By The Berns Team
People often ask us which is "better" — Pasadena or Monrovia — when they're shopping for a historic home in the San Gabriel Valley. It's the wrong question. These two communities have distinct preservation cultures, architectural personalities, and ownership experiences. The better question is which one fits your life. We've worked in both markets long enough to know that buyers who understand the differences make much stronger decisions.
Key Takeaways
- Bungalow Heaven in Pasadena is one of the most celebrated Arts and Crafts districts in the country, with over 1,100 homes on a concentrated 16-block grid
- Monrovia's historic neighborhoods offer a broader mix of architectural styles, a smaller-city feel, and an active preservation community that rivals any in the region
- Mills Act property tax relief is available in both cities, making historic ownership more financially accessible than many buyers assume
- The right choice depends on your lifestyle, your renovation appetite, and which community culture resonates with you
What Pasadena's Historic Homes Offer
Bungalow Heaven is the crown jewel of Pasadena's preservation story. The 16-block district was the city's first designated Landmark District in 1989, and the American Planning Association named it one of the 10 great places in America in 2009. Most homes were built between 1905 and 1920, and roughly 660 of the district's 1,100 properties are listed on the National Register of Historic Places.
Why Buyers Choose Bungalow Heaven
- Arts and Crafts architecture at scale: open floor plans, wide verandas, natural materials, and craftsmanship that modern construction can't replicate
- Higher price-per-square-foot than adjacent Pasadena neighborhoods — the district premium holds value consistently
- An annual home tour running since 1990, that keeps the community architecturally engaged
- Access to Pasadena's Historic Property Contract Program (established 2002), which can yield Mills Act property tax savings of 40–60%
- McDonald Park is at the center of the district, with Old Pasadena roughly two miles west
What Monrovia's Historic Neighborhoods Offer
Monrovia's preservation story is quieter but no less serious. The city adopted its Historic Preservation Ordinance in 1995 and has since designated over 169 landmarks, from Craftsman bungalows and Spanish Revival homes to Victorians that predate most of what's standing in Bungalow Heaven. The C.O. Monroe house at 225 Monroe Place, built in 1884, is still standing and still landmarked.
Why Buyers Choose Monrovia's Historic District
- Architectural variety Bungalow Heaven doesn't offer: Victorian, Colonial Revival, Spanish Revival, and Craftsman styles all represented across a walkable area
- Two formally designated historic districts — Wild Rose Tract (2008) and North Encinitas (2017) — plus over 140 individual city landmarks
- A small-town feel centered on Old Town Monrovia, with independent shops, restaurants, and Library Park within easy walking distance
- An active preservation community through the Monrovia Historic Preservation Group, which has operated since 1980 and runs its own annual historic homes tour
- Mills Act contracts are available through the City of Monrovia, one of the most active participants in the program in all of Los Angeles County
The Ownership Experience, Side by Side
Both cities take historic stewardship seriously, and that's worth understanding before you buy. In Pasadena, modifications to Bungalow Heaven homes typically require a Certificate of Appropriateness from the city's Historic Preservation Commission. Monrovia has its own landmark designation review process with similar oversight.
How the Day-to-Day Experience Compares
- Pasadena: Larger city infrastructure, stronger name recognition among buyers, and a well-established resale market for historic properties
- Monrovia: Tighter-knit community, a neighborhood pace that feels genuinely different from anywhere else in the valley, and generally lower entry prices than comparable Pasadena properties
- Commute and connectivity: Both cities offer convenient access to the 210 freeway and Metro A Line stops, making them realistic for buyers working in Pasadena, downtown LA, or anywhere along the corridor
FAQs
Can I make upgrades to a historic home in either city?
Yes, both Pasadena and Monrovia allow modifications, but changes to designated historic properties require city review and approval. We walk buyers through what that process looks like for each specific home, so there are no surprises after closing.
Is a Mills Act contract transferable if I buy a home that already has one?
It is. Mills Act contracts transfer to new owners when a property sells, which means you may inherit the tax benefit from the previous owner. We can confirm whether an active contract is in place before you make an offer.
Which market has stronger resale demand for historic homes?
Both are strong, but for different buyer pools. Bungalow Heaven draws buyers specifically seeking that nationally recognized district. Monrovia attracts buyers who want architectural variety and a smaller-scale lifestyle. We're seeing serious demand in both markets, and we don't expect that to change.
Reach Out to The Berns Team Today
Historic home buying in the San Gabriel Valley isn't the same as buying new construction. The due diligence is different, the appreciation dynamics are different, and the lifestyle you're buying into runs deeper than the square footage. We've built our practice around this niche precisely because we believe these homes deserve buyers who understand what they're getting.
If you're ready to start comparing properties in Pasadena and Monrovia, reach out to The Berns Team and let's talk through what you're looking for. We know these neighborhoods block by block, and we'll make sure you find the right fit.
