Arcadia's 101 Active Listings Split Between Houses, Townhomes, and Condos, Here's What Your Budget Unlocks
· City Deep Dive
Arcadia has 101 active listings averaging $1,328,000. Home type and price point dictate neighborhoods and long-term wealth.
Arcadia sits in the San Gabriel Valley just northeast of Pasadena, a neighborhood that draws both immigrant families building roots and investors seeking stability in Los Angeles County's most competitive markets. As of September 21, 2026, our MLS feed shows 101 active listings in Arcadia with a median list price of $1,328,000 and a median time on market of 5 days, considerably faster than the broader portfolio average of 3 days, meaning homes here move briskly but not frantically. The median price per square foot is $722, placing Arcadia firmly in the upper-middle tier of the Valley: higher than nearby Ontario ($396/sqft) or Corona ($401/sqft), but lower than Pasadena ($838/sqft) to the immediate west. Understanding the composition of those 101 listings, how many are single-family houses, townhomes (also called attached homes or condominiums in deed), and apartment-style condominiums, matters because each product type carries different financing rules, insurance costs, and resale dynamics that new buyers and overseas investors often underestimate.
The reason this breakdown matters starts with financing. A conventional loan for a single-family detached home typically requires a minimum 3% down payment for a borrower with a credit score of 740 or higher, though 20% down generally unlocks better pricing and eliminates private mortgage insurance (PMI). A townhome or condo, especially a condo in a larger complex, often requires 5% to 10% down, and lenders scrutinize the homeowners' association (HOA) reserve studies and delinquency rates before approving the loan. Foreign nationals and overseas buyers usually face a 30% minimum down payment regardless of property type, plus FIRPTA withholding of 15% of the gross sale price at closing, meaning the total cash requirement is substantially higher. If you are new to U.S. real estate, this is not obvious until you apply for a loan: an $1,100,000 condo and an $1,100,000 house in the same neighborhood can have radically different financing pathways and timelines.
Price per square foot also shifts by property type within Arcadia itself. A typical single-family house in an Arcadia neighborhood like the Baldwin Ranch area or near Santa Anita Park runs larger, often 1,800 to 2,200 square feet, and costs $1,450,000 to $1,800,000 in today's market. A townhome or small attached house, often 1,200 to 1,500 square feet, typically lists in the $950,000 to $1,200,000 range. An apartment-style condo in a larger building or complex, often 800 to 1,100 square feet, usually sits between $650,000 and $950,000. These are rough bands, not firm rules, price depends on condition, lot size (for houses), building amenities (for condos), and proximity to the nearby Santa Anita Mall, the Arcadia Public Library, or freeway access. The point is that your down payment capacity and financing strength determine which subset of that 101-listing pool is actually within reach, and the property type then determines your monthly costs beyond the mortgage.
HOA fees represent the second major hidden cost that overseas and new immigrant buyers frequently overlook. A single-family detached house in Arcadia with no HOA, which is common in the older neighborhoods, has no monthly homeowners' association fee beyond property tax, homeowners insurance, and utilities. A townhome often carries a $200 to $400 monthly HOA fee. A condo in a larger complex can run $350 to $700 or more per month, depending on the building's age, amenities (pool, gym, concierge), and reserve funding. Property tax in California is set at 1% of the assessed value by Prop 13, though the effective rate commonly runs around 1.1% to 1.25% because of local assessor practices and special districts. Say a $1,100,000 single-family house: property tax at 1.2% is roughly $1,320 per month. That same $1,100,000 condo with a $500 monthly HOA fee effectively costs $1,820 per month before mortgage, insurance, and utilities, a 38% premium in fixed housing cost just from the association fee. Conversely, the condo buyer avoids the cost of replacing a roof, the HVAC system, or the plumbing, the builder or HOA handles that. New buyers need to weigh this trade-off explicitly.
To see the full breakdown of active listings in Arcadia by price point, property type, and neighborhood, visit tuhaousa.com/zh/city/arcadia, where you can filter by bedroom count, square footage range, and days on market. That tool helps you understand whether the 101 listings lean toward houses, condos, or a balanced mix in your target price band. If you are looking at $700,000 to $900,000, you may find mostly condos and smaller townhomes. If you are shopping at $1,500,000 and above, houses dominate. Knowing the composition ahead of time saves weeks of mismatched viewings and helps your lender pre-qualify you for the right product type.
For a final example: suppose you have $350,000 in liquid savings and want to buy in Arcadia. If you pursue a 20% down conventional loan on a $1,200,000 house, you need $240,000 down, closing costs typically run 2% to 5% of the purchase price (so $24,000 to $60,000), and escrow usually takes 30 to 45 days with financing. That leaves you roughly $50,000 to $86,000 in reserves, tight, and a lender may reject the file because reserves are too thin. If instead you buy a $950,000 condo with 20% down, your down payment is $190,000, closing costs $19,000 to $47,500, and you retain $113,000 to $141,000 in reserves, which is much more comfortable. The property type and entry price tier directly shape your liquidity and your ability to close. Arcadia's median $1,328,000 list price reflects a mix of all three types, so the true range is wider than that single number suggests. Reach out to Shirley to discuss which neighborhoods and property types align with your budget, financing path, and long-term plans, and to lock in a personalized rate quote, contact Treasure Mortgage for current terms.