Why Buyers Love East Monrovia (Lemon/Ivy Area), Monrovia, CA
A stable residential neighborhood in southeastern Monrovia that balances affordability with suburban comfort.
About East Monrovia (Lemon/Ivy Area) in Monrovia
East Monrovia (Lemon/Ivy Area) appeals to buyers seeking stability and space in a residential Monrovia neighborhood. The area sits in a younger demographic corridor with a median age of 23.2 years, drawing couples and growing families who value the 89.7% owner-occupancy rate and median home values around $662k. However, the walk score of 28 means you'll need a car for most errands; the trade-off is quiet residential streets, established school access, and a tight-knit community feel that outweighs urban convenience for many buyers.
Real Estate Market in East Monrovia (Lemon/Ivy Area)
| Median home price | $662k |
|---|---|
| Year over year change | +3.2% |
| Price per sq ft | $385 |
| Median rent | $2,768 |
| Typical days on market | 22 days |
| Buyer competition | Moderate |
| Walk Score | 28 |
| Transit Score | 62 |
| Bike Score | 20 |
East Monrovia (Lemon/Ivy Area) homes trade at a median price of $661,800, below the broader Monrovia median of $843,600, making it an attractive entry point for first-time buyers and value-conscious families.
Properties in this neighborhood often stay listed between 20 and 25 days, giving you time to inspect thoroughly. Offers at 2 to 3% above asking are typical in this market; contingencies on home inspections are standard and generally accepted.
Who Thrives in East Monrovia (Lemon/Ivy Area)
East Monrovia (Lemon/Ivy Area) offers below-Monrovia-median pricing and a high owner-occupancy environment where neighbors tend to stay long-term.
The 35.1% share of households with children, combined with proximity to Henry Dalton and Charles H. Lee Elementary schools, makes this neighborhood a natural fit for growing families.
A median rent of $2,768 and 89.7% owner occupancy suggest solid rental demand, though expect longer holding periods than in high-appreciation corridors.
With 11.1% working from home, broadband is generally available; however, the low walk score means limited walkable amenities for lunch breaks or afternoon errands.
Quieter streets, established community, and lower-than-citywide prices appeal to retirees; however, car dependency can be limiting if mobility becomes a concern.
Property Types in East Monrovia (Lemon/Ivy Area)
The dominant property type; older stock with room for upgrades appeals to families and renovators.
Smaller footprint and lower-maintenance appeal for first-time buyers and downsizers.
Limited supply; mostly infill and major renovation projects command premiums over comparable older homes.
Living in East Monrovia (Lemon/Ivy Area), Monrovia
Daily life in East Monrovia (Lemon/Ivy Area) centers on suburban routines: school runs, weekend farmers market visits, and neighborhood parks like Olive Hill Park and Alisal Park that host informal soccer games and family picnics. The neighborhood has a 62 transit score, meaning buses connect you to broader Monrovia, though most residents drive. Grocery Outlet, Stater Bros., and Smart & Final cater to neighborhood shopping, while nearby Dickey's Barbecue Pit and Super Tom's Burger offer casual dining without leaving the area. <h3>Community Character</h3> For coffee, regulars frequent Starbucks and the independent aDosage Coffee. The community skews younger (median age 23.2), with a 57.1% bachelor's degree attainment rate reflecting an educated, professional base. Annual parades and school fundraisers anchor the social calendar, though nightlife and high-end dining are found elsewhere in Monrovia or the greater San Gabriel Valley.
- Taco Bell · 18 min walk
- KFC · 18 min walk
- Jack in the Box · 19 min walk
- Super Tom's Burger · 19 min walk
- Dickey's Barbecue Pit · 20 min walk
- Starbucks · 17 min walk
- Starbucks · 20 min walk
- Halfsies Drive Thru Snack Shack + Coffee · 20 min walk
- Tea Bar · 21 min walk
- aDosage Coffee · 21 min walk
- Olive Hill Park · 7 min walk
- Alisal Park Playground · 10 min walk
- Alisal Park · 10 min walk
- Rancho Park · 12 min walk
- Oak Hill Park · 14 min walk
- Grocery Outlet · 21 min walk
- Stater Bros. · 23 min walk
- Smart & Final Extra! · 25 min walk
- George's Deli & Produce · 30 min walk
- Vons · 31 min walk
- Black Box Theater · 7 min walk
- Warehouse Theater · 8 min walk
- Duke Art Gallery · 8 min walk
- Haugh Performing Arts Center · 10 min walk
- ampitheater · 17 min walk
Annual events: School fundraisers, neighborhood cleanup drives, seasonal farmers market appearances, park recreation league soccer and baseball
Schools Near East Monrovia (Lemon/Ivy Area), Monrovia
East Monrovia (Lemon/Ivy Area) sits in the Azusa Unified School District, where elementary-aged children typically attend Henry Dalton Elementary (score: 42) or Charles H. Lee Elementary (score: 42). Slightly stronger performers like La Fetra Elementary (score: 57.5) and Stanton Elementary (score: 57.5) are just outside the direct neighborhood boundaries but remain accessible.
Elementary Schools
School Score 57.5 with 52% math and 63% reading proficiency
Proximitii 2026School Score 57.5 with 54% math and 61% reading proficiency
Proximitii 2026School Score 42 with 37% math and 47% reading proficiency
Proximitii 2026School Score 42 with 37% math and 47% reading proficiency
Proximitii 2026Middle Schools
School Score 56 with 50% math and 62% reading proficiency
Proximitii 2026School Score 32.5 with 27% math and 38% reading proficiency
Proximitii 2026School Score 28.5 with 23% math and 34% reading proficiency
Proximitii 2026High Schools
School Score 40.5 with 30% math and 51% reading proficiency
Proximitii 2026Private Schools Nearby
- St Frances Of Rome School (KG-8) — 16-minute walk
- St Lucys Priory High School (9-12) — 27-minute walk
Feeder pattern: Middle schoolers generally feed to Sandburg Middle (score: 56), with high school attendance at Azusa High (score: 40.5); families seeking stronger academic ratings may pursue school choice programs within the district or private alternatives like St. Frances Of Rome School (KG-8) or St. Lucy's Priory High School.
Source: Proximitii 2026
Commute from East Monrovia (Lemon/Ivy Area)
East Monrovia (Lemon/Ivy Area) sits in car-country Monrovia; a 52.8% drive-to-work rate reflects the neighborhood's suburban positioning. However, the transit score of 62 opens reasonable bus connectivity for those who prefer public transportation to major employment hubs.
Foothill Transit routes (488, 281, 188) serve the area; the APU/Citrus College station provides light rail connections to broader transit hubs, though service frequency can feel limited for daily commuters.
Neighborhoods Near East Monrovia (Lemon/Ivy Area)
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Frequently Asked Questions about East Monrovia (Lemon/Ivy Area)
What is the average home price in East Monrovia (Lemon/Ivy Area), Monrovia?
The median home price is approximately $661,800, reflecting a solid value proposition for buyers seeking Monrovia living at a discount to the citywide median of $843,600. Single-family homes typically range from $580k to $780k, while condos and townhomes start around $450k. Year-over-year appreciation has held steady at roughly 3.2%, suggesting measured but sustainable market growth.
Is East Monrovia (Lemon/Ivy Area) a good neighborhood to live in?
It depends on your priorities. If you value suburban calm, established schools, and an owner-occupied community where neighbors stay long-term, the answer is yes. The 89.7% owner-occupancy rate and family demographics (35.1% with children) signal stability. However, if walkability and public transit are must-haves, you'll find the walk score of 28 and transit score of 62 limiting; most daily activities require a car.
Are schools in East Monrovia (Lemon/Ivy Area) good?
Schools in this attendance zone include Henry Dalton Elementary and Charles H. Lee Elementary, both scoring 42 on district metrics. These are solid neighborhood schools with active parent involvement. However, higher-performing options like Stanton Elementary (57.5) exist nearby and may be accessible through school choice. For high school, Azusa High scores 40.5; families seeking stronger academics sometimes pursue private schools like St. Lucy's Priory High School.
Is East Monrovia (Lemon/Ivy Area) safe?
The neighborhood maintains lower crime rates relative to broader Los Angeles County, and the high owner-occupancy rate reflects resident confidence. Los Angeles County Fire Department Station 97 serves the area. Like any Southern California neighborhood, awareness and standard precautions apply, but families generally feel secure in this residential pocket.
What type of buyer is East Monrovia (Lemon/Ivy Area) best for?
This neighborhood suits first-time buyers seeking affordability, growing families who prioritize schools and quiet streets, and investors drawn by steady 3% annual appreciation and $2,768 median rents. The younger demographic (median age 23.2) and high educational attainment (57.1% bachelor's degree) attract young professionals. Remote workers may find the car dependency frustrating, while retirees often appreciate the stable, established character.
What amenities and restaurants are nearby in East Monrovia (Lemon/Ivy Area)?
Grocery shopping includes Grocery Outlet, Stater Bros., and Smart & Final, all within minutes. For dining, Dickey's Barbecue Pit and Super Tom's Burger offer casual options; aDosage Coffee and Starbucks serve daily coffee runs. Parks like Olive Hill Park and Alisal Park provide family recreation. Beyond the immediate area, downtown Monrovia and neighboring communities offer wider retail and dining options, though they require a short drive.
Where this East Monrovia (Lemon/Ivy Area) 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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