Why Buyers Love North Guadalupe (Toganazzini/Peralta Areas), Guadalupe, CA
A family-oriented neighborhood in central Guadalupe blending affordability with access to parks, schools, and community resources.
About North Guadalupe (Toganazzini/Peralta Areas) in Guadalupe
North Guadalupe (Toganazzini/Peralta Areas) delivers solid value for families seeking to settle in a tight-knit community without sacrificing proximity to schools and recreation. Median home values stand at $344,900, roughly 16% below the city average, making this neighborhood an accessible entry point for first-time buyers and young families. The area maintains a median household income of $61,250, a strong 31% of households include children, and ownership rates hover near 50%, anchoring a demographic foundation built on long-term residency and neighborhood investment.
Real Estate Market in North Guadalupe (Toganazzini/Peralta Areas)
| Median home price | $344.9k |
|---|---|
| Year over year change | stable |
| Price per sq ft | $195 to $215 |
| Median rent | $1,454 |
| Typical days on market | 18 to 24 days |
| Buyer competition | Moderate |
| Walk Score | 57 |
| Bike Score | 55 |
North Guadalupe (Toganazzini/Peralta Areas) remains one of Guadalupe's most accessible markets for owner-occupancy and first-time buying. Competitive pressure is moderate, with homes attracting genuine family and investor interest.
In this neighborhood, clean offers with proof of funds or pre-approval move quickly. Sellers respond well to financing certainty; emphasize your local ties and commitment to the community in personal notes.
Who Thrives in North Guadalupe (Toganazzini/Peralta Areas)
North Guadalupe (Toganazzini/Peralta Areas) pricing and modest down payment requirements make homeownership reachable for young professionals and couples building equity.
With 31% of households raising children, strong parks like Toganazzini Park, and named elementary and middle schools, families find peer networks and everyday convenience in this neighborhood.
The 49.8% owner-occupied rate and stable rental demand ($1,454 median) create a balanced portfolio neighborhood for buy-and-hold multi-family or single-unit strategies.
Only 3.5% work from home here; internet quality and home office space should be verified, as this neighborhood emphasizes affordability over premium residential finishes.
Median age of 29.1 skews young; retirees may prefer quieter pockets elsewhere in Guadalupe, though walkable parks and low cost of living hold appeal.
Property Types in North Guadalupe (Toganazzini/Peralta Areas)
Dominant stock; many built 1960s-1990s with modest lots, 3 to 4 bedrooms, and updated interiors from recent owners.
Popular with first-time investors; owner-occupied units common, occasional accessory dwelling units.
Highly affordable entry; smaller footprint, lower utilities; some communities within or near the neighborhood.
Living in North Guadalupe (Toganazzini/Peralta Areas), Guadalupe
Daily life in North Guadalupe (Toganazzini/Peralta Areas) centers on family routines, neighborhood gatherings, and outdoor recreation. <h3>Parks and Recreation</h3> Toganazzini Park and Francisco "Paco" Pereyra Memorial Park anchor weekend activity, offering playgrounds, sports courts, and picnic areas where neighbors gather year-round. The walk score of 57 signals moderate walkability; most residents drive to shops and services (75.7% car-dependent), though neighborhood schools lie within a short walk or bike ride for many families. Beyond that, community centers, summer festivals, and local markets create a calendar of activities rooted in tradition and family values.
- Le Roy Park · 5 min walk
- Toganazzini Park · 15 min walk
- Francisco "Paco" Pereyra Memorial Park · 21 min walk
- Paseo Playground · 29 min walk
- Cielo Playground · 30 min walk
- Rancho de Guadalupe Historical Society Museum · 1 min walk
- Dunes Center · 1 min walk
Annual events: Guadalupe Strawberry Festival (spring), city summer concerts, school fundraisers, regional agricultural markets
Schools Near North Guadalupe (Toganazzini/Peralta Areas), Guadalupe
North Guadalupe (Toganazzini/Peralta Areas) families benefit from named, accessible public schools within or adjacent to the neighborhood. Elementary and middle-school options serve most households without lengthy commutes, and early-childhood programs provide continuity for younger children.
Elementary Schools
School Score 22.5 with 19% math and 26% reading proficiency
Proximitii 2026Middle Schools
School Score 18.5 with 12% math and 25% reading proficiency
Proximitii 2026Feeder pattern: Mary Buren Elementary (KG-5, proficiency score 22.5) and Kermit Mckenzie Junior High (6-8, score 18.5) form the core public pathway; Guadalupe Preschool and multiple Head Start centers support earlier enrollment.
Source: Proximitii 2026
Commute from North Guadalupe (Toganazzini/Peralta Areas)
Most residents in this neighborhood rely on personal vehicles, with 75.7% driving to work or errands. However, transit connections and proximity to Amtrak provide alternatives for commutes beyond the immediate area.
City bus service connects Guadalupe & Olivera, Peralta & 11th, and 5th & Tognazzini; Amtrak Station provides regional rail access for longer commutes and travel.
Neighborhoods Near North Guadalupe (Toganazzini/Peralta Areas)
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Frequently Asked Questions about North Guadalupe (Toganazzini/Peralta Areas)
What is the average home price in North Guadalupe (Toganazzini/Peralta Areas), Guadalupe?
The median home value in North Guadalupe (Toganazzini/Peralta Areas) is $344,900, roughly 16% below Guadalupe's city average of $409,700. Single-family homes typically range from $280,000 to $420,000, while duplexes and multi-unit properties span $320,000 to $480,000. Mobile and modular homes offer even greater affordability at $150,000 to $220,000. These price points reflect the neighborhood's accessibility to first-time buyers and families seeking value in a stable, family-oriented community.
Is the neighborhood a good place to live?
Yes, for families and first-time buyers prioritizing affordability and community roots. With 31% of households raising children, strong local parks, and named schools within walking distance, the neighborhood provides peer networks and everyday convenience. However, walkability scores (57) and transit access reflect a car-dependent area; remote workers should verify internet quality. The median age of 29.1 and household composition favor young families over retirees seeking quieter retreats.
What schools serve North Guadalupe (Toganazzini/Peralta Areas)?
Mary Buren Elementary serves kindergarten through 5th grade with a proficiency score of 22.5, while Kermit Mckenzie Junior High covers grades 6 to 8 (proficiency 18.5). Both schools lie within or immediately adjacent to the neighborhood, making them accessible by car or bike for most families. Early-childhood programs including Guadalupe Preschool and Head Start centers serve younger children; enrollment in these programs eases transitions to elementary school.
How safe is the neighborhood?
Like most Guadalupe neighborhoods, North Guadalupe (Toganazzini/Peralta Areas) experiences typical small-town crime patterns. Local fire department and community policing efforts contribute to neighborhood awareness. Engage with local neighborhood associations and attend community meetings to build connections and stay informed about safety initiatives. Parks like Toganazzini Park are well-maintained and frequented by families during daylight hours.
Who should move to this neighborhood?
North Guadalupe (Toganazzini/Peralta Areas) suits first-time buyers, young families with school-age children, and investors seeking stable rental returns. The 49.8% owner-occupancy rate and strong household formation around children make it ideal for those building long-term roots. Car owners without lengthy remote-work requirements will find the most convenience here. Those prioritizing walkability or high-end finishes may prefer other Guadalupe neighborhoods.
What parks and recreation are available?
Toganazzini Park and Francisco "Paco" Pereyra Memorial Park anchor outdoor life in the neighborhood, offering playgrounds, sports courts, and picnic facilities. Le Roy Park, Paseo Playground, and Cielo Playground provide additional green space and gathering spots. YK Market and local shops support everyday needs, while the Rancho de Guadalupe Historical Society Museum and Dunes Center offer cultural touchpoints for community outings.
Where this North Guadalupe (Toganazzini/Peralta Areas) data comes from
Numbers throughout this guide come from public, authoritative sources. 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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