Temple City's 106 Active Listings Cluster Below $850,000, How Much House Does Your Budget Actually Buy?
· City Deep Dive
Temple City inventory clusters tight. Nearly 70% of active homes sit below the $850k mark. New buyers must understand the price-to-square-foot math.
Temple City is a small, tightly clustered market. With only 106 active listings on the MLS feed as of October 29, 2026, the city offers far fewer choices than its larger neighbors, Irvine has 684 active listings, Pasadena has 331, and even Arcadia has 174. That compressed inventory means the homes that are listed carry outsized weight in shaping what's actually available for a buyer to see and bid on. Understanding where those 106 properties sit on the price ladder is therefore essential: if your budget lands outside the main cluster, you may be shopping in a thin market segment where selection shrinks fast.
The median list price in Temple City is $844,000, a figure that sits squarely between the statewide median of $901,420 for an existing single-family home (per the California Association of REALTORS® for September 2026) and the Los Angeles County median of $946,950 (same month). That positioning makes Temple City competitive for buyers who are being priced out of West Los Angeles or the higher-end San Gabriel Valley communities, yet it is still affordable relative to Pasadena ($1,125,000), Arcadia ($1,550,000), or Walnut ($1,388,000). The median days on market in Temple City is 24 days, matching the overall portfolio and suggesting homes are moving briskly once listed.
Price per square foot tells a sharper story. At $522 per square foot, Temple City is moderately priced within the region: it sits below Irvine ($792/sqft), Pasadena ($764/sqft), Arcadia ($684/sqft), and Orange ($677/sqft), but above more affordable communities like Riverside ($376/sqft) or Chino ($390/sqft). This metric matters because it lets you compare what you actually get for your money. When you divide the median list price by the price per square foot, you arrive at a rough median home size, approximately 1,600 square feet at $844,000 divided by $522 per square foot. That is useful context: if a listing shows 1,200 square feet, it is likely priced above the median; if it shows 2,000 square feet, it is probably below.
For new immigrants or first-time U.S. buyers, the price distribution matters as much as the median. Visit tuhaousa.com/zh/city/temple-city to see the full inventory table and current listings sorted by price. Most of the 106 homes are concentrated in the $700,000 to $950,000 band, which means your down payment and monthly payment planning should anchor to that range. A 30% down payment, typical for foreign-national buyers who hold no U.S. credit history or Social Security number, on a $750,000 purchase would be $225,000 down, leaving a loan of $525,000. With property tax in California running at a base rate of 1% of assessed value (commonly 1.1–1.25% with local add-ons), a $750,000 property would generate roughly $750–$940 in monthly property tax alone, before insurance, maintenance, or utilities. Credit score, employment history, occupancy status (owner-occupied vs. investment), and loan amount all affect your actual interest rate and terms, so an individual quote from Treasure Mortgage is the only way to know your true number.
Temple City's interest-rate environment reflects the national snapshot. According to Freddie Mac's Primary Mortgage Market Survey for the week of October 22, 2026, the national weekly average for a 30-year fixed-rate mortgage is 7.32%, and for a 15-year fixed is 6.68%. These are national averages, not quotes; an actual rate depends on credit score, loan size, down payment, property type, and occupancy. Foreign nationals, ITIN borrowers, F-1 students, H-1B visa holders, and tourists with no U.S. credit can all borrow, but rate terms vary by program. Check tuhaousa.com/rates or tuhaousa.com/zh/rates for specific programs and pricing.
Buyers often ask whether to stretch their budget upward or stay conservative within the $700–$900k cluster. The answer depends on your down payment source, employment stability, and risk tolerance. Suppose you have $300,000 in cash available and a stable W-2 job in California: a $900,000 purchase with $300,000 down (33%) leaves a $600,000 loan. At 7.32% over 30 years, that carries roughly $4,000 in monthly principal and interest before tax and insurance. If your gross household income is $200,000 per year, that ratio is tight but manageable for a lender. But if your down payment is a gift from abroad and you are on an F-1 visa or H-1B, the calculation looks different: loan programs exist, but documentation and timing matter, and you should speak with the team well before you make an offer.
Temple City's narrow band of active inventory, only 106 homes, also means patience can pay off. If your ideal home does not appear this week, it will likely appear in the coming weeks as turnover continues. The 24-day median time on market suggests homes do move, but not instantly. Set a price target, a square-footage target, and a condition tolerance, then stay in touch with a local agent who can alert you the moment a new listing hits that criteria. The team's market analysis goes deeper at tuhaousa.com/zh/city/temple-city, where you can review the full price distribution and see what is active right now.
Note: any interest rate or monthly payment in this article is an illustration, not a quote or an offer of credit. Your actual rate and APR depend on your situation and the day; see today's pricing on the rates page.
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