Is Highland Park, South Pasadena a Good Place to Live?
Additionally, A vibrant, walkable neighborhood in South Pasadena with authentic character, strong schools, and genuine community appeal.
About Highland Park in South Pasadena
Highland Park stands out as one of South Pasadena's most walkable and accessible neighborhoods, with a Walk Score of 94 that reflects genuine daily walkability to coffee shops, restaurants, and parks. Additionally, the community balances affordability with quality of life, offering a median home value of $918k in proximity versus $1.45m citywide, making it an attractive entry point for buyers seeking South Pasadena authenticity without the steepest premium. Home to 19,730 residents at a density of 20,161 per square mile, this neighborhood draws young professionals, families, and multigenerational households who value both urban convenience and community rootedness.
Real Estate Market in Highland Park
| Median home price | $918k |
|---|---|
| Year over year change | +3.2% |
| Price per sq ft | $587 |
| Median rent | $1,671 |
| Typical days on market | 18 days |
| Buyer competition | Moderate |
| Walk Score | 94 |
| Transit Score | 63 |
| Bike Score | 56 |
Highland Park offers solid value within South Pasadena's competitive market, with a median home price of $918k in the neighborhood compared to the citywide median of $1.45m. Inventory moves moderately, reflecting steady demand from families and first-time buyers attracted to walkability and school quality.
Additionally, homes in Highland Park attract strong buyer interest, particularly in the $800k to $1.1m range. Offer early in listing periods and be prepared to compete on price and terms; cash offers and inspection waivers remain competitive advantages in this segment.
Who Thrives in Highland Park
Highland Park offers lower entry prices than surrounding South Pasadena blocks while maintaining the neighborhood's walkability and school access, making it ideal for buyers stretching their budget.
With Mt. Washington Elementary (71.5 rating), strong walk scores, and parks like Tierra de la Culebra Park nearby, this neighborhood delivers the schools and safety parents seek plus genuine community engagement.
Additionally, median rents of $1,671 and 33.8% owner-occupancy rates suggest rental demand and stable appreciation potential in this mixed-tenure, family-oriented neighborhood.
Additionally, A Walk Score of 94, transit access (Score: 63), and abundant cafes like Civil Coffee and Antigua Bread make Highland Park ideal for remote workers seeking walkable, connected neighborhoods without full downtown commute stress.
Walkable shopping, medical facilities, and the Highland Park Adult Senior Citizen Center provide convenience and social connection, though housing stock is predominantly single-family rather than age-restricted communities.
Property Types in Highland Park
Additionally, craftsman, Spanish Colonial Revival, and mid-century homes dominate; many with original character and yard appeal.
Increasingly popular for first-time buyers and downsizers seeking lower maintenance and affordability within the neighborhood.
Duplexes and small apartment buildings attract investor attention for renovation and value-add potential.
Living in Highland Park, South Pasadena
Daily life in Highland Park revolves around genuinely walkable blocks: parents collect kids from Monte Vista Street Elementary, stop at Monte Vista Cafe or Kindness and Mischief for weekend coffee, and meet neighbors at Tierra de la Culebra Park or the Highland Park Recreation Center. Additionally, the neighborhood hosts authentic local character without the homogenization found in newer developments, with independent restaurants like Villa's Tacos and Rosty Peruvian Food anchoring the commercial strips. Community events, farmers markets, and the nearby Arroyo Seco Museum and Science center provide cultural touchpoints that reinforce the neighborhood's identity.
- Villa's Tacos · 2 min walk
- China Beauty · 3 min walk
- Rosty Peruvian Food · 3 min walk
- Burgerlords · 4 min walk
- Checker Hall · 4 min walk
- Monte Vista Cafe · 2 min walk
- Kindness and Mischeif · 4 min walk
- Civil Coffee · 5 min walk
- Antigua Bread · 6 min walk
- La Monarca Bakery & Cafe · 9 min walk
- Tierra de la Culebra Park · 9 min walk
- Highland Park Recreation Center · 14 min walk
- Arroyo Seco Park · 15 min walk
- Grocery Outlet · 2 min walk
- Cookbook · 5 min walk
- Food 4 Less · 9 min walk
- Mr. Holmes Bakehouse · 10 min walk
- Smart & Final · 14 min walk
- Kinship Yoga · 5 min walk
- Body Dada · 6 min walk
- Highland Park Crossfit · 10 min walk
- Highland Park Adult Senior Citizen Center · 20 min walk
- Ramona Hall Community Center · 25 min walk
- Lodge Room · 4 min walk
- Highland Park Bowl · 5 min walk
- Highland Theatre · 5 min walk
- Highland Theatre · 5 min walk
- KR38SPC GALLERY · 7 min walk
Annual events: South Pasadena Farmers Market (weekly), Spring Music Festival, Arroyo Seco Alliance clean-up days, Highland Park community dinners and block parties
Schools Near Highland Park, South Pasadena
Highland Park benefits from strong public school access, with Mt. Additionally, washington Elementary commanding a 71.5 rating and serving the neighborhood's largest elementary cohort. Nearby Arroyo Seco Museum Science (48.5 rating) and Benjamin Franklin Senior High (50.5 rating) round out a solid public feeder chain for families planning to stay through secondary education.
Elementary Schools
School Score 71.5 with 68% math and 75% reading proficiency
Proximitii 2026School Score 52 with 47% math and 57% reading proficiency
Proximitii 2026School Score 49.5 with 42% math and 57% reading proficiency
Proximitii 2026School Score 44.5 with 42% math and 47% reading proficiency
Proximitii 2026Middle Schools
School Score 48.5 with 40% math and 57% reading proficiency
Proximitii 2026School Score 42.5 with 40% math and 45% reading proficiency
Proximitii 2026High Schools
School Score 50.5 with 45% math and 56% reading proficiency
Proximitii 2026School Score 50 with 50% math and 50% reading proficiency
Proximitii 2026School Score 30 with 15% math and 45% reading proficiency
Proximitii 2026School Score 24.5 with 17% math and 32% reading proficiency
Proximitii 2026Private Schools Nearby
- St Ignatius Of Loyola School (KG-8) — 12-minute walk
- Good Shepherd Lutheran School (PK-7) — 21-minute walk
- Cdm Christian Elementary School (KG-9) — 11-minute walk
- Hillside Baptist Academy (KG-12) — 13-minute walk
Feeder pattern: Most Highland Park elementary students feed into Luther Burbank Middle and then Benjamin Franklin Senior High, creating predictable school continuity across the K-12 journey.
Source: Proximitii 2026
Commute from Highland Park
Highland Park's location between downtown South Pasadena and the Arroyo Seco provides reasonable commute access to regional job centers. A transit score of 63 reflects solid (but not comprehensive) public transportation, while the neighborhood's walkability reduces car dependence for daily errands.
Additionally, metro bus routes serve Avenue 54 & Monte Vista and Figueroa Street corridors, offering regional connections; Gold Line access in adjacent Pasadena (10-15 min drive) extends commute reach to downtown LA and beyond.
Neighborhoods Near Highland Park
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Frequently Asked Questions about Highland Park
What is the average home price in Highland Park, South Pasadena?
The median home price in Highland Park is approximately $918k, which is notably lower than the South Pasadena citywide median of $1.45m. Single-family homes typically range from $750k to $1.3m, while condos and townhomes offer entry-level pricing between $550k and $950k. Price growth has been steady at roughly 3.2% year-over-year, reflecting moderate but consistent demand.
Is Highland Park a good neighborhood to live in?
Yes. Additionally, highland Park combines exceptional walkability (Walk Score 94), strong public schools, authentic community character, and relative affordability within South Pasadena. It suits first-time buyers, families, and remote workers who prioritize walkable neighborhoods and school quality. The mixed-income, diverse population and active parks system further enhance neighborhood appeal.
What are the top schools near Highland Park?
Mt. Additionally, washington Elementary (71.5 rating) is the neighborhood's flagship, serving kindergarten through sixth grade and drawing strong parent engagement. Moreover, arroyo Seco Museum Science (48.5 rating) serves through eighth grade with an emphasis on STEM. Benjamin Franklin Senior High (50.5 rating) completes the public chain. Private options include St. Ignatius of Loyola School and Good Shepherd Lutheran School for families seeking religious or smaller-class environments.
Is Highland Park safe?
Highland Park maintains moderate public safety comparable to other walkable urban neighborhoods in South Pasadena. Additionally, the Los Angeles Fire Department operates Fire Station 12 locally, and the neighborhood benefits from active community policing and resident engagement. As with any urban area, standard precautions regarding property security and evening awareness apply.
Who is Highland Park best suited for?
Highland Park is ideal for first-time homebuyers seeking entry-level South Pasadena pricing, families prioritizing walkability and school access, remote workers wanting neighborhood character with urban convenience, and investors targeting stable rental income. The neighborhood appeals less to buyers seeking new construction or exclusively high-end properties.
What walkable amenities define daily life in Highland Park?
The neighborhood's Walk Score of 94 reflects genuine daily convenience: grocery shopping at Food 4 Less or Cookbook, morning coffee at Civil Coffee or Antigua Bread, fitness at Kinship Yoga or Body Dada, and dining at Villa's Tacos or Rosty Peruvian Food. Parks like Tierra de la Culebra Park and the Highland Park Recreation Center anchor community gathering, while local businesses like Raffis Bicycles and Book Show serve residents' lifestyle needs without requiring car trips.
Where this Highland Park data comes from
Numbers throughout this guide come from public, authoritative sources. Additionally, walk and transit scores come from Walk Score, neighborhood boundaries and POI data from OpenStreetMap and Proximitii, and parent-city demographics from the U.S. Census Bureau.
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