Garden Grove neighborhoods compared
Zillow publishes no neighborhood-level values for Garden Grove, so this guide groups the city's areas by ZIP and uses Zillow's ZIP values for September 2026. The citywide typical value was $1,001,908. Redfin's medians for detached houses in the three months to September show how much the house itself, not just the ZIP, drives price.
| ZIP | Main areas | Zillow typical value (Sept 2026) | 1-year change | Redfin median, detached houses (3 months to Sept 2026) |
|---|---|---|---|---|
| 92845 | West Garden Grove, Eastgate, Garden Park | $1,111,495 | +4.7% | $1,148,710 |
| 92841 | North Garden Grove, Magnolia | $1,021,304 | +4.1% | $1,161,207 |
| 92840 | Main Street, Civic Center, Harbor Corridor, Lampson | $975,459 | +5.0% | $1,029,490 |
| 92843 | Trask and Woodbury | $967,456 | +5.2% | $1,047,236 |
| 92844 | Westminster Avenue | $940,849 | +5.4% | $979,753 |
Every ZIP gained value over the year, from 4.1% in 92841 to 5.4% in 92844. The gap between the most and least expensive ZIPs is about $170,000 on Zillow's measure, small for a city of 171,000 people, because most of Garden Grove was built in one post-war wave of similar tracts.
Because values are so close, the individual house matters more than the area name. A permitted addition, a remodeled kitchen or a larger lot can move a price by more than the gap between two ZIPs. When you compare areas, compare like with like: the same bedroom count, similar square footage and the same home type, sold within the last 90 days. Your agent can pull those sales by tract, and the county assessor's records show the recorded square footage for any parcel.
Garden Grove neighborhood profiles
West Garden Grove (92845)
West Garden Grove covers the whole 92845 ZIP, from west of Knott Avenue to the Seal Beach and Los Alamitos city lines, and it connects to the rest of Garden Grove only by a narrow strip along Garden Grove Boulevard, with Stanton in between. It has the city's highest Zillow ZIP value, $1,111,495, and Census data shows 82% of its homes are owner-occupied, against 53% citywide. Westgrove Park (5372 Cerulean Avenue) has softball and soccer fields and an activity building, and Edgar Park and the Tibor Rubin Library serve the area. Pacifica High and Bell Intermediate are on Lampson Avenue and Springdale Street. Redfin's detached-house median here was $1,148,710.
Eastgate tract, West Garden Grove
Eastgate is one of the West Garden Grove tracts whose original plans are still traded by name. Team Tackney's site, run from an office on Lampson Avenue, keeps floor plans for five Eastgate models: Lido, Enchantress, Aloha, Windsor and Catalina. Buyers compare an original plan with one that has been enlarged; ask whether additions are permitted and whether the square footage matches the county record. Values follow the 92845 ZIP, $1,111,495 on Zillow's measure.
Garden Park tract, West Garden Grove
Garden Park is another West Garden Grove tract, with eight original floor plans listed on the same agent's site. Garden Park Elementary is at 6562 Stanford Avenue; in 2025 it was 27.4 points above the state English standard and 24.9 above in math, though English fell 13.6 points from the year before. Nearby Patton and Loyal Barker elementary schools posted some of the district's highest results. Check school assignment with the district's locator, never the tract name.
North Garden Grove: Dale Street and Chapman Avenue (92841)
The north side of the city, around Dale Street, Chapman Avenue and Orangewood Avenue, had Redfin's highest three-month median of any Garden Grove ZIP, $1,124,670, up 11.1% on a year earlier, and a detached-house median of $1,161,207. Zillow's ZIP value was $1,021,304. Rancho Alamitos High is on Dale Street and the Chapman Sports Complex, at Chapman and Knott, has six lighted tennis courts, street hockey rinks and soccer fields. Part of this area was inside the May 2026 GKN Aerospace evacuation zone, which at one point covered the blocks between Orangewood Avenue, Dale Street, Garden Grove Boulevard and Knott Avenue.
Magnolia Street and Hare School Park (92841)
Along Magnolia Street, the 14-acre Hare School Park at 12012 Magnolia has four ball fields, three football fields and two soccer fields, and Magnolia Park at 11402 Magnolia has tennis and handball courts and a pool. Stanford Elementary and Louis G. Zeyen Elementary are on Magnolia. Values follow the 92841 ZIP.
Historic Main Street and Village Green (92840)
The original town grew up around Main Street and Garden Grove Boulevard, where Alonzo Cook, who bought 160 acres here in 1874, later donated land north of Main Street and Garden Grove Boulevard for the first schoolhouse and post office. Today the 6.3-acre Village Green Park at 12732 Main Street, with its Strawberry Bowl, hosts city events such as Winter in the Grove. The city runs a downtown parking management program. Homes nearby range from older houses to apartments and condos. ZIP 92840's Zillow value was $975,459, and Redfin recorded eight condo sales there in the three months to September.
Civic Center and Stanford Avenue (92840)
City Hall is at 11222 Acacia Parkway, and the city is building a new police facility and parking structure at Acacia Parkway and Euclid Street, followed by a redesigned Civic Center Park with a walking trail. Garden Grove High (11271 Stanford Avenue) and the district office (10331 Stanford Avenue) are a short distance away, and the Stanley Ranch Museum is at 12174 Euclid Street. Redfin's median for detached houses in 92840 was $1,029,490, and homes went under contract in a median 30 days.
Harbor Corridor (92840)
The Harbor Boulevard strip in the northeast of the city is planned under the Harbor Corridor Specific Plan and is the city's hotel district, with properties such as the Delta Hotels Anaheim Garden Grove at 12021 Harbor Boulevard. OCTA's OC Streetcar, due in early 2027, will connect the Harbor Corridor to downtown Santa Ana and the Santa Ana Regional Transportation Center over 4.15 miles. The city's current projects list shows how the corridor is changing; check the specific plan for what may be built near any home you consider.
Lampson Avenue and Haster Basin (92840)
The east end of Lampson Avenue has the county's 23-acre Haster Basin at 12952 Lampson, a flood control basin with a lake, play area and exercise course. Lampson Elementary, at 13321 Lampson Avenue, belongs to Orange Unified rather than Garden Grove Unified, so school assignments on these blocks need checking. Dr. Walter C. Ralston Intermediate is further west on East Lampson Avenue and Louis Lake Intermediate on Orangewood Avenue, both Garden Grove Unified. The 92840 ZIP value applies, $975,459, and Redfin's detached-house median for the ZIP was $1,029,490.
East-central Garden Grove: Trask Avenue and Woodbury Road (92843)
The area toward Santa Ana around Trask Avenue, Woodbury Road and Hazard Avenue had a Zillow ZIP value of $967,456 and Redfin's lowest condo median, $540,509. Santiago High and Doig Intermediate are on Trask Avenue, Irvine Intermediate on Hazard Avenue, and Excelsior and Woodbury elementary schools on Woodbury Road. Townhouses sold for a median $760,001 but took 82 days to go under contract, against 23 days for condos, so pricing matters more here for attached homes.
South Garden Grove: Westminster Avenue (92844)
The southern ZIP, toward Westminster, had the city's lowest Zillow value, $940,849, but the fastest sales, a median 27 days, and 72% of homes sold above list (Redfin). It has the most attached homes for sale: 11 of 18 sales were condos or townhouses. Bolsa Grande High is at 9401 Westminster Avenue, A. G. Cook Elementary on Woodbury Avenue, and Murdy Elementary, with its Vietnamese dual-language program, on Donegal Drive. Two schools here, H.B. Anderson and Iva Meairs elementary, belong to the Westminster School District.
How fast homes sell in each Garden Grove area
Redfin's figures for the three months to September 30, 2026 show the whole city was a seller's market, but with real differences between areas.
| ZIP | Homes sold | Median days to contract | Average sale-to-list | Sold above list | Months of supply |
|---|---|---|---|---|---|
| 92840 | 53 | 30 | 100.7% | 44% | 2.4 |
| 92841 | 32 | 35 | 101.2% | 45% | 2.4 |
| 92843 | 29 | 33 | 100.7% | 46% | 2.3 |
| 92844 | 18 | 27 | 102.7% | 72% | 4.1 |
| 92845 | 39 | 32 | 100.2% | 50% | 2.2 |
92844 stands out: the fewest sales but the fastest contracts and the most bidding above list, even with 4.1 months of supply, the highest in the city. That pattern fits a ZIP where lower-priced condos and townhouses make up most sales and draw many buyers at once. West Garden Grove had the tightest supply, 2.2 months, but buyers there paid closest to list on average, 100.2%, which suggests sellers were already pricing near the top. If you are buying, the sale-to-list figure for your ZIP is a better guide to offer strategy than the citywide average of 100.86%. If you are selling, the days-to-contract figure tells you how long a well-priced home should take; a listing that sits well past it is usually overpriced for its street.
Who owns and rents in each Garden Grove ZIP
Census Bureau figures from the 2020-2024 survey show how differently the ZIPs are housed. Owner share is the main split: West Garden Grove is mostly owner-occupied, while the central and southern ZIPs have more renters and more apartments.
| ZIP | Population | Homes | Owner-occupied | Median household income | Median gross rent |
|---|---|---|---|---|---|
| 92840 | 54,534 | 16,762 | 53% | $98,881 | $1,962 |
| 92841 | 33,219 | 9,929 | 53% | $84,451 | $2,002 |
| 92843 | 46,414 | 12,159 | 47% | $81,446 | $1,934 |
| 92844 | 23,188 | 7,139 | 41% | $79,701 | $2,092 |
| 92845 | 16,143 | 5,858 | 82% | $136,485 | $2,608 |
ZIP boundaries do not match the city line exactly, so totals differ from the citywide figures. A lower owner share usually means more apartments and condos on the market and more renters on the street; a higher one usually means longer-held houses and fewer listings. In 92845, homes stay with owners for long stretches, which is one reason only 39 sold there in the three months to September 2026. In 92840, the largest ZIP by population, 53 homes sold in the same period.
Garden Grove neighborhoods by what you are looking for
Best for a detached house with a high owner share: West Garden Grove
92845 has the city's highest owner-occupancy (82%) and the fewest condo sales, one in three months. Detached houses sold for a Redfin median of $1,148,710. If you want a block of owner-occupied tract houses, start here.
Best for a lower entry price: 92843 and 92844 condos
Condos sold for medians of $540,509 in 92843 and $691,730 in 92844 in the three months to September, well below detached-house medians in the same ZIPs. Our Garden Grove condos guide covers the HOA and financing checks.
Best for transit and walking to shops: Main Street and the Harbor Corridor
The Harbor Corridor has its own city specific plan, Main Street is the old town center, and the OC Streetcar will serve the Harbor Corridor from early 2027. Elsewhere, most trips need a car; the average resident commute is 28.5 minutes.
Best for newer homes: infill projects
Garden Grove has almost no large subdivisions under way. The newest for-sale homes will come from infill projects on the city's Q1 2026 development list, such as 35 condos at 12701 Buaro Street and 26 townhomes at 9822 Russell Avenue. Ask the Planning Division on (714) 741-5312 for their status.
Best for park access: Garden Grove Park and Haster Basin
The 36-acre Garden Grove Park at 9301 Westminster Boulevard is the largest city park, with softball and soccer fields, a skate park and volleyball. The county's 23-acre Haster Basin and the 14-acre Hare School Park are the next largest listed sites. The city's parks page lists every site and its facilities.
Best for value growth so far: 92844 and 92843
On Zillow's measure, 92844 rose 5.4% and 92843 5.2% in the year to September 2026, the fastest in the city. On Redfin's three-month medians, 92841 rose most, 11.1%. Different measures give different winners, so look at both.
What to check in any Garden Grove neighborhood
- Flood zone: parts of the city are in FEMA Zone A. Use the searchable map linked from the city's flood zone page.
- School district: Garden Grove Unified covers most addresses, but Orange Unified, Westminster School District and the Anaheim districts serve some. See our Garden Grove schools guide.
- Tax rate area: 1.18101% in many city areas in 2026-27, such as 18-001, and up to 1.21216% in area 18-003.
- Nearby industry: check what operates within a few blocks, especially near industrial sites.
- Crime data: use official figures, not anecdotes; our Garden Grove crime data page explains how.
For prices and the buying process, see our Garden Grove homes guide and Garden Grove ZIP code guide.