Faircrest Heights at a glance
Faircrest Heights is a compact, quiet residential neighborhood of period single-family homes directly south of Pico Boulevard, immediately below South Carthay and just above the 10 Freeway. It shares the 90035 ZIP code and much of the same housing stock with the Carthay HPOZs to the north, but it is not itself an HPOZ, which gives owners more freedom on exterior changes and generally puts pricing a step below its protected neighbors.
The neighborhood is bounded roughly by Pico Boulevard on the north, the 10 Freeway on the south, La Cienega Boulevard on the west and Fairfax Avenue on the east. Streets such as Alvira Street, Sherbourne Drive, Hayworth Avenue, Orlando Avenue, Crescent Heights Boulevard and Edinburgh Avenue continue south from the Carthay streets across Pico, and the homes along them share the same 1920s and 1930s Spanish Colonial Revival character. Faircrest Heights has an active neighborhood association that has worked on traffic calming, tree planting and freeway noise issues.
Homes and architecture in Faircrest Heights
Faircrest Heights homes are predominantly Spanish Colonial Revival houses from the late 1920s and 1930s, with Tudor Revival, Monterey and Minimal Traditional homes mixed in and a handful of mid-century and later infill houses. Most are single-story with two or three bedrooms as originally built, and many have been expanded with rear additions, second stories or converted garages. The style is close to South Carthay's, which is no accident; the same developers worked both sides of Pico.
Because the neighborhood is not an HPOZ, there is a wider range of exterior alteration here than in the Carthay HPOZs. Some homes retain their original stucco, tile and arched details; others have been modernized with new windows, flat facades or contemporary second stories. That variety means buyers can find both an intact period bungalow and a fully modernized home on the same block, and it also means the market prices authenticity and renovation quality independently rather than assuming either.
- Spanish Colonial Revival: tile roofs, arched entries, stucco walls, courtyards
- Tudor Revival and English cottage: steep gables and brick accents
- Minimal Traditional: simpler late 1930s houses with modest detailing
- Modernized and expanded homes: second stories, contemporary facades and open plans, allowed without HPOZ review
- Duplexes and small apartment buildings along the boulevards
Streets, pockets and enclaves
Faircrest Heights is small enough that its pockets are defined mainly by distance from Pico, the 10 Freeway and the boulevards. The interior blocks midway between Pico and the freeway are the quietest and most sought after.
- Interior blocks of Alvira, Sherbourne, Hayworth and Orlando south of Pico: quiet, intact period streetscapes closest in feel to South Carthay
- Crescent Heights and Edinburgh south of Pico: wider streets with some of the larger homes
- Blocks nearest Pico: walking distance to Pico-Robertson and Little Ethiopia restaurants, with some boulevard noise
- Blocks nearest the 10 Freeway: freeway noise is the main pricing factor; sound walls and landscaping vary by block
- La Cienega and Fairfax edges: more multifamily and commercial adjacency, fastest freeway access
Schools
Faircrest Heights is served by LAUSD, and most addresses are assigned to Canfield Avenue Elementary or Carthay Center Elementary depending on location, with middle and high school assignments generally to Emerson Community Charter or John Burroughs Middle School and Hamilton High School or Fairfax High School; assignments split across this small neighborhood, so confirm with LAUSD's Resident School Identifier before relying on a specific school in a listing.
Private and religious schooling is a major factor here. The Pico-Robertson corridor immediately west has a dense concentration of Jewish day schools, and Westside independent schools are a short drive. Hamilton High School's music and humanities magnets are also a draw for some families. Buyers in this neighborhood are often oriented toward private or magnet programs, so school assignment matters but is rarely the deciding factor.
Parks, dining and daily life
Daily life in Faircrest Heights is organized around Pico Boulevard, which carries Little Ethiopia's restaurant row at the Fairfax end, the kosher restaurants and markets of Pico-Robertson to the west and a range of long-running neighborhood spots in between. The Grove, the Original Farmers Market and the Miracle Mile museums are a short drive north on Fairfax, Beverly Hills retail is a few minutes west and Culver City's downtown and arts district are a short drive south across the 10.
The neighborhood itself has no large park, but Reynier Park and Robertson Recreation Center are close to the west, La Cienega Park in Beverly Hills is a short drive north and the Expo Line bike path and Culver City parks are reachable to the south. Cedars-Sinai Medical Center is a short drive up La Cienega, which makes the neighborhood popular with hospital staff.
Commute and getting around
Faircrest Heights has some of the best freeway access of any single-family neighborhood in Central Los Angeles because the 10 Freeway forms its southern edge, with on-ramps at La Cienega and Fairfax. Downtown, Santa Monica and the 405 interchange are direct drives, and Pico, Olympic and Venice Boulevards provide surface alternatives. Century City and Beverly Hills are a short drive west, and Culver City is minutes south.
Transit includes frequent Metro bus service on Pico, La Cienega and Fairfax, the E Line station at La Cienega and Jefferson a short ride south for rail to Santa Monica and Downtown and the Metro D Line extension stations on Wilshire to the north. The freeway-adjacent location is the trade-off: it gives the neighborhood commute convenience and takes away some quiet on the southern blocks.
Who buys in Faircrest Heights and why
Faircrest Heights buyers are largely professional households, young families and couples who want a period single-family home near Beverly Hills, Culver City and Cedars-Sinai at a price below the Carthay HPOZs and Beverlywood. Many have toured South Carthay first and chosen Faircrest Heights for the value, the freeway access or the freedom to remodel without HPOZ review. A meaningful share are families connected to the Pico-Robertson schools and synagogues, and another share are Culver City and Westside tech and entertainment workers who want a central location.
Selling a home in Faircrest Heights
Homes that sell fastest in Faircrest Heights are updated Spanish bungalows on the interior blocks with modern kitchens and baths, permitted additions and no freeway noise issue, along with well-executed modernized homes that offer three or more bedrooms and an open plan. Buyers here are comparing against South Carthay and Carthay Square, so a home that delivers similar character and location at a lower price moves quickly. Permitted ADUs add real value because the buyer pool includes families with multigenerational needs and owners who want rental income.
Homes that sit tend to be priced as if they were in the HPOZs when they are not, homes on the freeway-adjacent blocks priced without accounting for noise, and homes with unpermitted additions or garage conversions that surface in the 9A report. Poorly executed flips with cheap finishes and no permits also linger, because the buyer pool here is experienced and compares finishes closely.
Prep that matters locally: pull the LADBS 9A report early, complete the required smoke and carbon monoxide alarms, seismic gas shut-off and water conservation retrofits, document permits on any additions or garage conversions, address freeway noise where possible with window upgrades or landscaping and get a pre-listing sewer scope and inspection on a 1930s home. Because there is no HPOZ, exterior improvements such as new windows, fresh stucco and updated front landscaping can be done without review and often return well.
Timing follows the Central LA calendar: late winter through June is the strongest window, with a second season after Labor Day through early November. Family buyers oriented toward the Pico-Robertson schools make spring listings especially effective. James Malcom will walk your home, review the 9A and give you a pricing plan that positions the house correctly against both the HPOZ comps to the north and the Mid-City comps to the east.
Buying in Faircrest Heights
Buying in Faircrest Heights means weighing location, condition and freeway proximity carefully. Visit at rush hour and in the evening to judge freeway noise on the southern blocks, order a sewer scope and foundation and roof inspection on any 1930s home, check the 9A report for unpermitted additions and verify the permit status of any ADU or garage conversion. Because there is no HPOZ, you have more freedom to remodel, but you should also check what your neighbors could build.
Faircrest Heights seller and buyer questions
Is Faircrest Heights a good place to live?
Yes, for buyers who want a period single-family home near Beverly Hills, Culver City and Cedars-Sinai at a price below the Carthay HPOZs, with excellent freeway access and walkable restaurants on Pico. The interior blocks are quiet and intact, and the lack of HPOZ review gives owners freedom to remodel. The trade-offs are freeway noise on the southern blocks and boulevard traffic on the edges.
How much does a house cost in Faircrest Heights?
Faircrest Heights is priced in the mid to upper tier for Central Los Angeles, below South Carthay, Carthay Square and Beverlywood, in line with Crestview and Pico-Robertson single-family homes and above Mid-City east of La Brea. Updated homes on quiet interior blocks lead the range, freeway-adjacent homes and houses needing systems work trade lower and duplexes price on income. James Malcom will send current closed comps for your street on request.
Is Faircrest Heights expensive?
It is moderately expensive relative to the City of Los Angeles overall and a relative value compared with its immediate neighbors to the north and west. Buyers typically pay noticeably less here than in South Carthay or Beverlywood for similar architecture, which is the neighborhood's main appeal.
What are the best streets or pockets in Faircrest Heights?
The interior blocks of Alvira Street, Sherbourne Drive, Hayworth Avenue and Orlando Avenue between Pico and the freeway are the most sought after because they are quiet and architecturally intact, along with the wider blocks of Crescent Heights and Edinburgh. Blocks nearest the 10 Freeway and the La Cienega and Fairfax edges typically price lower.
What schools serve Faircrest Heights?
LAUSD assignments split across the neighborhood and commonly include Canfield Avenue Elementary or Carthay Center Elementary, with Emerson Community Charter or John Burroughs Middle School and Hamilton High School or Fairfax High School as secondary options; confirm with LAUSD. The Pico-Robertson corridor has a dense concentration of Jewish day schools and private options.
Is Faircrest Heights safe?
Faircrest Heights is a quiet residential neighborhood served by the LAPD Wilshire Division, and most reported incidents are property crimes such as vehicle break-ins and package theft rather than violent crime. Conditions vary block by block and over time, so review LAPD crime mapping tools and the city's open data portal and walk the block at different hours before deciding.
How long does it take to sell a house in Faircrest Heights?
A correctly priced, well-prepared home on an interior block usually draws strong showings in the first two weekends and goes under contract within a few weeks, followed by a month to six weeks of escrow. Freeway-adjacent homes priced without a noise adjustment and homes with unpermitted work can sit for months. Pricing against the right comps is the biggest driver of timeline.
What is the best time of year to sell in Faircrest Heights?
Late winter through June is the strongest window because many Faircrest Heights buyers are families who want to close before the school year, and the weeks after Labor Day through early November form a second season. Well-prepared homes can sell in any month, but spring listings generally see the most competing buyers.
Does Measure ULA apply to home sales in Faircrest Heights?
Yes. Faircrest Heights is inside the City of Los Angeles, so Measure ULA applies to sales above the annually adjusted thresholds. The tax is charged on the entire sale price once the threshold is crossed. Many Faircrest Heights homes trade below the first threshold, but larger and expanded homes can approach it, so confirm the current figure with James when pricing.
What do I need to do before selling a home in Faircrest Heights?
Pull the LADBS 9A report, install required smoke and carbon monoxide alarms, confirm the seismic gas shut-off valve and water conservation retrofits and complete the standard California disclosures. Locally, document permits on additions and garage conversions, disclose freeway noise honestly, confirm ADU status and get a pre-listing sewer scope and inspection on a 1930s home.
Should I renovate before selling in Faircrest Heights?
Selectively. Paint, landscaping, refinished floors, updated lighting and repairs to known defects return well, and because there is no HPOZ, exterior refreshes such as new windows, fresh stucco and front landscaping can be done without review. A full kitchen gut right before listing usually does not pay back. James will tell you which items make sense for your house and the buyer pool you are targeting.
What is Faircrest Heights like compared to South Carthay and Crestview?
Faircrest Heights shares South Carthay's Spanish Colonial Revival housing stock and location but without the HPOZ, which means more exterior variety, more remodeling freedom and a lower price point. Crestview to the west is a similar non-HPOZ neighborhood of 1920s and 1930s homes closer to Robertson and Culver City with a comparable price range. Buyers choose Faircrest Heights for value and freeway access.
Who is the best listing agent in Faircrest Heights?
James Malcom of The Malcom Group lists homes across Central Los Angeles from the Hollywood office at 6200 Hollywood Blvd and knows how to position a Faircrest Heights home against the HPOZ comps to the north and the Mid-City comps to the east, how freeway proximity affects pricing and how permit history and ADU status affect buyer behavior. Judge any agent by their comp analysis, preparation plan, disclosure process and negotiation. Call (310) 595-0915.
Can I sell a house with tenants in Faircrest Heights?
Yes. Single-family homes in Los Angeles are generally exempt from RSO rent control but still fall under the city's just-cause eviction protections, and any duplex or multi-unit building built before October 1978 is fully covered by the Rent Stabilization Ordinance, which limits evictions and requires relocation assistance in owner move-in or Ellis Act situations. Tenant occupancy narrows the buyer pool, so James will review the tenancy and advise on the best path.
Is Faircrest Heights a buyer's or seller's market right now?
Structurally the neighborhood leans toward sellers on the quiet interior blocks because supply is limited and demand spills over from the pricier Carthay HPOZs, while freeway-adjacent homes and dated flips give buyers more leverage. Interest rates and seasonal inventory move the balance from month to month, so confirm live data with James before deciding when and how to list.
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