Villa Park, CA Real Estate

Villa Park

Villa Park has the smallest population of Orange County’s incorporated cities, but one with the highest property values and one of the highest per capita incomes. Sandwiched between Orange and Anaheim Hills, Villa Park is predominantly a residential area – there is only one small shopping are that also includes city hall as part of the center.

Villa Park was, for many years, an agricultural area producing, in turn, grapes, walnuts, apricots, and finally, citrus, which was the major crop for about 60 years and is most closely associated with its development. It was the citrus ranchers and their families who molded Villa Park into a community and organized its incorporation to save it from what they felt were unwelcome zoning practices from the eastward-moving city of Orange.

These ranchers established the Serrano Water District, which still provides Villa Park's water and they also founded the Villa Park Orchards Association, still a thriving business although the packing house that was the dominant Villa Park landmark for many years, located west of the shopping center, and was torn down in 1983. Interestingly enough, the orange packing operations were moved all the way to Ventura County, although the company still bears the Villa Park name. The citrus groves have yielded to the developers, but these pioneers have left an enduring legacy in half-acre zoning for housing, which has been instrumental in shaping the city's character.

Except for the one shopping center, the city is completely zoned single family residential. Many homes in the area include back yards with pools and lighted backyard tennis courts are even common. The many trees and flowers contribute to its rural and peaceful feel. Streets are commonly winding and have no sidewalks and no street lights. Most homes are at least 2000 square feet in size. The crime rate is exceptionally low. The city government operates on a low key level – fire and police services are contracted out from other jurisdictions.

There are few housing developments in Villa Park as most homes are custom built. One tract of large homes was built in the mid 1970’s in an area bordered by Wanda, Lincoln and Collins. Many of these homes have been rebuilt extensively, but there are still some relative bargains (still in the million dollar range) that are ready for rehabs. The most recent development is a gated community called Villa Park Orchards, which was built on the site of the old Sunkist packing house of the same name. This is one of the few gated communities with a home owners association in the city.

Although a somewhat hidden enclave, Villa Park is only a couple miles from the 55 Freeway, so is very accessible. Villa Park is part of the Orange Unified School district; there is one high school, one middle school and two elementary schools within the city.