91780 · San Gabriel Valley
Temple City is the practical neighbour of Arcadia and San Marino: one district, Temple City Unified, mostly single-family homes, and prices clearly below both neighbours, one of the better-value school-district cities in the central San Gabriel Valley.
Of the 31 homes listed today, half are priced between $1,050,000 and $1,594,000; one in ten is under $985,000 and one in ten above $2,280,000. The median is $1,250,000, the median price per square foot $687, and the median time on market 5 days.
| Type | Listed | 25th pct | Median | 75th pct | Per sq ft |
|---|---|---|---|---|---|
| Single-family | 25 | $1,080,000 | $1,348,000 | $1,698,000 | $704 |
| Condo | 3 | $797,500 | $985,000 | $1,236,900 | $617 |
| Townhouse | 3 | $1,022,000 | $1,032,000 | $1,106,000 | $621 |
| Bedrooms | Listed | Median | Median sq ft |
|---|---|---|---|
| 2 | 1 | $610,000 | 988 |
| 3 | 14 | $1,115,000 | 1632 |
| 4 | 10 | $1,343,400 | 1701 |
| 5+ | 6 | $1,943,000 | 3333 |
| Price band | Listed |
|---|---|
| Under $800K | 1 |
| $800K–1.2M | 13 |
| $1.2–1.8M | 12 |
| $1.8–3M | 5 |
| Over $3M | 0 |
| Era | Listed |
|---|---|
| Before 1980 | 18 |
| 1980–2005 | 3 |
| After 2005 | 10 |
| Median year built | 1962 |
Sample: 31 homes listed today (3 pending), as of 2026-09-18. List prices from the MLS, not closed prices, refreshed daily; quartiles move noticeably below 15 listings.
A compact grid of mostly 1940s–1960s single-family homes on lots of roughly 6,000–8,000 square feet, older but structurally simple. Over the last decade new townhomes and rebuilt two-storey homes have appeared along Las Tunas Drive, Rosemead Boulevard and Temple City Boulevard, so price gaps within a block can be large. No Mello-Roos; most single-family homes have no HOA, new townhomes do.
Additions and backyard ADUs are common. Check the permit record on any older home; a 'four-bedroom' with one or two unpermitted rooms is not unusual.
Temple City Unified serves most addresses in the city, with Temple City High School. As in Arcadia, a large part of ZIP 91780 is unincorporated county land, especially toward Arcadia to the north and to the east, feeding Arcadia Unified or El Monte schools instead, a risk for some buyers and an opportunity for others who get Arcadia schools at a Temple City price. Verify by address.
Between the I-10, I-210 and I-605, about 15 miles to downtown Los Angeles, 30 to LAX and 38 to Irvine. Las Tunas Drive is the commercial spine with Chinese supermarkets, restaurants and banks; the February Camellia Festival is the local tradition. Valley Boulevard in San Gabriel is ten minutes west, Westfield Santa Anita ten minutes north.
Families who want a single district and a single-family home but cannot reach Arcadia prices; long-term owners who plan to renovate gradually; owner-occupiers who value ADU rental potential. It is also a common first purchase for overseas buyers: moderate prices, complete Chinese-language infrastructure, minutes from Arcadia and San Gabriel.
Confirm city limits versus unincorporated county, which changes the school district. Pull permits on additions. Check FEMA flood maps on low-lying streets. Read HOA fees and insurance terms on new townhomes. And be pre-approved: inventory is small and the median time on market is short.
| To | Miles |
|---|---|
| Downtown LA | 15 |
| Irvine | 38 |
| LAX | 30 |
Main freeways: I-10 / I-210 / I-605. Approximate driving miles; times vary widely by hour.
Temple City Unified School District
High schools: Temple City High School
Attendance is assigned by parcel, not by city limits or ZIP. Confirm with the district's address lookup before you offer, and check ratings by address on the district site or GreatSchools; we do not print rating numbers because they change every year.
Both cities' live medians and quartile ranges are on their pages, updated daily from the MLS. For a comparable single-family home, Temple City is clearly below Arcadia; the gap is mostly district reputation and lot size.
Temple City Unified, with Temple City High School. Many unincorporated addresses inside ZIP 91780 feed Arcadia Unified or El Monte schools, so verify by address before offering.
The older-house-plus-ADU combination is common and suits owner-occupiers who rent part of the property. Pure investment returns depend on the specific home; we can run a rent analysis by address.
Text updated 2026-09-02; data refreshed daily.
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Shirley Tang Team · DRE #01845722
Phone: (626) 202-9573
Email: shirleytangrealtor@gmail.com
Office: 19811 Colima Rd. #230, Walnut, CA 91789
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