Hacienda Heights home and condo appraisals for estates, trusts, and taxes
Unincorporated Puente Hills community of postwar tracts and hillside view homes
Governed by Los Angeles County rather than a city council, Hacienda Heights lies between the SR-60 and the Puente Hills and was subdivided in 1913 as North Whittier Heights, an orchard district renamed in the early 1960s. Families and attorneys most often bring us long-held 1950s and 1960s houses and hillside view homes.
- Location
- Hacienda Heights is an unincorporated community of Los Angeles County in the East San Gabriel & Pomona Valleys region of Los Angeles County
- ZIP codes
- 91745
- Properties
- Single-family homes and condominiums
- Fees
- $449 Standard Desktop, $299 Basic Desktop
- Delivery
- 3+ business days
Homes in Hacienda Heights
Hacienda Boulevard saw the first suburban houses in the 1940s, and 1950s subdivisions near Kwis Avenue spread single-story ranch tracts across the flatter northern ground. In the 1970s, single-family development climbed the northern slopes of the Puente Hills, where split-level and two-story homes gained valley views, and later infill added a few gated projects. Townhomes, condominiums, apartments and mobile home parks make up a smaller share of a predominantly single-family stock.
What moves value in Hacienda Heights
Buyers sort Hacienda Heights largely by altitude, with hillside homes facing the valley drawing a different pool than flatland tracts near the freeway. The SR-60 and nearby Interstate 605 reach employment centers in Los Angeles and Orange counties. Because most sales involve homes that are decades old, the scope of updating often separates similar houses.
Neighborhoods and tracts
- Countrywood
- Hillgrove
- Turnbull Canyon
- Hacienda Hills
- Puente Hills
Local reference points: Hsi Lai Temple on Glenmark Drive, the Hacienda Hills and Turnbull Canyon trailheads, Steinmetz and Countrywood parks, the library on La Monde Street and the Hacienda Boulevard corridor orient the community.
Appraisal considerations in Hacienda Heights
County zoning and the 2011 Hacienda Heights Community Plan apply, including a hillside management overlay on the steepest slopes that shapes grading, additions and lot splits. The Puente Hills have burned several times, so a hillside parcel's hazard designation and any post-fire market effect deserve attention. Homes near the closed Puente Hills Landfill or along the SR-60 need similarly located comparables.
Does Hacienda Heights being unincorporated change how an inherited house is appraised or reassessed?
The method matches any city's, though zoning and permit questions go to Los Angeles County. Prop 19 reassessment is handled by the county assessor for incorporated and unincorporated properties alike, and we document the land-use rules in effect on the valuation date when they bear on value.
Reports we prepare for Hacienda Heights properties
Each is a certified desktop appraisal of a single-family home or condominium, as of a current or past date.
- Date-of-Death Appraisals
- Step-Up in Basis Appraisals
- Trust Administration Appraisals
- Estate Settlement & Estate Tax Appraisals
- Gift Tax Appraisals
- Prop 19 Parent-Child Transfer Appraisals
- Divorce & Date-of-Separation Appraisals
- Family Sale & Co-Owner Buyout Appraisals
- Retrospective Appraisals
Reviewed November 2026.
Need a value for a Hacienda Heights property?
Send the address and the date the value is needed for. We confirm the property and the fee within one business day; the report is delivered in 3+ business days.