What to Know Before Buying a House in Pasadena
About the Area: Pasadena was one of the original communities developed in the Los Angeles basin in the 19th century. Settled by families escaping the cold winters of the Midwest, Pasadena was initially known as The Indiana Colony and was ultimately incorporated in 1886, becoming the fourth city founded in Los Angeles County. The word “Pasadena” originates from the Chippewa Indians, meaning “Crown of the Valley.” Often referred to as the “Crown City,” Pasadena is nestled at the base of the San Gabriel Mountains and serves as the sophisticated epicenter of the western edge of The San Gabriel Valley, the other “valley” of the Los Angeles basin. Despite being only 10 minutes from downtown Los Angeles, Pasadena maintains its distinct personality and unique appeal.
At the turn of the 20th century, Pasadena was a thriving winter resort with grand hotels dotting the hillsides around the area. Wealthy patrons would travel by train from the East Coast to this lush oasis filled with orange and palm trees. It was common for visitors to stay for several months. These same visitors eventually built “winter homes,” large estates reminiscent of the splendid houses they had visited in Europe, especially Mediterranean-style properties that suited the Southern California climate. The origins of the Rose Parade can be traced back to a local club, The Valley Hunt Club, whose members decorated their carriages with flowers and paraded down Colorado Boulevard to celebrate the glorious New Year’s Day weather. Today, Pasadena’s tree-lined streets are familiar to new residents as they are frequently featured in movies, television shows, and commercials, often standing in for various parts of the United States.
Benefits of Living Here: Pasadena is a historic community renowned for its distinctive neighborhoods and architecturally significant homes. As a local agent specializing in Pasadena, I can guide buyers in finding the environment they desire. With over 35 years of living in Pasadena and experience in all its wonderful neighborhoods, I can provide insights into each area’s unique appeal, whether it’s proximity to shopping and entertainment, access to hiking trails and outdoor activities, or the convenience of being near Los Angeles and the San Fernando Valley with its entertainment industry businesses. Some neighborhoods offer a combination of these features.
From Old Pasadena to the Playhouse District and Shops on South Lake, Pasadena boasts world-class restaurants and shopping, state-of-the-art movie facilities (including our own I-Pic theater), and galleries showcasing renowned artists. Pasadena’s homegrown festivities include the famous Rose Parade and Rose Bowl Game on New Year’s Day, attracting visitors from all over the world. Throughout the year, people flock to Pasadena for events at institutions like the California Institute of Technology, the Pacific Asia Museum, the Norton Simon Museum, the Gamble House, the Pasadena Museum of California Art, and tours of architecturally significant homes open to the public for various charitable events. The Pasadena Symphony and Pasadena Pops offer world-class entertainment with special guest artists and conductors. The Pasadena Symphony performs at the Ambassador Auditorium, while the Pasadena Pops hosts outdoor dinner concerts at the Los Angeles Arboretum. Outdoor enthusiasts can enjoy activities like swimming and diving at the Rose Bowl Aquatic Training Center, archery at the Arroyo Seco Archery Range, and hiking on numerous trails and equestrian paths in the area.
Weather: Pasadena experiences more seasonal weather patterns than Los Angeles due to its proximity to the San Gabriel Mountains, resulting in cooler winters and warmer summers. It also receives higher annual rainfall. The Arroyo Seco, a natural wash running through the western edge of Pasadena, has an even more distinctive climate, which is why the city’s original neighborhoods were built along its edge. The Arroyo served as a vital source of water, building materials, and food for the early settlers. This ravine’s cooling effect keeps these neighborhoods cooler than the rest of the city. During the rainy season (November through March), it’s not unusual to see a light dusting of snow on the mountains above Pasadena. This event provides residents with the unique sight of palm tree-lined streets against snow-covered peaks. Pasadena’s Mediterranean climate and favorable weather for outdoor activities have been major factors drawing people to the area. New residents often discover that patios and outdoor entertaining areas of homes should be considered additional living spaces.
Neighborhoods: Pasadena, along with the Hancock Park area of Los Angeles, thrived at the turn of the 20th century, long before Beverly Hills and West Los Angeles were settled. Consequently, Pasadena boasts one of Southern California’s highest percentages of architect-designed homes. Celebrated architects like Wallace Neff, Reginald Johnson, George Washington Smith, Sylvanus Marston, Paul Williams, Myron Hunt, and Charles and Henry Greene were commissioned to design the many homes found in Pasadena.
People are attracted to Pasadena’s mature landscaping and charming neighborhoods, including Madison Heights, Linda Vista, San Rafael Hills, South San Rafael, Annandale, Hillcrest, Caltech, Chapman Woods, and Hastings Ranch. Pasadena also features several “Landmark Districts,” neighborhoods with specific architectural themes such as Prospect Park, Bungalow Heaven, Historic Highlands, Orange Heights, and Washington Square. These districts are home to a high number of period homes with remarkable architectural details. Not all are large estates; many are beautifully designed, more modest period homes from the early 20th century.
Pasadena offers a diverse range of neighborhoods, from traditional ones with tree-lined streets and sidewalks near shopping and restaurants to rural areas in the rolling hills on the city’s western edge. Pasadena’s architecture includes elements from various eras, including Victorian, Craftsman, Mediterranean and Spanish, English, French Country, Mid Century Modern, Traditional, and Contemporary. This diversity ensures that there’s something for every taste and preference.
My Buying Expertise: With over 35 years of living in Pasadena and representing clients in the sale of hundreds of homes in the area, I possess in-depth knowledge of the city and its many neighborhoods. I have experience representing buyers and sellers in various Pasadena areas and can provide insights into previous home sales, aiding buyers in conducting a comparative analysis of properties they’re interested in pursuing.
When entering into an escrow, sellers often inquire whether their agent has had prior transactions with the buyer’s representative. A positive reputation for fairness and honesty can sway a seller’s decision in favor of one offer over another. As a local real estate agent, my relationships with other local agents benefit my clients. An accurate understanding of current market conditions empowers my clients, allowing them to comprehend what is expected in the home buying process. Sellers and their agents value offers written by someone who represents clients in the area and is well-versed in customary practices of Pasadena’s real estate transactions. As each area varies, an out-of-area agent or one who doesn’t work regularly in the region might not be as familiar with customary practices. My experience facilitates a smoother transaction process, ultimately achieving the goal for both the buyer and seller.
Common Buyer Questions: Buyers considering a purchase in Pasadena often ask the following questions:
- Does living in an older home entail additional responsibilities? When buying an older home, it’s essential to understand its construction. Older homes were often built with materials no longer available today. Homes constructed before the 1931 Long Beach Earthquake differ significantly from those built afterward. Buyers should contextualize these differences to comprehend how houses were constructed during that era.
- What are the city requirements for renovating or restoring a property? Pasadena is committed to preserving the character of its homes and neighborhoods. The city ensures that any improvements are code-compliant, safeguarding the health and safety of homeowners and neighbors. Permits are required for updates and additions, and the City of Pasadena provides a user-friendly website that explains the process.
- What is a landmark district? Landmark districts are the result of collaboration between the Pasadena Heritage Organization and the City of Pasadena. These districts designate specific neighborhoods with a high proportion of older homes significant to Pasadena’s early history. Located throughout the city, these districts have voluntary homeowner associations. Membership and participation are optional, but guidelines within these districts govern exterior updates, ensuring historical integrity while collaborating with the city’s permit office.
- Where are the shopping and transportation centers? Pasadena offers several shopping districts, including small independent shops that contribute to its hometown atmosphere. The Gold Line light rail system features convenient park and ride locations throughout Pasadena, offering easy access within the city and to Los Angeles, where passengers can connect with the subway for longer trips.
- How can I obtain tickets for the Rose Bowl Parade and game? The Rose Parade is open to anyone, but obtaining a seat can be challenging. Spectators can bring their seats and line the parade route along Colorado Boulevard. Grandstand seats are available through ticket agencies, but they tend to sell out quickly. Rose Bowl game tickets are distributed between the two participating schools each year, but some tickets can be acquired through a lottery conducted by the City of Pasadena or via ticket agencies.
Getting an Edge Through Preparation: With extensive experience in representing clients through hundreds of escrows in the area, I prepare my clients for potential scenarios they might encounter when submitting offers on specific properties. I offer firsthand knowledge of the house, neighborhood, and recent activity of similar properties that have recently sold in the vicinity. I also prepare clients for what to expect in a seller’s response or counteroffer to their initial offer.
Golden Rules of Buying: The golden rules of buying property in Pasadena are as follows:
- Always purchase a home in a neighborhood with historic desirability or one that is trending in that direction.
- Consider how long you intend to live in the home and choose a property that best suits your needs for that period.
- Evaluate the property’s potential for appreciation. Can it increase in value through remodeling, additions, or upgrades? If the house is already in its best condition, the only potential increase in value might come from natural market appreciation.