Breaking down how much home your dollar really buys in two of Orange County’s most dynamic cities.

When it comes to buying or selling a home in Orange County, price per square foot is one of the clearest ways to measure value. But in a market as diverse as ours, where homes range from historic craftsman bungalows to hillside estates, the numbers tell different stories depending on the city.

Two neighboring markets that often come up in conversations with clients are Orange and Anaheim. Both cities offer rich character, convenient locations, and strong demand—but which gives you more bang for your buck? Let’s take a closer look.

1. Understanding Price Per Square Foot

Price per square foot (PPSF) is simply the home’s sale price divided by its square footage. It’s a quick way to compare values across neighborhoods, but it doesn’t tell the whole story.

For example:

• A fully remodeled 1,200 sq. ft. home in Old Towne Orange may sell at a higher PPSF than

• A larger 2,500 sq. ft. home in West Anaheim, even if the final sale prices are similar.

That’s why context—location, condition, lot size, and demand—is everything.

2. Orange: Historic Charm and Higher PPSF

Orange, particularly Old Towne Orange, is known for its historic homes, walkable streets, and vibrant downtown. Buyers pay a premium here for character, community feel, and central location.

• Old Towne Orange homes often command PPSF above the city average because of historic value and demand.

• Orange Hills and Santiago Hills offer larger lots and higher-end properties, which means PPSF can vary widely depending on upgrades.

Typical range in 2025: $575–$725 per square foot.

3. Anaheim: More Variety, More Value

Anaheim is a larger city with a wide range of neighborhoods, from entry-level tracts in West Anaheim to hillside homes in Anaheim Hills. Generally, buyers find more space for less money per square foot compared to Orange.

• West Anaheim offers some of the lowest PPSF in central OC, making it attractive for first-time buyers and investors.

• The Colony Historic District sees higher PPSF, thanks to restored vintage homes and proximity to the Packing District.

• Anaheim Hills stretches the numbers again, with larger homes on view lots that often price lower per square foot but higher in total price.

Typical range in 2025: $475–$625 per square foot.

4. Lifestyle Differences That Affect Value

• Orange: Buyers pay more for charm, historic preservation, and the community vibe around the Plaza.

• Anaheim: Buyers appreciate affordability, variety, and access to major attractions like Disneyland, Angel Stadium, and Honda Center.

Both cities have strong commuter access, with the 5, 57, and 22 freeways nearby, but Orange tends to draw buyers looking for a “storybook” neighborhood, while Anaheim attracts those wanting more space at a lower PPSF.

5. What Sellers Should Know

If you’re selling in Orange, lean into your home’s character and location. Buyers expect to pay more per square foot for homes near Old Towne or in established family-friendly neighborhoods.

If you’re selling in Anaheim, your competitive edge is affordability and size. Positioning your home as “more space for the dollar” can appeal to buyers who might otherwise look in Orange or Tustin.

6. What Buyers Should Know

• If your budget is tight but you want a detached home, Anaheim may stretch your dollar further.

• If you’re after historic charm and walkability, expect to pay a premium in Orange.

• Either way, focusing on condition, location, and long-term potential matters more than PPSF alone.

Final Thoughts: Both Cities Offer Value—In Different Ways

So, is Orange or Anaheim the better buy? The answer depends on your priorities.

• Choose Orange if you value historic neighborhoods, community charm, and a central location—even if it means paying more per square foot.

• Choose Anaheim if you want more square footage, a wider range of price points, and investment opportunities in a city that continues to grow.

If you’re curious how your neighborhood compares—or where buyers are focusing right now—I’d be happy to provide a custom market snapshot. The right choice isn’t just about PPSF, it’s about finding the lifestyle and long-term value that fits you best.

Sources

• Redfin – Orange Housing Market

• Redfin – Anaheim Housing Market

• California Association of Realtors

• OC Register – Real Estate Trends