It’s been said that by the time you’ve heard about a great new neighborhood, it’s already too late to buy. And this might be true to a certain extent. The time for getting in at rock-bottom prices may have already come and gone unless you personally witnessed (and recognized) the origin story of the area. However, that doesn’t mean that there still isn’t plenty of opportunities out there. 

What Makes an Area Up-and-Coming

For this list, we’re staying away from the over $1 million properties, and concentrating on areas that are a tad more affordable. If you check other lists out there, you’ll quickly see just how expensive the hottest new neighborhoods are, and the sticker shock can be a lot to handle. Los Angeles is an interesting county in that you’ll find expensive real estate in some pretty rough looking neighborhoods. Despite this, we’re seeing steady gains in the following three areas. 

Boyle Heights 

With a median home value of $455,000, Boyle Heights is a culturally diverse neighborhood with a rich history. Just a few minutes from downtown, it’s been undergoing a slow transformation resulting in higher property values. While the area may look run-down in certain parts, you’ll see plenty of developments that show its promise. This area still has a long way to go, but you can be a part of its path. 

Canoga Park 

With an average home price of around $538,000, Canoga Park is a much more affordable alternative than its neighbor Woodland Hills (average home price over $800,000). Full of single-family homes, shops, schools, and restaurants, this neighborhood has been seeing a very gradual upgrade over the years. 

Lancaster 

The average home price in Lancaster is under $300,000, but it’s also located at the very outskirts of LA County. The geographic disadvantages have been enough to scare off those who don’t want to sit in their cars all day long. Still, its rise in property values point to the same forces that are shaping the other neighborhoods on our list. 

When neighborhoods change, the fear is always that they’ll lose the individual flair that made it desirable in the first place. And while this possibility exists, the people of Los Angeles has been vocal about protecting the communities and those who live there.  If you tour these areas, try to keep in mind what the neighborhood will become rather than what they look like on the surface. The average property values in LA County show that there’s plenty of room for growth.