Edwards Hill


Overview: This Orange County neighborhood is a high-end address for people with a high net worth who wish to keep a low profile. The quiet, winding streets hint at a love for all things equestrian, with names like Derby, Steeplechase, and Preakness. With riding trails threaded throughout the neighborhood, and boarding facilities right across Ellis Avenue in Central Park, Edwards Hill is a home for horse lovers. For people who want perhaps a toned-down version of the beach lifestyle, this neighborhood is perfect, with large homes that include outdoor living and entertaining spaces, large, open interior rooms, and luxurious details. Edwards Hill offers easy access to major highways, including State Route 39, Interstate 409, and State Route 1 – the famed Pacific Coast Highway. Also nearby are multiple highly rated schools and numerous parks and green spaces. Most of the best of Huntington Beach is no more than a mile or two away from Edwards Hill.

Neighborhood Highlights

Convenient riding trails
Nearby horse boarding
Beach one mile away
Best schools in California
Beautiful natural areas nearby
Nearby shopping, dining, entertainment

Location: The Edwards Hill neighborhood is located in the center of Huntington Beach. To the north is Ellis Avenue, and across it Central Park. Beyond that are Golden West College and the Westminster Mall. Goldenwest Street is the eastern border, and beyond it lies State Route 39, also known as Beach Boulevard. To the south is Garfield Avenue, which turns southwest and becomes Seapoint Street and then leads to the Pacific Coast Highway and the shore about a mile away. Edwards Street, on the western edge of the neighborhood, separates Edwards Hill from the Boca Chica Wetlands.

Commutes: This neighborhood offers easy access to shopping, dining, and entertainment, as well as a variety of natural and public spaces. One mile east of Edwards Hill is State Route 39, which leads north toward eastern suburbs of Los Angeles. SR 39 also takes travelers to Interstate 405 – the San Diego Freeway – a major route north to Inglewood and south to Irvine. One mile southwest of the neighborhood, State Route 1 – the iconic Pacific Coast Highway – winds north through Sunset Beach and Seal Beach before turning inland and toward the airport in Long Beach. The southern stretch of SR 1 passes through Newport Beach and Laguna Beach.

Culture: Just over 8,000 people live in Edwards Hill. They are 80% white, mostly in their mid to late 40’s, and live an average of three residents per household. Three fourths of those households are married couples, both are working, and about a third of them have children. Almost half of the residents are California natives, but over a quarter of them are foreign-born. About one fifth of them have Bachelor’s degrees, about one fifth have Master’s degrees, and about one fifth have less than a high school diploma. Most residents are employed in management, healthcare, and sales and office occupations. Crime rates here are extremely low.


Overview: The Huntington Beach City Elementary School District and the Huntington Beach Union High School District serve the Edwards Hill neighborhood. Residents can choose from a number of private school options for all levels, or a public charter school for elementary and middle school students, in addition to the regular public schools. The district also has alternative and independent study campuses for high school and an affiliated adult school. Schools in this area rank highly compared to other California schools in areas including standardized test scores and college readiness. Some schools here score far above the state average. These schools take measures to ensure the academic success for students with economic disadvantages and minority students, earning high scores for diversity and equality. Fountain Valley, on the other side of SR 39, and Ocean View, which lies to the north, are the nearest school districts.


Elementary Schools

Huntington Seacliff Elementary School

Edwards Hill is zoned to Huntington Seacliff Elementary School. Huntington Seacliff serves fewer than 1,000 students with an average class size of 27. With nearly half minority students, it ranks among the top 20% of most diverse schools. It is ranked among the top 5% of schools in the state and yields test scores far above the state average.

Hope View Elementary School

On the other side of Central Park is Hope View Elementary, in the Ocean View School District. Hope View enrolls 625 students, with 26 per class. 40% of students are minorities. This school performs at an above average level compared with other schools in the state.

Kinetic Academy

Kinetic Academy is just a couple of miles away near State Route 39. This public charter school was founded by five local residents. It serves grades K-8 in the Huntington Beach Elementary School District. Students here show above average performance on standardized tests, confirming the school philosophy that people learn best by doing.

Middle Schools

Ethel Dwyer Middle School

Ethel Dwyer Middle School is ranked in the top 5% of California Schools, with test scores far above average for the state. Nearly 50% off the 1,360 students are minorities. Class sizes average 27 students. This school is a little more than a mile from Edwards Hill.

Mesa View Middle School

The next nearest is Mesa View Middle School, in the Ocean View School District. With 821 students, this school has an average class size of 23. Over half of students are minorities. This school demonstrates above average quality among California schools and test scores that are far above the state average.

High Schools

Huntington Beach High School

Huntington Beach High School, which has fewer than 3,000 students, is only a mile south of Edwards Hill. Huntington Beach High has a student-teacher ratio of 31:1, and fields a champion surfing team and a competitive robotics team. Its students take more advanced courses than average, and they score far above average on tests and in college and career readiness.

Ocean View High School

Ocean View High School is north of Central Park. This school has just under 1,500 students and an average class size of 29. More than 40% are minorities. Ocean View High is rated about average in quality when compared to other California Schools.

Private Schools

Futures Academy

Futures Academy is a private school for grades 6-12, just a couple of miles away from Edwards Hill. This school works to develop personalized instruction programs to meet a variety of student needs. Scheduling can be individualized for athletes or artists, or strategies can be developed for students with social anxiety, dyslexia, ADHD, and more.

Liberty Christian School

Liberty Christian School, just north of Huntington Central Park, has 185 students in grades K-12. This college prep school offers a faith-based education experience from “diapers to diploma.” This school has an average of 10 students per class and a student body of nearly 40% minorities.

Brethren Christian Junior and Senior High School

Brethren Christian Junior and Senior High School is a faith-based school with 196 students. This college prep school, across SR 39 from Edwards Hill, has an average 19 students per class. Nearly all of Brethren graduates go straight to college, and this school is rated in the top 1% among U.S. Christian High Schools.


Overview: Edwards Hill is an upscale address, and it shows in every detail. This is a community of homeowners, and only single family homes are to be found here, many of them sprawling estate homes. Custom homes in this neighborhood come in a variety of architectural styles, including Spanish and Mediterranean. Lot sizes vary widely, from just a little larger than the house that sits on it to sprawling mini-estates. Some homes include pools, private office spaces, smart home security systems, designer interiors, professional or gourmet kitchens, or outdoor kitchens. A private backyard oasis featuring a koi pond or waterfall is not an uncommon feature, and lush tropical landscaping is common. Homes here sit in the middle of the Edwards Hill equestrian community, surrounded by riding trails, and are close enough to walk to the acclaimed Seacliff Elementary School, the Huntington Beach Public Library, Central Park and the Equestrian Center, the beach, parks, shopping, and dining.

Housing options

Single Family Homes

Single family homes in Edwards Hill tend to be two stories and over 3,000 square feet, with 4 or 5 bedrooms and between 3 and 4.5 baths. Grand floor plans with soaring ceilings and luxurious details are standard. Popular features include outdoor spaces for living and entertaining to allow residents to fully enjoy the pleasant climate.

If you’re interested in buying a home in this area, check out currently available Edwards Hill homes for sale. You can also browse through the entire database of all the available Huntington Beach homes for sale.

Real Estate

Overview: The median list price of homes in Edwards Hill typically stays level year-over-year. However, that median rose about 25% between November and December of 2018. Homes in this neighborhood usually sell for very near the list price. In December 2018, Edwards Hill was a balanced market – there was little difference between the number of people looking for homes to buy and the number of homes available. Homes in this area typically stay on the market around 120 days. In the summer of 2017 these homes stayed on the market a median of 72 days, but that number rose steeply over the next year, peaking at 177 days in September 2018.

Things to Do

Overview: While you’ll have to leave the Edwards Hill neighborhood for most activities, you won’t have to go very far. This neighborhood is surrounded by things to do, just outside its borders. The Surf City USA Shuttle can take residents down to the shore and all over town. The City Loop route runs down Goldenwest Street all the way to the beach and back up to Interstate 405. The Bella Terra Shopping Center there, only a couple of miles north of Edwards Hill, offers an array of dining, shopping, and entertainment choices. If nature is more to your taste, Edwards Hill is the place to be. This area has green spaces all around, both natural reserves and planned parks. It’s also only about a mile from the beach. Huntington Beach has something for everyone, whether you’d rather take your dog to the beach, rent a kayak, play volleyball, or have a fine dinner overlooking the sun setting into the sea.

Retail & Entertainment

Huntington City Beach

Miles of beach sit just across the Pacific Coast Highway a little over a mile away. The offerings of the city beach include volleyball, camping, and a municipal pier jutting out over 1,800 feet. This mecca for surfers hosts the annual U.S. Open of Surfing. Residents can enjoy stunning views and other special events all year long.

Dog Beach

On the north end of the city beach lies the only beach in town where dogs are allowed, and can be off-leash. Dog Beach attracts surf-loving dogs and their humans from around the world annually for Surf City Surf Dog. This unique surfing competition is only one of the events offered year-round at Dog Beach.

Disneyland Resort

Only 20 minutes away is the ultimate California family destination. The Disneyland Resort includes Disneyland, the original theme park as well as the Disney California Adventure Park – where kids of all ages can meet their favorite characters – and Downtown Disney, which offers unique dining, shopping, and entertainment.

The Newland House Museum

Is an 1898 Victorian Farmhouse. It was built for early Huntington Beach residents William and Mary Newland. The Huntington Beach Historical Society has restored and preserved the Queen Anne style home. The museum is open every other weekend for tours.

The Surf City USA Shuttle

Gives explorers free rides around Huntington Beach. The City route runs up Goldenwest and stops at Central Park, Bella Terra Shopping Center, Downtown and the beach, and Huntington Beach High. The Coastal route runs up and down the Pacific Coast Highway from Sunset Beach to Beach Boulevard, and from both points to Bella Terra.

Harriett M. Wieder Park

Is just over a mile southwest of Edwards Hill, down Seapoint Avenue. This small first phase of a larger future park features native plants and use of recycled materials. Weider Park offers trails and a scenic view for a picnic as well as contemporary creative playground equipment for bigger and small children.

Huntington Central Park

Directly north of Edwards Hill sits Huntington Central Park, the largest city park in Orange County. Its 350 acres include tree and flower plantings, grassy fields and paved paths, areas for playing, walking, biking, and picnics. Events are held all year round, including equestrian events, cross-country racing, and dog and car shows.

The Bolsa Chica Ecological Reserve

Is a 1,200 acre wetland reserve just east of Edwards Hill, across Seapoint Avenue. The reserve offers opportunities for hiking, photography, and birdwatching, as well as educational programs and free public tours. Community members can learn about coastal ecology and get involved in monitoring environmental quality.

Vans Off the Wall Skatepark

Is near the Bella Terra Shopping Center, at the junction of Beach Boulevard and Interstate 405, a few miles north of Edwards Hill. Free and open to the public, this skate park features over 35,000 square feet of skateboarding adventure, has a retail store and dining, and holds skate clinics and contests.

Bolsa Chica State Beach

Just northwest of this neighborhood, Bolsa Chica State Beach offers more than just the standard beach fare. The beach is lined with gourmet concessions offering uniquely Californian dishes. In the summer, at the new and full moons, California grunion spawn along the shore, an iconic California event for visitors. Educational programs for both adults and children are held year-round.