Thinking about selling in Altadena so you can move into Pasadena? The right timing can add tens of thousands to your bottom line and make your purchase less stressful. You want a clear plan that aligns with real buyer demand and the flow of inventory across these two neighboring markets. In this guide, you’ll learn how Altadena and Pasadena prices stack up, when to list for the strongest response, and practical ways to coordinate your sale and purchase without losing sleep. Let’s dive in.
Altadena vs. Pasadena prices
Recent public snapshots place both Altadena and Pasadena in the low-to-mid $1M range, with meaningful variation by neighborhood and property type. Different data vendors report different medians because they slice the market in different ways. Some include condos, some exclude land, and some show a city or zip boundary that does not match how buyers actually shop.
What this means for you: use vendor data as a starting point, then rely on a neighborhood-level CMA to price precisely. A few similar nearby sales, plus days-on-market and condition notes, will tell you far more than a single citywide median. Expect Altadena single-family homes on larger lots to price differently than Pasadena condos or smaller-lot homes.
Why Pasadena demand matters
Pasadena’s walkable districts and cultural anchors attract steady interest. Buyers are drawn to shopping and dining in Old Pasadena and South Lake, and to proximity to Caltech, JPL, and museums. You see that reflected in consistent foot traffic and condo interest near the core. Learn more about the city’s amenities from the Pasadena Visitor Bureau’s media fact sheet.
Altadena, by contrast, offers larger yards, hillside views, and a more open, foothill feel. That mix pulls buyers who want space, outdoor access, and flexibility for projects like ADUs. For a quick character overview, review Altadena neighborhood insights.
Because the markets sit side by side, cross-shopping is common. Condo owners in central Pasadena often look up the hill to Altadena when they want more space. Altadena owners who crave walkability or less maintenance often target Pasadena condos or townhomes.
Best time to list your Altadena home
Seasonality still matters, even as the broader Los Angeles metro has moved closer to balanced supply. The LA region eased from the extreme tightness of 2021–22 into a more neutral posture through 2025, which moderated bidding wars but did not erase timing advantages. For metro context on supply trends, see this California housing-market report.
Here is how to use the calendar to your advantage:
- Spring favors sellers. Multi-year analysis of buyer search behavior points to mid April as a prime listing window for stronger traffic and pricing. Aim to be market-ready by late March so you can photograph, launch, and host early showings right as attention peaks.
- October often favors buyers. Historical patterns show a buyer-friendly window in mid October, when competition softens. If you can sell in spring and keep housing flexible, you may find better negotiation conditions in autumn. For national context, see this summary of the best week to buy.
Mortgage rates are the other timing lever. As of February 2026, the average 30-year fixed hovered near 6.0 to 6.1 percent, according to Freddie Mac’s PMMS archives. Small moves in rates can change buying power and offer strength, so check weekly when you map your dates.
Three ways to coordinate your sale and purchase
There is no one-size plan. Choose the path that fits your finances, timeline, and target Pasadena neighborhood.
Sell first with a rent-back
- Pros: You capture the spring listing premium, close with proceeds in hand, and shop in Pasadena as a stronger buyer. A negotiated 30 to 60 day rent-back lets you stay in the home briefly after closing.
- Cons: You need a buyer willing to allow a rent-back. You also need a backup plan for temporary housing if you have not found the right place by the time the rent-back ends.
Buy first using a bridge loan or HELOC
- Pros: You can write a non-contingent offer on your Pasadena target and control your move-in timeline. No need for a rent-back.
- Cons: Short-term bridge loans and HELOCs add cost. You may carry two mortgages if your Altadena sale takes longer than expected. Speak with your lender early about qualification, rate, and repayment timing.
Make a contingent offer
- Pros: Reduces double-carry risk. If your Altadena home sells quickly, the timeline can sync.
- Cons: In competitive Pasadena pockets, sellers often prefer non-contingent offers. Contingencies work better in slower submarkets or when the seller has strong incentives.
What to budget beyond your payoff
Selling costs vary, but a simple planning rule is helpful.
- Commission range: Typical total commission often falls near 5 to 6 percent. For national context, see this overview of average real estate commission rates.
- Other seller costs: Title, escrow, transfer tax, and recording can add roughly 1 percent. Your escrow officer can produce a net sheet for precision.
- Prep and presentation: Allow for pre-list repairs, paint, deep cleaning, landscaping, and staging. High-quality photography and video amplify results when your home launches during peak buyer attention.
- Moving and interim housing: If you plan a spring sale and a fall purchase, budget for storage and a short-term lease or rent-back.
Local risks to watch in Altadena
The January 2025 fires changed the local landscape. Investor interest in burned lots spiked, which temporarily changed inventory and neighborhood averages. Rebuild timelines, permitting, and insurance availability can create uncertainty that affects pricing and days on market. For a look at how fires shaped land sales and sentiment in the region, see this Washington Post report on Los Angeles wildfires and burned-lot sales.
Practical takeaway: if your property is near a fire-affected area, plan extra time for disclosures, insurance quotes, and buyer Q&A. If you are buying in Pasadena after you sell, review hazard disclosures there as well so you can compare like for like.
Scenarios you can model
Below are illustrative examples to show how timing and product type change outcomes. Replace the numbers with your CMA and lender quote.
Scenario A: Sell in spring, downsize to a Pasadena condo
- Assumptions: You sell your Altadena single-family home at a price in line with recent public medians and buy a central Pasadena condo near the lower end of city medians. The condo typically prices below many Altadena detached homes, which can reduce your new loan amount.
- Estimated seller costs: about 5.7 percent commission plus roughly 1 percent for other closing costs.
- Why it works: Spring seller strength can boost your net proceeds. Condo markets near Old Pasadena and South Lake often offer more options at lower price points than detached homes.
Scenario B: Buy a Pasadena single-family now, capture spring premium on your sale
- Strategy: If the right Pasadena home appears before spring, use a bridge loan or HELOC to purchase, then list your Altadena property in mid April to pursue stronger pricing. Coordinate photography, staging, and a clear go-to-market date so your listing launches tight and polished.
- Watchouts: Know your carrying capacity and set a price band where you will adjust quickly if buyer traffic softens.
Scenario C: Sell in spring, buy in autumn
- Strategy: List in mid April, negotiate a 60 to 90 day rent-back, then shop actively through late summer. Target October for a purchase when buyer competition historically eases.
- Watchouts: Balance interim costs against potential savings on your purchase, and keep an eye on weekly mortgage rates. Even a small rate move can offset a price break.
A 90-day timeline that works
- 90–120 days out: Interview agents, order a neighborhood CMA, and scope repairs and staging. If you are eyeing a spring launch, start prep now.
- 60–90 days out: Tackle updates, exterior clean-up, and light paint. Assemble disclosures and HOA docs if applicable.
- 30–45 days out: Finalize pricing strategy and photography. Book open-house dates that align with peak search weeks.
- 2 weeks out: Launch your gallery, video, and property site. Confirm showing logistics and rent-back language if you will need it.
How we position your Altadena sale
Presentation can make all the difference when you are aiming for a spring premium. With a boutique, design-forward process, you get:
- Concierge-style prep and staging guidance to highlight light, scale, and indoor-outdoor flow.
- Gallery-first photography and video that lead with emotion and clarity.
- Narrative-driven listing copy crafted for how buyers actually search Pasadena and Altadena.
- PR and tech support through The Agency to expand your reach.
When you are ready, we will map your Pasadena search in parallel so your timeline stays coordinated.
Ready to plan your move? Reach out to Alex Lozano for a custom, neighborhood-level timing plan and CMA.
FAQs
What is the best month to list in Altadena if I want to buy in Pasadena?
- Mid April often delivers a seller-friendly window, with October offering a buyer-friendly window for your purchase. Dial this to local conditions with a CMA and weekly rate check.
How do Altadena and Pasadena prices compare right now?
- Both markets sit near the low-to-mid $1M range overall, but medians vary by source and by neighborhood. Use a neighborhood CMA rather than a single citywide number.
Should I sell first or buy first when moving from Altadena to Pasadena?
- If your target is competitive, buying first with a bridge loan or HELOC can help you write a stronger offer. If you prefer less risk, sell first and negotiate a rent-back.
How much should I budget for selling costs in Altadena?
- Plan for roughly 5 to 6 percent in commission plus about 1 percent in other closing costs, then add prep, staging, and moving. Your escrow officer can produce a precise net sheet.
Do wildfire impacts still affect Altadena sellers in 2026?
- Fire-related inventory shifts and insurance questions can influence pricing and timelines near affected areas. Build in time for disclosures and buyer due diligence.
