Living in Anaheim Hills CA: The Complete Guide 2026
I have lived and worked in the Anaheim Hills area for more than 20 years. I grew up 10 minutes away in Yorba Linda, went to school with kids from Canyon High, and built my real estate career helping families buy and sell homes in these hills. I know which streets get the best sunset views, which neighborhoods have the quietest cul-de-sacs, and which parts of Santa Ana Canyon Road turn into a parking lot at 5:15 on a Tuesday.
This is the guide I wish existed when people call me and say they are thinking about moving to Anaheim Hills. Not a list of bullet points scraped from a census website. Not a marketing brochure. A real, honest, detailed look at what daily life actually looks like here - the things that make Anaheim Hills worth the price of admission, and the things you should know before you commit.
What Anaheim Hills Actually Is (And What It Is Not)
Anaheim Hills is not a separate city. That surprises a lot of people. It is a planned community within the city of Anaheim, located in the eastern hills of Orange County. It occupies the zip codes 92807 and 92808, roughly from the 55 Freeway on the west to Gypsum Canyon and the Riverside County line on the east.
About 47,000 people live here across approximately 16,500 households. The median age is 43, which skews older than the city of Anaheim as a whole (which sits around 36). That age difference tells you something important: Anaheim Hills is a community of established families, long-term homeowners, and people who chose to stay. This is not a transient neighborhood. People move here, raise their kids, and stay.
The community was developed primarily from the 1970s through the 2000s, with the oldest neighborhoods in the western portion (Westridge, Anaheim Hills Estates) and newer construction climbing into the eastern hills. The terrain is what sets Anaheim Hills apart from most of Orange County. This is not flat, grid-street suburbia. The hills are real. Streets wind. Canyons cut between neighborhoods. Views of city lights, mountains, and green hillsides (after the rains) are part of the everyday experience.
That hillside topography creates something most master-planned communities cannot manufacture: natural separation between neighborhoods, a feeling of privacy, and a sense that you are living above the noise of the surrounding metro area. When you are sitting on your patio in Deer Canyon or Summit Pointe watching the sun go down behind the Santa Ana Mountains, the fact that Disneyland is 15 minutes away feels impossible.
The Housing Market in Early 2026
Let me give you the numbers that matter right now.
As of the most recent Redfin data, the median sale price in Anaheim Hills is $1.1 million, up 6% year over year. The median price per square foot is $594, up about 2.8% from the same period a year ago. Homes are spending an average of 47 to 51 days on market, depending on the data source and time frame, which is slightly longer than the 42-day average a year ago. The market is classified as "somewhat competitive," with homes receiving an average of 3 offers.
For context, the broader city of Anaheim (which includes flatland neighborhoods, the resort area, and everything in between) has a median sale price around $955,000. So Anaheim Hills commands a premium of roughly 15% over the Anaheim citywide average. That premium buys you the schools, the views, and the neighborhood quality.
The Zillow Home Value Index for Anaheim Hills puts the average home value at approximately $1,107,000. Zillow's data shows a slight softening of about 2.9% over the past year, which reflects a different methodology and mix of property types than the Redfin sales data. Both numbers are telling you the same general story: prices are high but stable, with modest appreciation and no signs of a dramatic correction.
Mortgage rates as of mid-February 2026 are sitting around 6.09% for a 30-year fixed according to Freddie Mac, which is down from 6.87% a year ago. That improvement in rates, combined with slightly more inventory and a less frenzied buyer pool, means the spring 2026 market is shaping up to be the most balanced buying environment we have seen since before the pandemic.
Here is what your budget gets you in Anaheim Hills today:
$500,000 to $650,000 - Condos and townhomes. Communities like Summit Court, Viewpointe North, and the townhome developments near Santa Ana Canyon Road offer two- and three-bedroom attached homes with community pools, garages, and in many cases, hillside views. HOA fees typically run $250 to $450 per month.
$650,000 to $900,000 - Entry-level single-family homes. Primarily in Westridge and Anaheim Hills Estates, where the homes are from the 1970s and 1980s with mature landscaping and wider streets. Many need cosmetic updating, but the bones are solid and the value proposition is strong for buyers willing to improve over time.
$900,000 to $1.5 million - The heart of the Anaheim Hills market. Updated single-family homes in Canyon Hills, Sycamore Canyon, Deer Canyon, and the areas near Canyon High School. Three to four bedrooms, 1,800 to 2,800 square feet, many with views and updated kitchens and bathrooms.
$1.5 million to $3.5 million+ - Luxury and guard-gated communities. Summit Pointe, Belsomet, Crown Pointe, and Hidden Canyon. These are the homes with panoramic views, 4,000+ square feet, custom finishes, and 24-hour security gates. Inventory at this level is always tight - there may be only 5 to 10 homes available across all gated communities at any given time.
Neighborhoods: The Insider Breakdown
Anaheim Hills covers a lot of ground. The difference between the western side and the eastern side is significant - in pricing, in home age, in feel, and in which schools your kids attend. Here is how the community breaks down by neighborhood.
Westridge and Anaheim Hills Estates sit in the western portion and represent the oldest and most affordable neighborhoods. Homes from the 1970s and 1980s, mature trees, wider streets, and a settled, established feel. This is where first-time buyers who want a detached home in Anaheim Hills start their search. The tradeoff is that many homes need cosmetic work - but the upside is that you are buying into the school district, the community, and a property that has room for equity growth through smart renovation.
The Summit area offers a mix of single-family homes and townhomes built from the 1980s through the 2000s. Summit Court and surrounding developments provide some of the most accessible entry points to Anaheim Hills living, with attached homes starting in the $500,000s and $600,000s. Community amenities typically include pools and fitness areas. The proximity to Canyon Rim Elementary (a California Distinguished School) is a major draw for families.
The Canyon neighborhoods - Canyon Hills, Canyon Pointe, Canyon View Estates - sit in the heart of Anaheim Hills near Oak Canyon Nature Center. These range from mid-range to upscale, with strong school proximity (near Canyon High School and top-rated elementary schools) that adds long-term value. The canyon setting provides a unique combination of seclusion and convenience.
The Santa Ana Canyon Road corridor is the commercial spine of Anaheim Hills. Neighborhoods immediately off this corridor put you within walking distance (or a very short drive) of shopping at the Anaheim Hills Festival center, Target, Vons, Ralphs, and the main restaurant row. If you want convenience above all else, this is where to look.
Sycamore Canyon and Deer Canyon are located near East Hills Park and the nature trail network. Larger lots, slightly newer construction, and direct access to some of the best hiking and outdoor recreation in Anaheim Hills. More expensive than Westridge, but the homes tend to need less work and the lifestyle benefits are real.
The guard-gated communities - Summit Pointe, Belsomet, Crown Pointe, and Hidden Canyon - occupy the hillside above the rest of the community. Summit Pointe is the most prominent, with 24-hour guard-gated access, panoramic views spanning from city lights to mountain ridgelines, and homes that range from approximately $1.8 million to $4 million or higher. Belsomet has fewer than 100 homes, which means turnover is rare and buyers who want in have often been waiting for months or years. These communities offer a level of privacy and security that is difficult to find outside of gated coastal enclaves that cost twice as much.
Schools: The Real Reason Families Move Here
I will tell you something that the generic "living in" guides tend to bury in a list of links: the schools in Anaheim Hills are the single biggest driver of home values, and they are the primary reason families pay a premium to live here instead of somewhere cheaper.
The relevant school districts are the Orange Unified School District (OUSD), which serves most of Anaheim Hills, and the Placentia-Yorba Linda Unified School District (PYLUSD) for some boundary areas.
At the elementary level, all six elementary schools within the Anaheim Hills area have received Blue Ribbon School recognition from the U.S. Department of Education. Four of them are California Distinguished Schools, a designation awarded to the top 5% of schools statewide. Running Springs, Canyon Rim, Imperial, Crescent, Panorama, and Nohl Canyon elementary schools all serve Anaheim Hills families, and all maintain high ratings on GreatSchools and Niche.
El Rancho Charter Middle School is one of the highest-rated middle schools in Orange County.
Canyon High School, which serves most of the Anaheim Hills area, is ranked in the top 10 to 15% of high schools in California by U.S. News. Villa Park High School (technically in Villa Park but serving portions of the Anaheim Hills boundary) is another strong option.
Here is something that matters at the property level and that most people do not realize until they are deep in the buying process: school boundary assignments in Anaheim Hills can vary from one street to the next. Two homes on the same block can feed into different elementary schools. I verify the specific school assignment for every property before my clients make an offer, because this is not a detail you want to discover after closing.
The Commute: Honest Numbers
Anaheim Hills has direct access to three major freeways: the 91, the 55, and the 241 toll road. How you feel about the commute depends entirely on where you work and when you drive.
Commute to Irvine (Spectrum/UCI area): 20 to 30 minutes outside of peak hours. During rush hour, add 15 to 20 minutes. The 241 toll road is a game-changer for south Orange County commuters - it bypasses the heaviest traffic on the 91 and the 55 and can cut a 50-minute rush hour commute down to 25 minutes. The toll is real ($7 to $12 depending on time of day), but the time savings is significant.
Commute to downtown Anaheim (convention center, Honda Center area): 12 to 18 minutes. Quick and easy.
Commute to downtown Los Angeles: 45 to 75 minutes depending on traffic, route, and time of day. The 91 to the 57 to the 60 is the standard route. During peak rush hour, this can stretch past 90 minutes. Many of my clients who work in LA commute two or three days a week since hybrid work became the norm, which makes the Anaheim Hills location viable.
Commute to Riverside/Inland Empire: 20 to 40 minutes east on the 91. The 91 Express Lanes can help during peak hours.
The honest truth about commuting from Anaheim Hills: if you work in Irvine, south Orange County, or anywhere along the 91 corridor, the commute is manageable and comparable to what you would deal with from most Orange County communities. If you are commuting to west LA or the Westside five days a week, Anaheim Hills is going to feel far. For hybrid workers who commute two or three days a week, the trade-off between daily quality of life and occasional drive time overwhelmingly favors living here.
Outdoor Life and Recreation
This is where Anaheim Hills truly separates itself from the competition.
Oak Canyon Nature Center is a 58-acre wildlife sanctuary nestled right in the community. Three adjoining canyons, four miles of hiking trails, a year-round stream, oak woodlands, coastal sage scrub, and the John J. Collier Interpretive Center with live animal exhibits. This is not a manicured park with a paved path - it is a genuine nature preserve where you can spot red-shouldered hawks, acorn woodpeckers, cottontail rabbits, and western fence lizards on a Saturday morning walk. The trails connect to the adjacent Walnut Canyon Reservoir trail, giving you a 3.8-mile loop with views of the surrounding hills. Free admission. Open sunrise to sunset, seven days a week.
Yorba Regional Park and Anaheim Hills Golf Course are both within or immediately adjacent to the community. The golf course sits along Nohl Ranch Road and is a well-maintained 18-hole public course with canyon views that belie its green fees.
East Hills Park connects to an extensive trail network that links neighborhoods like Sycamore Canyon and Deer Canyon to the surrounding open space. These are the trails that residents use daily - running, walking the dog, riding bikes with the kids after school.
Santiago Oaks Regional Park and Irvine Regional Park are both short drives from Anaheim Hills, expanding the outdoor recreation options to include longer hikes, equestrian trails, the Orange County Zoo, and the Irvine Park Railroad for families with young children.
The hillside terrain means that even the residential streets offer a form of outdoor recreation. Walking the neighborhoods at sunset, when the views open up and the light turns golden, is one of those everyday pleasures that residents take for granted and visitors notice immediately.
Dining and Shopping
Anaheim Hills dining has grown significantly over the past decade. Santa Ana Canyon Road and the Weir Canyon Road corridor are the main dining arteries, and the options range from casual everyday spots to genuine destination restaurants.
Reunion Kitchen + Drink on Santa Ana Canyon Road is modern comfort food with an exhibition-style kitchen and a creative cocktail program. This is where locals go for a nice dinner without leaving the neighborhood.
Story Anaheim opened in the eastern corridor and quickly became one of the area's most talked-about spots - a Californian-American concept with a library-lounge vibe, strong brunch, and seasonal cocktails.
Rosine's Mediterranean on Weir Canyon has been a neighborhood staple for years, serving Syrian and Lebanese family recipes that have built a loyal following.
Tempo Urban Kitchen brings a chef-driven, farm-to-table concept with global flavors and a south-of-the-border influence. True Seasons Organic Kitchen caters to the health-conscious crowd with organic hot pot, rice bowls, and homemade ice cream.
For everyday dining, the options are extensive: Board & Brew for craft sandwiches, Wood Ranch BBQ & Grill, BJ's Restaurant & Brewhouse, Baci di Firenze Trattoria for authentic Italian, Yagi Japanese Restaurant, Rodrigo's Mexican Grill, and Pho Vina for Vietnamese. The coffee scene includes Caffe In Coffee Co. and Ding Tea for boba.
Shopping is anchored by the Anaheim Hills Festival center on Santa Ana Canyon Road (Target, major grocery stores, services) and the Weir Canyon shopping plazas. For anything beyond everyday retail, you are 15 to 20 minutes from The Outlets at Orange, Downtown Brea's Birch Street Promenade, and the full retail ecosystem of south Orange County.
The honest take on dining in Anaheim Hills: it has come a long way, and you can eat well without leaving the community. But this is not downtown Fullerton or the Packing District with 30 restaurants within walking distance. If you want a truly walkable dining scene, Anaheim Hills is not built for that. What it does offer is a strong and growing collection of restaurants along the main corridors, with more variety than most suburban Orange County communities.
Safety and Community Feel
Anaheim Hills consistently ranks among the safest communities in Orange County. The master-planned layout, the hilly terrain with limited entry points, and the active neighborhood watch programs all contribute to an area where crime rates are low relative to the city of Anaheim as a whole and to Orange County in general.
The community feel is suburban in the best sense. Neighbors know each other. Kids ride bikes in cul-de-sacs. The parks are clean and well-maintained. Youth sports leagues are active and well-organized. The annual community events - holiday gatherings, park events, school fundraisers - create a social fabric that holds the community together in a way that newer developments struggle to replicate.
This is not a gated community (unless you specifically buy in one of the gated enclaves), but the topography creates a natural sense of enclosure. There are only so many ways in and out of most Anaheim Hills neighborhoods, which reduces through traffic and contributes to the quiet, residential feel.
Climate and Natural Considerations
Southern California weather is the baseline. Anaheim Hills gets about 280 sunny days per year, with warm dry summers and mild winters. Average highs in summer reach the low 90s, and winter lows dip into the mid-40s. The hillside elevation means slightly cooler evenings and better air circulation than the flatlands below.
There are two environmental factors that anyone considering Anaheim Hills should understand.
Wildfire risk. Anaheim Hills sits in the wildland-urban interface, and wildfire risk is a real consideration. According to First Street Foundation data referenced by Redfin, approximately 62% of properties in Anaheim Hills have some risk of being affected by wildfire over the next 30 years. The 2017 Canyon Fire 2 burned through portions of the community and was a defining event for many residents. Fire-adapted landscaping, ember-resistant vents, and defensible space around your home are not optional here - they are part of responsible homeownership. Insurance costs for hillside homes can be higher than flatland equivalents, and some carriers have been pulling back from high-risk areas across California. I advise every buyer to confirm insurance availability and cost before making an offer.
Flood risk. About 26% of properties face some level of flood risk over the next 30 years, primarily in canyon bottom areas and near drainage channels. This is lower than many people expect for a hillside community, but it is not negligible. Properties near Walnut Canyon and the lower-lying areas of the Santa Ana Canyon corridor are the most affected.
These are not reasons to avoid Anaheim Hills. They are reasons to buy with open eyes, carry appropriate insurance, and maintain your property with awareness of the environment you live in. Most residents who have been here for years manage these risks as a normal part of hillside living in Southern California.
Who Thrives in Anaheim Hills (And Who Might Not)
After 20 years of helping families buy and sell here, I have a clear picture of who loves Anaheim Hills and who ends up wishing they had chosen differently.
You will love it here if you are a family with school-age children who wants top-tier public schools without private school tuition. If you value safety, quiet neighborhoods, hiking trails, and views. If you work in Irvine, south Orange County, or the 91 corridor and want a community that feels like a retreat from the workday. If you are a hybrid worker who commutes two or three days a week and wants the best daily quality of life possible. If you want to build long-term equity in a community where values are stable and appreciation is steady.
You might look elsewhere if you prioritize walkable urban living with restaurants, bars, and shops within a five-minute walk. If you commute to west LA or the Westside five days a week. If you want a flat backyard - many Anaheim Hills lots are sloped, and usable flat outdoor space can be limited depending on the property. If you need to be at the beach daily - the coast is 25 to 35 minutes away depending on traffic, which is close by most standards but not close enough for a daily surf session.
Frequently Asked Questions About Living in Anaheim Hills
Is Anaheim Hills safe? Yes. Anaheim Hills consistently ranks among the safest communities in Orange County. The master-planned layout, hillside terrain with limited entry points, active neighborhood watch programs, and strong community engagement all contribute to a low-crime environment relative to both the city of Anaheim and Orange County as a whole.
What are the best schools in Anaheim Hills? All six elementary schools in the Anaheim Hills area have received Blue Ribbon School recognition from the U.S. Department of Education. El Rancho Charter Middle School is one of the highest-rated middle schools in Orange County. Canyon High School ranks in the top 10 to 15% of California high schools. The Orange Unified School District and (for some boundary areas) the Placentia-Yorba Linda Unified School District serve the community.
How much does it cost to live in Anaheim Hills? The median home sale price is approximately $1.1 million as of early 2026. Condos and townhomes start in the mid-$500,000s. Entry-level single-family homes begin in the mid-$700,000s. Luxury guard-gated homes range from $1.8 million to $4 million or more. Property tax rates are approximately 1.1% to 1.2% of assessed value, with some newer developments carrying Mello-Roos assessments.
What is the commute from Anaheim Hills? Anaheim Hills has direct access to the 91, 55, and 241 freeways. Commute to Irvine is 20 to 30 minutes (non-peak). Downtown LA is 45 to 75 minutes depending on traffic and route. The 241 toll road is a significant advantage for south Orange County commuters.
Is there wildfire risk in Anaheim Hills? Yes. Approximately 62% of properties have some wildfire risk over the next 30 years according to First Street Foundation data. The 2017 Canyon Fire 2 burned through portions of the community. Responsible homeownership here includes fire-adapted landscaping, maintaining defensible space, and carrying appropriate insurance. Most long-term residents manage this risk as a normal part of hillside living.
How does Anaheim Hills compare to Yorba Linda? Both are premium communities in north Orange County with strong schools and a family-oriented feel. Yorba Linda has larger average lot sizes, equestrian zoning in some areas, and is served by PYLUSD across the entire city. Anaheim Hills offers more terrain variety (hillsides, canyons, views), a wider price range including more affordable condos and townhomes, and slightly faster access to south Orange County via the 241. Yorba Linda's median price runs about $1.3 million compared to Anaheim Hills' $1.1 million.
What is there to do outdoors in Anaheim Hills? Oak Canyon Nature Center is a 58-acre preserve with four miles of trails and a year-round stream. The Walnut Canyon Reservoir trail extends the hiking options. East Hills Park connects to an extensive trail network. Anaheim Hills Golf Course is an 18-hole public course. Santiago Oaks Regional Park and Irvine Regional Park are both short drives away. The hillside terrain means many neighborhoods themselves offer walking and running routes with views.
Is Anaheim Hills a good investment? Anaheim Hills has shown steady, consistent appreciation over the long term. The combination of limited hillside inventory, strong school demand, and high quality of life supports property values. The community is fully built out - there is very little new construction - which constrains supply and supports pricing. For buyers who hold long-term, Anaheim Hills has been one of the more reliable real estate investments in Orange County.
Ready to Explore Anaheim Hills?
If you are thinking about making a move to Anaheim Hills - or if you already live here and are considering buying, selling, or just understanding what your home is worth - I would enjoy talking with you. No pressure, no pitch. Just a straightforward conversation about the market and what makes sense for your situation.
I have been doing this in these hills for more than 20 years. I know every neighborhood, every school boundary, and every pocket of value that the online search results do not show you. That is what working with a local specialist gives you that a national referral cannot.
Brian Kidd - Canyon Realty CA DRE# 01901810 Phone: (714) 404-8152 Email: [email protected] Website: www.canyonrealty.com Office: 996 S Brianna Way, Anaheim, CA 92808
