SGV Core · Los Angeles County · Verified May 2026
Temple City, California
Mid-SGV value · Top-10% statewide schools · Internationally connected community
Temple City is the SGV's mid-tier school-anchored market — strong district performance at a meaningfully lower entry point than Arcadia or San Marino. Redfin reports a January 2026 median sale price of $1,000,000 (-10.1% YoY), while Zillow's smoothed Home Value Index sits at $1.11M (+1.8% YoY) — a split signal as the market repositions.
Median Sale Price
$1.0M
January 2026 · -10.1% YoY
Source: Redfin
Zillow Home Value Index
$1.11M
+1.8% YoY · smoothed value
Source: Zillow ZHVI
District Rank in CA
#115
Top 10% of 1,908 CA districts
Source: Niche · CDE testing data
District Math Proficiency
65%
Versus 34% California state average
Source: CDE testing data
School District
Temple City Unified School District
Temple City USD is one of the strongest mid-tier districts in California — ranked #115 of 1,908 statewide (top 10%). District-wide math proficiency runs 65% versus California's 34% state average, and reading proficiency hits 71% versus 47% statewide. Consistent academic results at reasonable home prices make it one of the SGV's quiet long-term value plays.
Temple City High School
Grades 9–12 · Public
8/10 GreatSchools rating with a 96% graduation rate; math and reading scores well above state averages, plus a strong AP program and university-placement pipeline.
Source: GreatSchools · Niche
Oak Avenue Intermediate
Grades 6–8 · Public
A highly ranked middle school with math scores far above the state average. Feeds into Temple City High and is a common landing point for families relocating into the district.
Source: Niche · Temple City USD
Longden & Cloverly Elementary
Grades K–5 · Public
Both Longden and Cloverly Elementary score 8–9/10. Attendance zone matters — Longden boundary blocks command measurable premiums over surrounding inventory.
Source: GreatSchools · Temple City USD
Who Lives Here
Demographics & community
Population
~35,400
2024 estimate
Median Household Income
$104,425
2024 estimate · above LA County median
Median Age
43.4
Established multi-generational families
Family Poverty Rate
7.6%
Lower than the national average
Sources: U.S. Census Bureau · Data USA · Census Reporter · California-demographics.com
Annie’s Market Read
What the Temple City data doesn’t tell you
Temple City is, in many ways, where Arcadia was 15 years ago — a strong school district, deep cultural infrastructure, and a market not yet fully discovered by buyers shopping the broader SGV. The median has compressed (-10.1% YoY per Redfin) while ZHVI is up modestly (+1.8%), which tells me the closed-sale mix has shifted toward smaller units while the underlying trend is still positive.
For buyers priced out of Arcadia, Temple City is the natural alternative — similar cultural infrastructure, a comparable school-quality story, at roughly two-thirds of the Arcadia price point. I work this market in both English and 中文, so bilingual buyers and sellers get the entire transaction handled in their language.
Boundary lines within the district matter, especially for buyers prioritizing Longden or Cloverly Elementary. I keep current attendance maps and recent comps segmented by attendance zone — the level of detail this market rewards.
— Annie Liu Williams · DRE# 02147335
Lifestyle Anchors
Why people buy in Temple City
Camellia Festival
One of the SGV's oldest community events — running since 1944, anchoring civic identity every February.
Las Tunas Drive Corridor
The city's commercial spine — restaurants, bakeries, and small-business density that make Temple City a regional dining draw.
Mid-Density Single-Family
Mid-century single-family stock on standard suburban lots — well-suited for family configurations, ADU additions, and consistent rebuild value.
SGV Connectivity
Central SGV location with strong access to Arcadia, San Gabriel, Pasadena, and the 10/210/605 grid — equidistant to most regional centers.
Schools & Services
Several district schools run dual-language and Mandarin programs, and Annie handles the full transaction in English and 中文.
Stable Property-Tax Base
Long-tenure ownership means many homes carry Prop 13-protected tax bases that transfer to family members.
Market Read · Q2 2026
Where Temple City is going next
Temple City's data shows a classic bifurcated market. Redfin's closed-sale median dropped 10.1% YoY to $1.0M, but Zillow's home value index — a methodology that smooths mix shift — is up 1.8% to $1.11M. The truth is in between: entry-level homes are moving, mid-tier $1.2M+ is repricing modestly.
The school-zone premium remains the durable value driver. Longden and Cloverly attendance blocks held value through the softening; schools-driven demand is structural, not cyclical.
Through the back half of 2026 I expect stabilization in the $1.0M–$1.1M range, with likely re-acceleration if mortgage rates step down. Entry-level inventory under $900K is moving fast and will lead any recovery; the risk to watch is upper-tier inventory above $1.4M where DOM has stretched.
Sources & Methodology
Every figure on this page is cited
Market figures were cross-referenced against at least two independent data providers before publication. Page last verified May 2026; market figures refresh quarterly, school ratings annually.
Considering Temple City?
Let’s talk pricing, schools & timing
Annie brings verified market data, attendance-zone maps, an off-market network, and bilingual English / 中文 representation. Every conversation is private and no-pressure.
Vismar Corporation · DRE# 02147335 · English / 中文