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El Medio Bluffs

Sub-neighborhoodThe kind of area this report covers. Neighborhood areas nest inside each other, from broad districts down to small pockets.CaliforniaStrong seller's market
Market temperatureA 0 to 100 score comparing this area with every similar area nationwide each month. 0 is the strongest buyer's market, 100 the strongest seller's market.Strong seller's market · 82
Buyer's marketBalancedSeller's market
$2.9M
Median sale priceThe middle sale price each month, counting normal open-market sales. The average runs above the median when a few expensive sales pull it up. Bars show how many homes sold.
+54.6%
1-yr changeHow much prices and sales counts changed since the same time last year, using a 3-month average to smooth out noise. Above the dashed line means growth.
39
Sales (12 mo)How many homes sold here in the last 12 months. More sales make the other numbers more reliable.
$3.4M
Median valueThe middle estimated value of all homes here, not just the ones that recently sold.

Deed records through Jul 2026 · Quarterly intervals (lower sales volume)Counties take time to publish deeds, so the newest months can be incomplete and may shift as more records arrive.

Market Trends

Market temperature (0–100)How the 0 to 100 market score moved over time. It blends price growth, sales pace, how often homes change hands, and seller profits.Temperature
20162018201920202022202320252026
Sale pricesThe middle sale price each month, counting normal open-market sales. The average runs above the median when a few expensive sales pull it up. Bars show how many homes sold.MedianSales
20162018201920202022202320252026
Growth (year over year)How much prices and sales counts changed since the same time last year, using a 3-month average to smooth out noise. Above the dashed line means growth.PriceSales
20162018201920202022202320252026
Price per square footThe middle price per square foot, for sales where the size is known. It adjusts for homes being different sizes.$/ft²
20162018201920202022202320252026
Sale premium vs estimated valueHow sale prices compare with our estimated values at the time of sale. Above the dashed line, homes sold for more than the models expected — a sign of competitive bidding. Below it, buyers paid under model value.Premium
20162018201920202022202320252026
Annual turnover (share of homes sold)The share of all homes here that sold in the trailing 12 months. Higher turnover means a more liquid market where homes trade hands more often.Turnover
20162018201920202022202320252026
Buyer mixWho is buying. Cash means no mortgage was recorded, investor means the buyer looked like an investor, and flip means the home resold within a year.CashInvestorFlip resale
20162018201920202022202320252026
Financing (share of purchase price)For buyers who borrowed: the middle share of the price they financed, and the middle share they paid up front.Loan (LTV)Down payment
20162018201920202022202320252026
Sellers who sold at a gainThe share of sellers each month who sold for more than they originally paid.Sold at gain
20162018201920202022202320252026
Typical hold before sellingThe middle number of years sellers owned their home before selling.Median hold
20162018201920202022202320252026
Median annualized return at resaleThe middle yearly gain sellers earned, spread across the years they owned the home. Only counts homes held at least a year.Annualized gain
20162018201920202022202320252026
Preforeclosure filingsForeclosure notices filed each month. A rise can be an early sign that more owners are struggling. Auction stage counts the filings that reached a scheduled foreclosure auction.FilingsAuction stage
2018201920202021202220242026

Housing Stock

HomesHow many homes we have records for in this area.562
Median value (AVM)The middle estimated value of all homes here, not just the ones that recently sold.$3.4M
Median sizeThe middle home size here, measured in square feet.2,485 ft²
Median bedroomsThe middle bedroom count for homes here.4
Median year builtThe middle build year for homes here. A recent year means most housing is newer.1950
Single familyThe share of homes here that are single-family houses.93%
CondosThe share of homes here that are condos.5.9%

Equity & Ownership

Equity rich (LTV ≤ 50%)The share of owners who owe half or less of what their home is worth, meaning they hold a lot of equity.63%
Underwater (LTV ≥ 125%)The share of owners who owe at least 25% more than their home is worth.3.6%
Owner occupiedThe share of homes lived in by their owner rather than rented out or left empty.59%
Company ownedThe share of homes owned by a company or trust instead of a person.74%
Median loan-to-valueThe middle share of home value still owed on loans across all owners here.35%
Typical ownership tenureHow long the typical owner here has held their home.19.5 yrs

CommunityThese are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.108
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.116
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.389

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.93%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.43%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.3.7%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.8%
PopulationHow many people live in this area.1,424
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.5,121 / mi²
Median household incomeThe middle household income here — half of households earn more, half earn less.$183K
Average household incomeThe average household income. It runs higher than the median when a few high earners pull it up.$367K
Average tempThe average temperature here across a full year.62°F
Annual precipHow much rain and melted snow falls here in a typical year.14 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.73%

Market metrics are derived from recorded arms-length deeds and refreshed nightly. Temperature blends price momentum, sales velocity, turnover and resale outcomes, ranked against all sub-neighborhoods nationally.

How El Medio Bluffs compares

By median home value, El Medio Bluffs is the 15th most expensive of 316 neighborhoods in Los Angeles County, and its typical home is worth more than 97% of all homes in Los Angeles County.

Home values in El Medio Bluffs

Share of homes at each estimated value.

Median
$1.1M$6.9M
neighborhoods in Los Angeles County ranked by median home value
#Los Angeles CountyMedian valueHomes
1Holmby Hills$10M144
1Brentwood Park$10M486
1East Gate Bel-Air$10M232
4Riviera$8.4M716
5Brentwood Terrace$6.9M181
6Huntington Palisades$6.6M463
7Gillette Regent Square$6.1M583
8Hidden Hills$6M679
9Rustic Canyon$5.6M460
10Carlos Heights$5.4M511
11The Bird Streets$4.8M321
12Zuma Canyon$4.3M139
13Sunset Hills$4.3M404
14Alphabet Streets$3.5M1,389
15El Medio Bluffs$3.4M562
16The Oaks of Calabasas$3.4M560
17Westgate Heights$3.4M220
18Upper Marquez$3.4M723
19Saratoga Hills$3.3M171
20Bienveneda$3.3M196
21The Palisades$3.3M1,980
22Sunset Plaza$3.2M543
23Mountain View Estates$3.2M475
24Fairmount Villas$3.2M478

316 neighborhoods in Los Angeles County are ranked; the most valuable are listed here.

About the El Medio Bluffs market

What is the median home price in El Medio Bluffs, CA?

The median sale price in El Medio Bluffs, CA is $2,871,667 (data through July 2026), based on deeds recorded with the county. That is up 54.6% from a year earlier.

How many homes sell in El Medio Bluffs, CA each year?

39 homes sold in El Medio Bluffs, CA over the last 12 months (data through July 2026). TopHap counts recorded arm's-length deeds, not listings, so the figure is not affected by which brokerage handled the sale.

Is El Medio Bluffs, CA a buyer's or seller's market?

El Medio Bluffs, CA is currently a strong seller's market, scoring 82 out of 100 on TopHap's market temperature index (data through July 2026). The score weighs sales velocity and price direction; above 60 favours sellers, below 40 favours buyers.

How many homes are there in El Medio Bluffs, CA?

El Medio Bluffs, CA contains 562 residential properties, with a median of 2,485 square feet, 4 bedrooms, built around 1950. The median TopHap Estimate is $3.4M.

How does El Medio Bluffs, CA compare to the rest of Los Angeles County?

By median home value, El Medio Bluffs, CA is the 15th most expensive of 316 neighborhoods in Los Angeles County. Its typical home is worth more than 97% of all homes in Los Angeles County. Alphabet Streets ranks just above it and The Oaks of Calabasas just below. The ranking is rebuilt nightly from the county assessor record of every home in each area.

Do people own or rent in El Medio Bluffs, CA?

59% of homes in El Medio Bluffs, CA are owner-occupied. 74% are held by a company rather than an individual.

How much equity do owners in El Medio Bluffs, CA hold?

63% of mortgaged homes in El Medio Bluffs, CA are equity-rich, meaning the loan balance is under half the home's value. 3.6% owe more than the home is worth.

Nearby markets

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See every recorded sale, price heat map, school zone and flood overlay across El Medio Bluffs in TopHap’s interactive 3D map.

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