The conversation usually starts like this: "Lucas, my knees are killing me, and I’m tired of cleaning four bathrooms. But I am NOT moving to a retirement community."
And I get it, you’re active. You still want a garden, and you want to host Thanksgiving. You just don't want the stairs.
The good news? North Orange County is the "Ranch Style" capital of SoCal. Unlike Irvine or South County, where everything is a two-story vertical box, Yorba Linda and Placentia were built in an era where land was cheap and "single story" was the standard.
If you are looking to "right-size" without downgrading your lifestyle, here are the 5 specific neighborhoods you should watch.
1. Travis Ranch (Yorba Linda)
- The Vibe: Estate living on one level.
- Why It’s Perfect: Most people associate Travis Ranch with huge two-story estates, but there are specific pockets of sprawling single-story homes here that are roughly 2,200–2,800 sq. ft.
- The Lifestyle: You get the "prestige" address and the wide, flat streets perfect for walking the dog, without the HOA restrictions of a 55+ community.
- Insider Tip: Look for the homes on Carlos Road or Via Del Lobo. These lots are often flat (rare for the area) and could offer RV parking for your travel toys.
2. The Country Club Area (Yorba Linda)
- The Vibe: Classic charm & golf cart culture.
- Why It’s Perfect: This is one of the few non-HOA neighborhoods where you see neighbors driving golf carts to dinner. The homes here are custom or semi-custom "ranch" styles built in the 1960s and 70s.
- The Lifestyle: It is incredibly walkable. Unlike the hills of East Yorba Linda, the Country Club area is flat. You can walk to the town center for coffee.
- Watch Out For: These are older homes. Be sure to check for cast-iron plumbing (which may need relining) during your inspection.
3. Alta Vista (Placentia)
- The Vibe: Golf course views without the million-dollar price tag.
- Why It’s Perfect: If you want that "resort" feel, the single-story homes backing the Alta Vista Country Club are unbeatable. You often get smaller, manageable backyards (less mowing!) because the "view" is the golf course.
- The Lifestyle: Quiet and manicured. It’s perfect for those who want visual open space but don't want to maintain a huge lawn.
- Insider Tip: Look for the "H and H" built homes near Jefferson Street. They have fantastic open floor plans that feel modern despite being built decades ago.
4. The "Golden Triangle" (Placentia)
- The Vibe: The best value in North OC.
- Why It’s Perfect: Defined roughly by Golden Ave and Morse Ave, this area is packed with 1,500–1,800 sq. ft. single-story homes.
- The Budget: You can often find a turnkey renovated home here for under $1.1M (as of late 2025), which leaves you plenty of cash equity from the sale of your larger home.
- The Lifestyle: It’s unpretentious, friendly, and close to everything.
5. East Lake "The Village" (Yorba Linda)
- The Vibe: Resort amenities for all ages.
- Why It’s Perfect: While East Lake has many two-story homes, the "Village" section features smaller single-story cottages that are highly coveted.
- The Lifestyle: You pay an HOA here, but you get access to the lake, the boats, the pools, and the clubhouse. It feels like a 55+ community in terms of amenities, but you’re surrounded by families and energy, which keeps you young.
Before You Buy
Before you fall in love with a 1970s single-story home, watch out for the "conversation pit" or sunken living room.
- The Risk: It looks cool and retro, but for "Aging in Place," it is a major trip hazard.
- The Fix: If you love the house, budget roughly $8,000–$12,000 to have a contractor pour concrete and level the floor before you move in. It’s worth every penny for safety.
One last thing to keep in mind: Because these homes are in such high demand for downsizing, they often don't stay on Zillow for long. If you are serious about making a move in 2026 but don't want to constantly refresh your browser, give me a call at (714) 844-5696, and we can discuss how I can help you find the house that fits your family's needs and dreams.
Frequently Asked Questions
Compared to newer cities like Irvine, no. Yorba Linda and Placentia were largely developed in the 1960s and 70s, meaning roughly 30-40% of the housing stock is single-story. However, because they are so desirable for downsizing seniors, they tend to sell 2x faster than two-story homes in the same neighborhood.
Absolutely not. In fact, many active seniors prefer neighborhoods like The Country Club or Alta Vista because they lack the restrictive rules of 55+ communities. You avoid high HOA fees while still getting the "no stairs" lifestyle you need.