{ "page": { "schema_version": 2, "tenant": "aubree-chavarriga", "community": { "slug": "la-crescenta-montrose", "name": "La Crescenta-Montrose", "kind": "cdp", "jurisdiction": null, "county": "Los Angeles", "state": "CA", "postal_codes": [ "91020", "91214" ], "tier": 1 }, "intent": "homes-for-sale", "as_of": "2026-10-21", "module_flags_sha256": "886b0fcf2449ff8892a5d1ffac2a2d96060d7f5a598da9e971a547436937db44", "gate": { "indexable": false, "tier": 1, "reasons": [ "populated_data_modules 0 < 3 (missing: summary_sale, market_buy, faq_sale)", "module_disabled:summary_sale (RE-45: feeds.module_flags docs-only, never guessed)", "module_disabled:market_buy (RE-45: feeds.module_flags docs-only, never guessed)", "module_disabled:faq_sale (RE-45: feeds.module_flags docs-only, never guessed)", "url_unique_modules 0 < 2", "held:missing_human_note" ] }, "facts": { "geo.land_sq_mi": { "source_layer": "tigerweb_place", "source_name": "U.S. Census Bureau TIGERweb", "license": "US Government work (public domain, 17 U.S.C. 105); 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FEMA.gov reuse statement", "n": null, "as_of": "2026-10-21", "window": "NFHL data retrieved 2026-10-21", "value": 22.8, "display": "22.8", "unit": "percent of sampled boundary area", "label": "Share of La Crescenta-Montrose in any other mapped FEMA flood zone class (for example zone D, areas not included) (grid sample of 1106 points)", "geography": "La Crescenta-Montrose Census place boundary" }, "school.count": { "source_layer": "nces_edge", "source_name": "NCES EDGE public school locations", "license": "US Government work, public domain (IES permission-to-replicate statement)", "n": null, "as_of": "2026-10-21", "window": "school year 2024-2025", "value": 6, "display": "6", "unit": "public schools", "label": "Public school locations (NCES EDGE) inside the boundary of La Crescenta-Montrose", "geography": "La Crescenta-Montrose Census place boundary" }, "school.names_listed": { "source_layer": "nces_edge", "source_name": "NCES EDGE public school locations", "license": "US Government work, public domain (IES permission-to-replicate statement)", "n": null, "as_of": "2026-10-21", "window": "school year 2024-2025", "value": [ "Cloud Preschool", "Crescenta Valley High", "La Crescenta Elementary", "Monte Vista Elementary", "Mountain Avenue Elementary", "Rosemont Middle" ], "display": "Cloud Preschool, Crescenta Valley High, La Crescenta Elementary, Monte Vista Elementary, Mountain Avenue Elementary, Rosemont Middle", "unit": null, "label": "Names of up to 8 of those public schools, alphabetical (no ratings or quality information)", "geography": "La Crescenta-Montrose Census place boundary" }, "school.district_ids": { "source_layer": "nces_edge", "source_name": "NCES EDGE public school locations", "license": "US Government work, public domain (IES permission-to-replicate statement)", "n": null, "as_of": "2026-10-21", "window": "school year 2024-2025", "value": 1, "display": "1", "unit": "school district identifiers", "label": "Distinct NCES school district (LEA) identifiers among those schools", "geography": "La Crescenta-Montrose Census place boundary" }, "elev.min_ft": { "source_layer": "usgs_epqs", "source_name": "USGS 3DEP Elevation Point Query Service", "license": "US Government work, U.S. Public Domain", "n": null, "as_of": "2026-10-21", "window": "elevation sampled 2026-10-21", "value": 1292, "display": "1,292", "unit": "feet", "label": "Lowest sampled ground elevation above sea level (36 grid points inside La Crescenta-Montrose)", "geography": "La Crescenta-Montrose Census place boundary" }, "elev.max_ft": { "source_layer": "usgs_epqs", "source_name": "USGS 3DEP Elevation Point Query Service", "license": "US Government work, U.S. Public Domain", "n": null, "as_of": "2026-10-21", "window": "elevation sampled 2026-10-21", "value": 3199, "display": "3,199", "unit": "feet", "label": "Highest sampled ground elevation above sea level (36 grid points inside La Crescenta-Montrose)", "geography": "La Crescenta-Montrose Census place boundary" }, "elev.median_ft": { "source_layer": "usgs_epqs", "source_name": "USGS 3DEP Elevation Point Query Service", "license": "US Government work, U.S. Public Domain", "n": null, "as_of": "2026-10-21", "window": "elevation sampled 2026-10-21", "value": 1847, "display": "1,847", "unit": "feet", "label": "Median sampled ground elevation above sea level (36 grid points inside La Crescenta-Montrose)", "geography": "La Crescenta-Montrose Census place boundary" }, "elev.range_ft": { "source_layer": "usgs_epqs", "source_name": "USGS 3DEP Elevation Point Query Service", "license": "US Government work, U.S. Public Domain", "n": null, "as_of": "2026-10-21", "window": "elevation sampled 2026-10-21", "value": 1907, "display": "1,907", "unit": "feet", "label": "Difference between highest and lowest sampled elevation (36 grid points inside La Crescenta-Montrose)", "geography": "La Crescenta-Montrose Census place boundary" } }, "citation_sentences": [], "modules": { "summary_sale": { "text": "Live listings for La Crescenta-Montrose are coming soon. For current homes in La Crescenta-Montrose, contact Aubree Chavarriga. Until the feed is live, this page gives public-data context for buyers: housing stock, ownership, home age and hazard information, each with its source and date.", "derived": true }, "market_buy": null, "faq_sale": { "items": [ { "q": "What is the median value of owner-occupied homes in La Crescenta-Montrose?", "a": "In the La Crescenta-Montrose Census place, the median value of owner-occupied homes is $1,207,100 (American Community Survey, 2020-2024). That figure is an owner-reported survey estimate for the whole area, not a sale price or a listing price for any single home." }, { "q": "What share of La Crescenta-Montrose lies in a CAL FIRE Very High Fire Hazard Severity Zone?", "a": "In the La Crescenta-Montrose Census place boundary, 61.8 percent of the sampled area is in a CAL FIRE Very High Fire Hazard Severity Zone (CAL FIRE, maps adopted SRA 2007, LRA 2011). The share comes from a grid sample of the boundary." }, { "q": "Which public schools are located in La Crescenta-Montrose?", "a": "NCES lists 6 public school locations in the La Crescenta-Montrose Census place boundary (NCES EDGE public school locations, school year 2024-2025). Examples are Cloud Preschool, Crescenta Valley High and La Crescenta Elementary. Verify attendance boundaries with the school district." }, { "q": "How old are the homes in La Crescenta-Montrose?", "a": "In the La Crescenta-Montrose Census place, the median year homes were built is 1958 (American Community Survey, 2020-2024). That is the median across all housing structures in the area, so it describes the full housing stock rather than any one home." } ], "audience": "buyer", "derived": false }, "nearby": [ { "slug": "altadena", "relation": "also" }, { "slug": "glendale", "relation": "also" }, { "slug": "lake-view-terrace", "relation": "also" }, { "slug": "pasadena", "relation": "also" }, { "slug": "shadow-hills", "relation": "also" }, { "slug": "sunland", "relation": "also" }, { "slug": "sylmar", "relation": "also" }, { "slug": "tujunga", "relation": "also" } ], "market_context": { "heading": "Buying in La Crescenta-Montrose: Census reference points", "rows": [ { "label": "Median home value (owner-reported)", "value": "$1,207,100", "source": "Census ACS 5-year, 2020-2024", "as_of": "2024-12-31" }, { "label": "Owner-occupied share of occupied homes", "value": "59.2%", "source": "Census ACS 5-year, 2020-2024", "as_of": "2024-12-31" }, { "label": "Owner-occupied housing units", "value": "4,374", "source": "Census ACS 5-year, 2020-2024", "as_of": "2024-12-31" }, { "label": "Median year homes were built", "value": "1958", "source": "Census ACS 5-year, 2020-2024", "as_of": "2024-12-31" }, { "label": "Housing units (ACS estimate)", "value": "7,595", "source": "Census ACS 5-year, 2020-2024", "as_of": "2024-12-31" } ], "text": "The median value of owner-occupied homes in La Crescenta-Montrose Census place is $1,207,100 (U.S. Census Bureau American Community Survey 5-year, 2020-2024 ACS 5-year estimates; an owner-reported estimate, not a sale price). 59.2 percent of occupied homes in La Crescenta-Montrose Census place are owner-occupied, an estimated 4,374 homes (U.S. Census Bureau American Community Survey 5-year, 2020-2024 ACS 5-year estimates). The median year the homes in La Crescenta-Montrose Census place were built is 1958 (U.S. Census Bureau American Community Survey 5-year, 2020-2024 ACS 5-year estimates). The survey estimates 7,595 housing units in La Crescenta-Montrose Census place (U.S. Census Bureau American Community Survey 5-year, 2020-2024 ACS 5-year estimates).", "note": "Active-listing and sold-price statistics are not shown because the MLS feed is not approved yet; these are survey reference points, not market prices." }, "guide": { "heading": "What should a buyer check in La Crescenta-Montrose?", "items": [ "Hazard zones. Zone shares describe the area, not one property: 61.8 percent inside a CAL FIRE Very High Fire Hazard Severity Zone (SRA 2007, LRA 2011) and 0.0 percent inside a FEMA Special Flood Hazard Area. Confirm the zones for a specific parcel during due diligence.", "Home age. The median home here was built in 1958. Ask what has been updated (roof, electrical, plumbing, foundation) and read the inspection reports.", "Cost. Price is one part of monthly cost. Include property tax, insurance and any HOA dues, then compare with renting in the calculator below." ] }, "own_vs_rent_inputs": { "status": "inputs_only", "as_of": "2026-10-21", "formula_version": 1, "note": "Inputs for a client-side calculator and a static worked example. The model computes nothing; code does. No result is shown as advice.", "buyer": { "home_price": { "fact_id": "acs.housing.median_value", "value": 1207100, "display": "$1,207,100", "unit": "US dollars", "basis": "ACS median value of owner-occupied homes (survey estimate); editable", "geography": "La Crescenta-Montrose Census place", "editable": true }, "down_payment_pct": { "value": 20, "unit": "percent", "basis": "editable default, not a recommendation", "editable": true }, "term_years": { "value": 30, "unit": "years", "basis": "editable default", "editable": true }, "interest_rate_pct": { "value": null, "unit": "percent per year", "basis": "enter a current published rate; no licensed rate source is wired", "editable": true }, "property_tax_rate_pct": { "value": 1, "unit": "percent of assessed value per year", "basis": "California base rate under Cal. Const. art. XIII A sec. 1; local voter-approved and direct assessments are extra and not included", "editable": true }, "insurance_annual": { "value": null, "unit": "US dollars per year", "basis": "user quote; no figure is bundled because insurance cost varies by property", "editable": true }, "hoa_monthly": { "value": null, "unit": "US dollars per month", "basis": "from the listing when one is chosen", "editable": true } }, "renter": { "monthly_rent": { "fact_id": "acs.housing.median_rent", "value": 2281, "display": "$2,281", "unit": "US dollars per month", "basis": "ACS median gross rent (survey estimate); editable", "geography": "La Crescenta-Montrose Census place", "editable": true }, "renters_insurance_monthly": { "value": null, "unit": "US dollars per month", "basis": "user quote; none bundled", "editable": true } }, "formulas": { "loan_amount": "home_price * (1 - down_payment_pct / 100)", "monthly_principal_interest": "loan_amount * r / (1 - (1 + r) ^ -n), r = interest_rate_pct / 1200, n = term_years * 12", "monthly_property_tax": "home_price * property_tax_rate_pct / 1200", "monthly_owner_cost": "monthly_principal_interest + monthly_property_tax + insurance_annual / 12 + hoa_monthly", "monthly_renter_cost": "monthly_rent + renters_insurance_monthly" } }, "own_vs_rent": { "text": "The calculator below starts from public figures for La Crescenta-Montrose, and every value is editable: home price $1,207,100 (ACS median value of owner-occupied homes (survey estimate), La Crescenta-Montrose Census place); down payment 20 percent and a 30-year term (editable defaults, not recommendations); property tax at 1 percent of price (the California base rate; local assessments are extra); monthly rent $2,281 (ACS median gross rent (survey estimate), La Crescenta-Montrose Census place). Interest rate, home insurance, HOA dues, renters insurance are left blank because no licensed rate source is connected and these vary by borrower and property; enter your own figures to see a monthly cost. Nothing is stored or sent.", "derived": true, "from_inputs": true } }, "sources": [ { "layer": "tigerweb_place", "license": "US Government work (public domain, 17 U.S.C. 105); credit U.S. Census Bureau", "as_of": "2026-10-21" }, { "layer": "osm_overpass", "license": "ODbL 1.0; credit (c) OpenStreetMap contributors", "as_of": "2026-10-21" }, { "layer": "census_acs5", "license": "US Government work (public domain); Census Bureau Data API terms: attribution notice required", "as_of": "2026-10-21" }, { "layer": "calfire_fhsz", "license": "No restrictions on distribution; cite California Department of Forestry and Fire Protection as the original source", "as_of": "2026-10-21" }, { "layer": "fema_nfhl", "license": "US Government work (17 U.S.C. 105); FEMA.gov reuse statement", "as_of": "2026-10-21" }, { "layer": "nces_edge", "license": "US Government work, public domain (IES permission-to-replicate statement)", "as_of": "2026-10-21" }, { "layer": "usgs_epqs", "license": "US Government work, U.S. Public Domain", "as_of": "2026-10-21" } ], "entities": [ "La Crescenta-Montrose", "Los Angeles County", "California", "Crescenta Commons", "Pickens Canyon Park", "Two Strike Park", "La Crescenta Branch County of Los Angeles Public Library", "Cloud Preschool", "Crescenta Valley High", "La Crescenta Elementary", "Monte Vista Elementary", "Mountain Avenue Elementary", "Rosemont Middle" ], "content_hash": "837553eb5e0eb60914abea130fcbbb0ea44edb88826c64da764c3ca5ae62dbb4" }, "compliance": { "dre_line": "Brokerage: Trevino Properties Inc., CA DRE #01976015 | Aubree Chavarriga, CA DRE #02232602", "eho_statement": "Equal Housing Opportunity. We pledge to provide equal housing opportunity to all persons without regard to race, color, religion, sex, disability, familial status or national origin.", "ai_disclosure": "Content assisted by AI from structured data and reviewed per our editorial policy." }, "live": {} }