Quiet streets, character homes, and a central Westside address without the splashy price tag. If that sounds like your wish list, Faircrest Heights deserves a look. You want convenient access to Beverly Hills, Culver City, and the Fairfax/Third Street scene, but you also want value and a manageable home project. This guide breaks down what to expect in 90035, from housing styles and lot sizes to ADUs, inspections, and daily life. Let’s dive in.
Where Faircrest Heights fits in LA
Faircrest Heights is a small residential pocket within Los Angeles’ Mid City and Westside area. It sits near key corridors like Pico, La Cienega, Olympic, and Fairfax, which connect you to Beverly Grove, West Hollywood, West LA, and Culver City. Because neighborhood names are informal, boundaries can vary by source. For any specific address, use the City of Los Angeles ZIMAS parcel tool or the LA County Assessor site to confirm zoning, lot details, and official records.
The vibe is residential and low-key compared with more famous Westside neighborhoods. You will find a mix of long-term owners, recent remodels, and some multifamily buildings, which creates a lived-in, practical feel.
Housing styles and ages
Most single-family homes trace back to the 1920s through the 1950s. Expect Spanish Revival bungalows, storybook and Cape Cod cottages, and some mid-century ranches. Many properties have been updated over the years, and you will also see newer infill or full remodels.
Alongside single-family homes, there are duplexes and small apartment buildings in parts of the area. Because many homes predate 1960, systems can be original or partially updated. Plan for condition to vary from turnkey to work-in.
Lot sizes and outdoor space
Lots are modest by Westside standards. Front yards are typically small. Backyards can be compact, and side yards are often narrow. Garages may be one-car, and older driveways can be tight. On-street parking matters for guests.
If you want a large lawn or expansive pool yard, inventory will be limited. Additions may require going up rather than out because of lot depth and setbacks. Some buyers look at an ADU to add flexible space within a smaller footprint.
Renovations and what to check
Common upgrades in this area include kitchen and bath remodels, electrical panel replacements, plumbing updates, and new HVAC. Seismic work, like foundation bolting and chimney bracing, is a frequent need. Cosmetic updates, new windows, and insulation can improve comfort and efficiency.
When evaluating older homes, do not overlook potential lead-based paint in pre-1978 buildings or possible asbestos in older materials. Drainage and grading should be reviewed, and mature tree roots can affect sidewalks and sewer lines. Factor a full inspection plan into your offer.
Value and pricing perspective
Faircrest Heights is often seen as a Westside location that can deliver value compared with marquee neighbors. You will see both move-in-ready homes and fixers. Renovation potential is a real lever here.
When you review comps, compare similar eras, lot sizes, and levels of renovation. Adjust for parking, permitted additions, and ADUs, since these can shift price per foot. Carrying costs, insurance needs, and potential permit timelines should figure into your budget.
Zoning, permits, and key rules
Zoning is a mix and can include R1 for single-family and R2 or R3 for low-density multifamily. Always verify parcel-level zoning, overlays, and planning case history in ZIMAS. If you are reviewing past work, you can search permit records through LADBS online building records.
City rules that can shape remodels include floor area ratio caps, setback requirements, and the Baseline Mansionization Ordinance that limits oversized expansions in many LA neighborhoods. For multifamily buildings, be aware that Los Angeles rent control may apply to many older units. Confirm current requirements with the city and a qualified advisor.
ADUs, SB 9, and small-scale development
California has expanded ADU rights, which can make adding a backyard unit or converting a garage more feasible on many lots. Start with state guidance from the California HCD ADU program and verify local implementation with LA City Planning.
State laws like SB 9 and SB 10 can allow ministerial lot splits or gentle density in limited situations. Rules depend on local standards and exemptions, so you should verify current language and feasibility. Read the legislation through California Legislative Information for SB 9, and consult a land-use professional before you plan a project.
Inspections and due diligence
Older Westside homes benefit from a thorough inspection stack. Consider:
- General home inspection with structural, roof, plumbing, electrical, HVAC, and moisture checks
- Sewer lateral scope, especially in tree-lined streets
- Termite and wood-destroying pest inspection
- Lead-based paint and asbestos testing for pre-1978 homes
- Foundation and seismic retrofit evaluation
- Title review for shared driveways, party walls, alleys, and easements
- Permit history confirmation to ensure additions were finaled and match current conditions
If you are evaluating a multifamily property, confirm any rent control applicability and check for required safety upgrades, such as LA’s soft-story retrofit program.
Getting around the Westside
From Faircrest Heights, you have quick access to the Pico and La Cienega corridors, Olympic Boulevard, and Fairfax and Third Street shopping zones. Commute times vary widely with traffic, but a short drive connects you to Beverly Hills, Culver City, West Hollywood, and West LA. Bus routes run along the major streets nearby. For current routes and planning, use the Metro Trip Planner.
I-10 and I-405 serve the broader Westside. If you commute by car, consider typical peak periods as you evaluate street parking and driveway logistics.
Everyday amenities, parks, and schools
Dining and shopping choices cluster along La Cienega, La Brea, and Pico, and in the Fairfax and Beverly Grove areas. Nearby municipal parks and community centers offer open space and programming. Explore options through Los Angeles Recreation and Parks.
Public schools are governed by LAUSD, and attendance zones can vary by block. Always confirm current boundaries through official district maps and review independent resources to understand programs and offerings.
Financing and offer strategy
Because many homes are older, some lenders and insurers may require repairs or special underwriting. If you are planning improvements, look into renovation-friendly loan options such as FHA 203(k) or Fannie Mae Homestyle. A pre-inspection strategy and contractor consult can help you budget and write a confident offer.
Buyer checklist for 90035
- Confirm zoning and overlays for the exact parcel in ZIMAS
- Review permit history in LADBS online building records
- Run comps comparing similar vintage, lot size, and level of renovation
- Order full inspections plus a sewer scope, termite, and lead/asbestos tests for pre-1978 homes
- Evaluate ADU feasibility using California HCD ADU guidance
- Consider parking realities for daily life and guests
How BGG helps you buy in Faircrest Heights
You want Westside expertise, fast answers, and access to the right homes. Our team pairs deep local knowledge with concierge-level service, including relocation support, senior move coordination, and curated access to private or coming-soon listings. We help you verify zoning, read permit histories, and plan inspections so your offer is strong and your investment is protected.
If Faircrest Heights is on your radar, let’s talk through fit, timing, and the best path to a winning offer. Reach out to the Bellet/Grakal/Glick Real Estate Group to start your search.
FAQs
Where is Faircrest Heights within Los Angeles?
- It is a small residential pocket in the 90035 area near Pico, La Cienega, Olympic, and Fairfax; verify any specific address and boundary details in the ZIMAS parcel tool.
What types of homes are common in Faircrest Heights?
- You will see 1920s to 1950s single-family homes, including Spanish Revival and cottages, plus some duplexes and small apartment buildings and select remodels or infill.
Can I build an ADU on a 90035 lot?
- Many lots may allow ADUs under state law; start with California HCD ADU guidance and confirm parcel-specific rules with LA City Planning.
How do I check zoning and permits for a property?
- Look up parcel zoning and overlays in ZIMAS and review past work in LADBS online building records.
What inspections matter most for older Westside homes?
- Plan for a full home inspection, sewer scope, termite report, and lead and asbestos testing for pre-1978 homes, plus a foundation and seismic review.
Is rent control common for multifamily buildings in this area?
- Many older Los Angeles multifamily buildings can be subject to local rent stabilization; verify current applicability and compliance with the city and qualified advisors.
