California’s housing market remains one of the toughest in the nation. To qualify for a mortgage on a mid-tier home in 2025, buyers need an annual household income of nearly $218,000. This reality is forcing many buyers like you to look beyond traditional hotspots and consider areas that balance affordability, convenience, and lifestyle.
Two cities that stand out are Burbank and Lemon Grove. While Burbank thrives as a hub of the entertainment industry near Los Angeles, Lemon Grove offers small-town charm within close reach of San Diego. Both cities appeal to different buyer profiles, so the question becomes: Which one fits your lifestyle best?
How Much Will You Pay? Comparing Housing Costs
The sharpest contrast between Burbank and Lemon Grove lies in housing costs. Here’s what to know:
Median Property Values:
- Lemon Grove: Median home price in 2025 is $730,000, providing significantly more accessible entry points.
- Burbank: Properties average $1.05 million, creating a steep $320,000 difference that could impact your long-term affordability.
Property Tax Rates:
- Burbank: 1.09% of assessed value.
- Lemon Grove: 1.40% of assessed value.
Even though Lemon Grove’s rate is higher, the lower purchase prices often keep overall tax bills below those in Burbank.
Market Movement:
- Burbank: Prices declined about 12.6% year-over-year, reflecting volatility in certain neighborhoods.
- Lemon Grove: Home values dipped only 0.68%, signaling more stability.
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Community Perks and Lifestyle: What Each City Offers
Both communities deliver very different living experiences:
Community Scale:
- Burbank: Population of nearly 100,000, with extensive city amenities.
- Lemon Grove: Much smaller at 27,547 residents, encouraging more personal neighborhood ties.
Entertainment Access:
- Burbank: Home to Warner Bros., Disney, and other major studios, ideal for professionals connected to the industry.
- Lemon Grove: Centers on family-focused parks, farmers markets, and community festivals for a slower pace of life.
Infrastructure:
- Burbank: Comprehensive city services, robust transit systems, and dedicated law enforcement.
- Lemon Grove: Relies on county-provided services but fosters strong community participation in civic initiatives.
Burbank also benefits from L.A.’s entertainment-driven economy, which helps property values stay resilient even during downturns. Meanwhile, Lemon Grove appeals to families who value slower living, less traffic, and lower costs—all without straying far from San Diego attractions.
Which Community Fits Your Daily Life?
The day-to-day feel of each city differs sharply, influenced by demographics, earnings, and local culture:
- Community Scale: Burbank supports a larger population of 99,921 residents with extensive urban amenities, while Lemon Grove maintains a smaller 27,547-person community focused on intimate neighborhood connections.
- Entertainment Access: Burbank positions you within the entertainment capital, featuring major studios like Warner Bros. and Disney, whereas Lemon Grove emphasizes family-oriented parks and community events.
- Infrastructure: Burbank provides comprehensive city services, including a dedicated police force and extensive transit connections, while Lemon Grove contracts county services but maintains strong community engagement.
If career advancement and city access matter most, Burbank may be worth the premium. If affordability and community bonds come first, Lemon Grove is the better match.
Location Matters: Commute, Convenience, and Lifestyle
Where you live shapes your career, family life, and daily routines.
Burbank
Situated just seven miles from downtown Los Angeles, Burbank excels for professionals working in the metro area who desire suburban comfort. You gain access to major entertainment employers, cultural venues, healthcare systems, and urban amenities while maintaining residential neighborhood appeal.
Lemon Grove
Located nine miles from downtown San Diego, you’ll experience longer commutes to Los Angeles but shorter trips to San Diego attractions. This distance also shields you from LA’s intense traffic, pollution, and elevated costs. Remote workers, retirees, or those employed locally will find this separation advantageous rather than limiting.
Current Market Inventory and Buyer Activity
Understanding inventory helps set realistic expectations when house-hunting.
Burbank:
- Entry Options: Studios from $449,000; 1-bed homes at $570,000; 3-bed homes starting at $675,000.
- Premium Choices: Luxury properties average around $1.24 million, particularly near studio districts.
- Market Activity: High demand from industry workers and LA commuters fuels competitive bidding.
Lemon Grove:
- Entry Options: 1-bed homes from $379,000; 3-bed homes around $629,900.
- Budget Alternatives: Broader mix of affordable properties across different property types.
- Market Activity: Lower competition creates more negotiation power and flexibility for buyers.
Burbank buyers often face multiple-offer situations, especially on mid-tier family homes. In contrast, Lemon Grove’s slower pace allows first-time buyers to enter the market without stretching finances.
Market Trends: Predicting Future Home Values
Both markets show distinct investment patterns worth considering.
Burbank:
- More volatile, with property values shifting significantly by neighborhood.
- Potential for higher long-term returns given entertainment industry ties and LA proximity.
Lemon Grove:
- Demonstrates market resilience with smaller price adjustments.
- Stability appeals to buyers planning to stay long-term.
Where Should You Invest?
- Burbank: Higher entry costs and risk, but potential for stronger appreciation.
- Lemon Grove: Lower entry costs, more predictable growth, and steadier affordability.
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Community Perks: Recreation, Dining, and Activities
Beyond numbers, lifestyle amenities shape buyer decisions.
Burbank:
- Family outings at the Los Angeles Zoo and Griffith Park.
- Cultural experiences at The Colony Theatre and Starlight Bowl.
- Dining highlights include Castaway Burbank and Porto’s Bakery.
Lemon Grove:
- Outdoor activities at Berry Street Park and Lemon Grove Recreation Center.
- Community events like the annual Lemon Festival.
- Dining favorites include Coop’s BBQ and Giardino Neighborhood Cucina.
Long-Term Investment Potential: Which City Wins?
When it comes to investing in your future home, each city appeals to different goals.
Burbank
Despite higher entry costs, proximity to entertainment industry jobs, excellent schools, and LA metro access typically maintains strong property appreciation. You’ll pay premium prices, but the investment usually proves worthwhile for career-focused individuals and families prioritizing educational quality.
Lemon Grove
Current affordability creates opportunities for buyers seeking value. While school performance is below average, the community’s San Diego proximity, family-friendly atmosphere, and lower living costs appeal to budget-conscious buyers. Property appreciation may occur more gradually, but it offers a solid foundation for homeownership.
If you’re weighing ROI, Burbank offers “boom-and-bust” potential that could mean bigger payoffs but higher risks. Lemon Grove is less dramatic but safer, appealing to those who value predictability.
How to Choose Your Perfect California Home in 2025?
The choice between Burbank and Lemon Grove depends on your priorities:
- Choose Burbank if you want career opportunities, premium amenities, and long-term appreciation despite higher entry prices.
- Choose Lemon Grove if you value affordability, smaller community living, and stable market growth within reach of San Diego.
