handling north-south trips. The nearest Metro A Line stations are in Pasadena and South Pasadena.
Lots, Districts and Architecture
- North of Huntington Drive: generally the larger lots, including estate-scale parcels around the Huntington grounds and along streets such as Oak Knoll Avenue and Orlando Road.
- South of Huntington Drive: smaller lots and more modest footprints, with many houses from the 1920s through the 1950s.
- Period revival houses: Spanish Colonial Revival, Tudor, Monterey and American Colonial designs from the 1920s and 1930s, some by well-known Southern California architects of that era.
- Postwar ranch houses: one-story plans from the late 1940s onward, frequently remodeled or enlarged.
Zoning divides the city into residential districts with different minimum lot sizes, and limits on floor area, height and lot coverage vary by district. Two houses for sale in San Marino with similar square footage can carry very different expansion potential.
Rules That Come With the Property
- Design review: new houses, second stories and many exterior changes go to the city’s Design Review Committee, which looks at compatibility with the surrounding street. Build review time into any remodeling schedule.
- Trees: the city regulates removal and heavy pruning of established trees on private lots. Get a permit determination before planning a pool, driveway or addition near mature trees.
- Parking and use: overnight street parking is restricted, and rules on rentals, home businesses and vacant-house upkeep are tighter than in neighboring cities. Confirm the current code with city hall.
- Accessory dwelling units: state law permits them, and the city applies its own objective standards for size, placement and appearance.
Due Diligence on Older Houses
Much of the housing is close to a century old. Order a sewer camera inspection, a chimney inspection and a foundation review in addition to the general inspection, and ask what remains of original knob-and-tube wiring, galvanized plumbing or an unbolted foundation. Clay tile and slate roofs last a long time, but the underlayment beneath them does not, so have a roofer who works on those materials look at it.
The Raymond Fault runs through this part of the San Gabriel Valley. The Natural Hazard Disclosure report will show whether a parcel falls inside a state earthquake fault zone, which can require a geologic study before major new construction. Also read the property tax bill line by line, since voter-approved parcel taxes and assessments appear there in addition to the base levy.
Selling a Home in San Marino
Sellers benefit from assembling a file before listing: the permit history, any design review approvals, a survey if one exists, tree permits, and records of seismic, roof and system upgrades. Buyers here frequently plan renovations, so clear documentation of what was approved, and what the lot’s district allows, answers their first questions. Original architectural details such as steel casement windows, tile work and built-in cabinetry are worth photographing and describing accurately. Where a house needs substantial updating, an inspection report offered at the outset keeps negotiations focused.
Choosing a San Marino Real Estate Agent
Aimee Ghafouri holds a California real estate license (CAL DRE #02193341) that covers the whole state, and her office is in Temecula. Raised in Murrieta, she has a business degree and more than 15 years in sales and marketing, and she works with buyers, sellers and investors. Communication, dedication and serving others are the principles she works by. Send a note through the contact page or call (951) 331-8453.
Nearby Communities
- Pasadena, bordering San Marino on the north.
- South Pasadena, to the west along Huntington Drive.
- Alhambra, to the southwest.
- San Gabriel, directly south.
- Temple City, a short drive southeast.
- Arcadia, east along Huntington Drive.
Frequently Asked Questions
Are there condominiums or apartments in San Marino?
Essentially no. The city is zoned almost entirely for detached single-family houses, with commercial uses limited to a few corridors.
Do I need city approval to remodel a San Marino house?
Interior work needs ordinary building permits, while new houses, second stories and many exterior changes also go through design review. Ask the planning staff which process applies before you close.
Can I remove a tree on my San Marino lot?
Often only with a permit. The city regulates removal of established trees on private property, so get a written determination before you plan construction around one.
Is San Marino in an earthquake fault zone?
The Raymond Fault crosses the area, and some parcels fall inside a state-mapped fault zone. The Natural Hazard Disclosure report for a specific address will tell you.
How do I start looking at San Marino homes for sale?
Call or text Aimee Ghafouri at (951) 331-8453 and tell her the lot size and house style you have in mind, whether you plan to renovate or expand, and your timing.
Buying or Selling in San Marino?
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.