Lakewood neighborhoods compared
Zillow does not publish neighborhood-level values inside Lakewood, so the most reliable price comparison is by ZIP. The table uses Zillow's typical home value for September 2026 and Redfin's median sale price for the three months to September 2026; read each column on its own, as they are different measures.
| ZIP and areas | Zillow typical value | 1-year change (Zillow) | Redfin median sale price | Redfin homes sold |
|---|---|---|---|---|
| 90713: Carson Park, Del Valle Park, Lakewood High area, much of Lakewood Park | $898,661 | +3.1% | $924,728 | 52 |
| 90712: Lakewood Mutual Homes, Lakewood Center, City Hall, west side | $862,486 | +1.8% | $869,994 | 47 |
| 90715: east of the river, Palms Park, Bloomfield Park | $818,284 | +2.9% | $756,778 | 18 |
The city as a whole had a Zillow typical value of $872,068. ZIP boundaries do not follow tract names exactly, and the area-to-ZIP matches above come from school, park and listing addresses, so confirm the ZIP of any address you are considering. See our Lakewood ZIP code guide for more.
Lakewood neighborhood profiles
Lakewood Park
This is where Lakewood began. The Lakewood Park Corporation, formed by Louis Boyar, S. Mark Taper and Ben Weingart, poured its first foundations on February 24, 1950 on former Montana Ranch farmland east of Lakewood Boulevard, according to the city's history. Two- and three-bedroom homes were advertised from $7,825 that July, and at peak the crews finished 40 to 60 houses a day. The tract covers a large share of central and eastern Lakewood, so it straddles 90712 and 90713. Many streets were named by Marshall Boyar, son of the developer. Expect rows of similar original plans, many expanded over the decades; compare square footage, permits and lot size house by house.
Lakewood Mutual Homes
West of Lakewood Boulevard, the Lakewood Mutual Homes tract was begun in late 1951 as the second phase of the build-out. It sits in ZIP 90712, where Zillow's typical value was $862,486 in September 2026. Schools with nearby addresses include Long Beach Unified's Madison Elementary on Bomberry Street and Riley Elementary on Sandwood Street. Like Lakewood Park, the homes were built quickly from standard plans, so the condition of each house matters more than the street.
Carson Park
Carson Park, east of Palo Verde Avenue, was begun in 1952 as the third major tract and is mostly in 90713, the highest-value Lakewood ZIP on both Zillow ($898,661) and Redfin ($924,728) figures. Redfin's figures for 90713 show a median of 32 days on market and 1.6 months of supply in the three months to September 2026, the tightest in the city. Cleveland Elementary on Hackett Avenue, which had the best 2025 Dashboard results of any Lakewood-address school, is in the same ZIP; confirm school assignment with the district.
Mayfair
Mayfair Park at Clark Avenue and South Street, the city's flagship recreation site since 1951, with a public pool, takes its name from the surrounding Mayfair tract. The city's history says street names north of South Street came from Charles Hopper, an early developer of the Montana Ranch. Bellflower Unified's Mayfair High, a grade 7 to 12 school on Woodruff Avenue, shares the name. Check which district serves a Mayfair-area address, since Long Beach and Bellflower unified both have schools nearby.
Westgate
Westgate is the most recent subdivision named in the city's history. It was built in western Lakewood on the site of a former oil transfer facility and became Westgate in 1995, with street names auctioned to benefit the Weingart-Lakewood Family YMCA. Because of the site's industrial past, ask for the environmental section of the Natural Hazard Disclosure and any records the seller has on the subdivision's site cleanup before buying.
Biscailuz Park area
On the far west side, Biscailuz Park is a four-acre park on Candlewood Street just east of Paramount Boulevard. A house on Candlewood Street was listed at $829,000 on October 30, 2026, close to the 90712 typical value. Ask which school district serves the address, since four districts serve parts of Lakewood.
Lakewood Center and City Hall area
The streets around Lakewood Center at Lakewood and Del Amo boulevards and City Hall at 5050 Clark Avenue put the mall's 225-plus stores, Costco, Target and the farmers market at Del Amo and Clark within reach. Bolivar Park, at Del Amo and Downey Avenue, has McCormick Pool. This is ZIP 90712. Homes close to the mall and the boulevards get more traffic and noise, so visit at a weekend peak before you buy.
Del Valle Park and Lakewood High area
Del Valle Park, home to the Lakewood Youth Center at Woodruff Avenue and Arbor Road, hosts many of the city's summer concerts. Lakewood High (4400 Briercrest Avenue) and Gompers (5206 Briercrest) are nearby in 90713. Briercrest, Woodruff and the surrounding streets are mostly single-family tract homes, and Mayfair High is also on Woodruff, so school-hour traffic is worth a look.
Monte Verde Park area
Monte Verde Park, on the west bank of the San Gabriel River, has the S. Mark Taper Vista Lodge, a nature trail and an amphitheater. Streets nearby sit close to the river channel, so check the FEMA flood map for any address and ask whether the lender will require flood insurance. Mae Boyar Park, a 12-acre park with a wading pool, connects to the West San Gabriel River trail system nearby.
Rynerson Park area
Across the river, Rynerson Park is 40 acres with a bike trail head, walking trails, a picnic shelter and the Lakewood Little League diamonds, dedicated in 1990. The Lakewood Equestrian Center is next to it. Ask neighbors about weekend parking during Little League season. As with Monte Verde, check the flood map and the Natural Hazard Disclosure.
East Lakewood around Palms Park
East of the San Gabriel River, smaller developers built homes mainly from 1957 to 1963, and Lakewood annexed the area by 1963. Palms Park, 21 acres, was dedicated in 1978 next to Palms Elementary on 207th Street. This is ZIP 90715, with Zillow's lowest typical value in the city ($818,284) and the most townhomes and condos; Census figures show 48.4% of homes here are owner-occupied. Many homes are served by Golden State Water Company rather than the city utility. Schools are mostly ABC Unified, including Artesia High on Del Amo Boulevard.
Bloomfield Park area
Bloomfield Park, 15 acres near Centralia Street and Pioneer Boulevard, started as a Los Angeles County park serving unincorporated neighborhoods that Lakewood later annexed. The area shares 90715's prices and water provider. Redfin's single-family median in 90715 was $859,783 for the three months to September 2026, up 6.2%, while its condo median was $603,482.
Lakewood neighborhoods by what you are looking for
Lower entry price: East Lakewood and Bloomfield Park (90715)
Zillow's typical value of $818,284 is the lowest of the three ZIPs, and the condo median of $603,482 (Redfin, six sales) is the cheapest way into the city. Check the water provider and HOA dues.
Condos and townhomes: the numbered streets east of the river
Most of Lakewood's attached homes are here. Townhomes were listed on 215th and 216th streets on October 30, 2026. See our Lakewood condo guide.
Highest values: Carson Park and the 90713 tracts
90713 had the highest typical value ($898,661) and the biggest one-year gain (3.1%) on Zillow's figures, and Redfin's highest price per square foot in the city at $687.79.
Walking to shops: around Lakewood Center
The streets nearest Lakewood and Del Amo boulevards put a regional mall, Costco and Target closer than anywhere else in the city, which matters in a place where under 1% of workers walk to work (Census).
Parks and trails: the river parks
Monte Verde Park and Rynerson Park sit on either bank of the San Gabriel River, with trails, the equestrian center and the river bike path.
What homes in Lakewood neighborhoods are like
Across every area above, the housing is older and more uniform than in most Los Angeles County suburbs. The Census Bureau's 2020-2024 survey counts 26,867 homes in Lakewood, and the year-built split shows how quickly the city filled up.
| Decade built | Homes | Share |
|---|---|---|
| Before 1950 | 3,672 | 13.7% |
| 1950 to 1959 | 14,643 | 54.5% |
| 1960 to 1969 | 3,697 | 13.8% |
| 1970 to 1999 | 4,063 | 15.1% |
| 2000 or later | 792 | 2.9% |
Original tract houses in Lakewood Park, Mutual Homes and Carson Park
The 1950s homes in the three big tracts were built from a small set of plans at a pace of up to 110 houses in a day. Many have since gained a family room, a second bathroom, a converted garage or a second story. When two similar houses on one block are priced far apart, the difference is usually added space and the quality of the work. Ask for permits for every addition, and have the inspector check the original sewer line, the electrical panel and the foundation.
1960s homes east of the river
The city's history says smaller developers built the area east of the San Gabriel River mainly from 1957 to 1963, which likely accounts for much of the 3,697 homes dated to the 1960s. Lot and house sizes vary more than in the main tracts, and this side also holds most of the city's townhomes. Check the HOA documents for any attached home and confirm the water provider.
Newer homes and infill in Lakewood
Only 792 homes date from 2000 or later. With the state asking Lakewood to plan for 3,922 new homes in its 2021-2029 Housing Element, expect more accessory dwelling units and small infill projects. Ask the planning department about permits near any address.
Lakewood areas by ZIP: Census figures
The Census Bureau publishes figures by ZIP Code Tabulation Area, which roughly match the three Lakewood ZIPs. These are 2020-2024 five-year estimates, so they lag current prices; use them to compare areas, not to price a home.
| ZIP | Population | Median household income | Median gross rent | Owner-occupied |
|---|---|---|---|---|
| 90712 | 30,800 | $122,435 | $2,325 | 75.5% |
| 90713 | 28,221 | $133,419 | $2,746 | 85.4% |
| 90715 | 20,182 | $91,875 | $2,279 | 48.4% |
The pattern matches the price data: 90713 has the highest incomes and the most owners, and 90715, with more townhomes and rentals, has the lowest. A ZIP Code Tabulation Area can include a few blocks outside the city line, so treat these as approximate for Lakewood itself.
How to compare two Lakewood streets
Because so many homes share a plan and a decade, small differences decide value. When you are choosing between two streets or two tracts:
- Pull the last six months of closed sales on each street, with square footage, and compare price per square foot.
- Check the ZIP and the school district for each address with the district's own lookup.
- Check the water provider: the city utility or Golden State Water east of the river.
- Look the address up on the FEMA flood map, especially near the San Gabriel River.
- Drive past at school drop-off time and on a weekend afternoon near Lakewood Center or a park.
- Ask the city for permit history on any addition.
Lakewood Village and other nearby areas
Lakewood Village and the Lakewood Country Club Estates were developed by Clark Bonner before the war, and the part of the Lakewood area annexed to Long Beach is now Lakewood Village. It is in the City of Long Beach, not the City of Lakewood, so taxes, services and schools follow Long Beach. For areas across the line, see our Long Beach neighborhoods guide. For buying in Lakewood itself, see our Lakewood homes for sale guide and is Lakewood a good place to live.