Creekside Village La Habra: Home Prices, Tract Details and What Buyers Should Verify

What is Creekside Village, La Habra, and where is it?

Creekside Village is a multi-building condominium community in La Habra, located at 1440 West Lambert Road. Units are individually numbered inside several buildings along that stretch of Lambert, a pattern more consistent with an attached condominium community than with detached houses.

The community’s own management page identifies the association as Creekside Village and names Action Property Management as the manager, with a community contact line of 949-450-0202.³ That is the one identity fact that comes from the community’s own portal rather than a listing page.

Here’s where I set expectations with buyers. A community name and a recorded tract number are not the same thing. The marketing name can span more than one recorded tract and more than one public report, so never assume that every unit is within tract 10760. Your escrow file and the assessor’s parcel data will tell you which recorded tract your specific unit belongs to.

What do the La Habra market figures actually tell you here?

The citywide figures describe pace and competition, not the price of one condo. For July 2026, Redfin’s monthly market data for La Habra shows a citywide all-property median price of $845,000, 93 homes sold, a median of 36 days on market, 3.2 months of supply, and a sale-to-list ratio of 100.11%.¹ The all-property median mixes detached houses, townhomes, and condos, so it is not a reliable indicator of what a unit in this community is worth.

For the condo band specifically, the Redfin July 2026 condo median for La Habra is $547,330, compared with a townhouse median of $795,193 and a single-family median of $ 942,109^. That condo figure is the right frame of reference for an attached unit, but it still is not a comp.

Over the last twelve months, months of supply rose roughly 27.2% and days on market rose roughly 8.4% on a rolling basis, while the all-property median softened from $876,000 a year earlier to $845,000.¹ Those are citywide conditions that can influence buyer behavior across La Habra, but they still need to be tested against the unit’s own comp set. Price level does not, and that gap is exactly why a real number for a Creekside Village La Habra unit must come from closed sales within its own recorded tract.

What is confirmed about the tract, and what is not?

What is confirmed from the community’s own portal is the association name and its manager, Action Property Management.³ What is confirmed at the record level is that a DRE subdivision public report identifies tract 10760 for the phase it covers.² Everything else needs a document.

The build year, the builder, and the total unit count are not stated in the city, county, state, or official HOA sources reviewed. Figures that appear on listing portals, such as a specific unit count or a monthly dues amount, are not from an official HOA budget or a government filing, so I will not treat them as settled here.

My habit when purchasing a condo is to rely on the HOA disclosure packet rather than the marketing copy. The reserve study, the budget, the current dues, any special assessments, and the minutes tell you more about the real cost of ownership than any listing line ever will.

How should you price a specific unit in this community?

Price a Creekside Village unit from recent closed sales in the same community and recorded phase when available, not from a citywide average. If the tract has too few recent closings, broaden carefully to similar La Habra condo sales and adjust for size, floor level, condition, location, and HOA factors.

The citywide condo reference of $547,330 for July 2026 sets a general band, but two units in the same building can price differently on square footage, upgrades, first floor versus upper floor, and how the HOA’s finances read on the day you buy.¹ That is why the next step is a tract-level comp pull, with the HOA dues and disclosure packet reviewed alongside the price.

If you’re deciding whether an attached unit here fits your budget better than a townhome or a detached house elsewhere in La Habra, the July 2026 spread is worth knowing: condos around $547,330, townhomes around $795,193, detached houses around $942,109.¹ In that Redfin dataset, condos had the lowest median among the three La Habra property types.

What should a buyer verify before writing an offer?

Start with the HOA disclosure packet and the recorded documents, because those govern the real cost and rules of ownership. In a condo, the association’s finances can change your monthly payment more than a small difference in list price.

Ask for the current monthly dues, what they cover, the reserve study, the last two years of budgets, any planned or recent special assessments, the CC&Rs, the leasing rules, the master insurance information, and what an HO-6 policy may need to cover. Confirm the exact legal name of the association through escrow or directly with the HOA, rather than relying on a listing headline.

On the parcel side, pull your unit’s recorded tract from the county recorder and assessor, and match it to the correct DRE subdivision public report. If a lender is involved, the association’s owner-occupancy ratio and litigation status can affect condo financing, so a licensed mortgage loan originator should review the HOA questionnaire early. For any tax or ownership question, your CPA or a real estate attorney is the right call.

How does this location sit within La Habra?

The community fronts West Lambert Road, but the useful diligence is address-specific: check the exact unit address and property disclosures for slope, exposure, insurance, and route-specific commute assumptions.

That distinction matters for one reason worth checking. CAL FIRE mapping shows that parts of La Habra, particularly hillside and wildland-adjacent areas, fall within High and Very High Fire Hazard Severity Zones.⁶ Confirm the mapped zone for your exact address, since it can affect insurance.

Across the city, the mean travel time to work was about 30 minutes, according to the 2023 American Community Survey five-year estimate.⁷ Use that as a citywide reference, not a promise about any single commute from Lambert Road.

For walkability, check the exact Creekside Village unit address directly through Walk Score¹⁰ or a current map. Area-level walkability readings can vary block by block and should not be used as a substitute for the specific unit location.

What about schools near this community?

School assignment depends on your exact address and the current district boundaries, so it must be confirmed with the district before you rely on it. Public schools near La Habra fall within the La Habra City School District and the Fullerton Joint Union High School District.⁸

Ask the districts to confirm the assigned schools, boundary status, and enrollment process for the exact unit address before you rely on it.

Wendy Rawley

REALTOR® | DRE #01898824

Wendy pulls tract-level comps and reviews the HOA disclosure packet with condo buyers and sellers in La Habra, working with First Team Real Estate, and is reachable at (714) 746-6355.

Over more than a decade in Southern California real estate, the Wendy Rawley Team has represented 171 home sellers and 102 buyers.⁹ These figures reflect prior closed transactions and do not guarantee future results.