Buena Park, California, is a hidden gem in Orange County, blending small-town charm with big-city accessibility. Known for attractions like Knott’s Berry Farm and its proximity to Los Angeles and Anaheim, it’s no surprise that this city is a hot spot for homebuyers. Among the many housing options, homes with guest houses stand out as a versatile and valuable choice. Whether you’re looking for extra space for family, a rental income opportunity, or a private retreat, a guest house can be a game-changer. But how do you find the perfect Buena Park home with a guest house? This guide will walk you through the process step-by-step, offering practical tips and insights to make your search a success.
Why Choose a Home with a Guest House in Buena Park?
Before diving into the “how,” let’s explore the “why.” Guest houses—sometimes called accessory dwelling units (ADUs), in-law suites, or casitas—offer incredible flexibility. In Buena Park, where the median home price hovers around $700,000 to $800,000 (depending on the market), adding a guest house can increase property value and functionality. Here are some reasons buyers seek them out:
- Multigenerational Living: With aging parents or adult children staying close, a guest house provides privacy without sacrificing proximity.
- Rental Income: Buena Park’s tourism and business traffic make it ideal for short-term rentals (think Airbnb) or long-term tenants.
- Work-from-Home Space: A detached guest house can double as a quiet office or creative studio.
- Guest Accommodations: Frequent visitors? A guest house ensures they feel at home without overcrowding your main living space.
Now that you’re sold on the idea, let’s get into the nitty-gritty of finding one.
Step 1: Define Your Needs and Budget
Start by clarifying what you want from a guest house. Are you looking for a fully equipped mini-home with a kitchen and bathroom, or a simple studio space? Does it need to be detached, or is an attached suite acceptable? Consider size, layout, and purpose, as these factors will shape your search.
Next, set a budget. Homes with guest houses in Buena Park typically cost more than standard single-family homes due to the added square footage and potential income. As of April 2025, expect prices to start around $850,000 for a modest property with a basic ADU, climbing to $1.2 million or more for larger lots or luxury setups. Factor in maintenance, utilities, and potential renovation costs if the guest house isn’t move-in ready.
Step 2: Work with a Local Real Estate Agent
While online listings are a great starting point, a local real estate agent is your best ally in finding Buena Park homes with guest houses. Why? Many properties with ADUs aren’t explicitly advertised as such. A seasoned agent familiar with Buena Park’s neighborhoods—like the historic Crescent Heights area or the newer developments near La Palma Avenue—can spot hidden opportunities.
When choosing an agent, ask:
- Have they sold homes with guest houses in Buena Park before?
- Are they familiar with local zoning laws and ADU regulations?
- Can they connect you with lenders who understand financing for properties with rental potential?
A good agent will also alert you to off-market listings, which are common in competitive markets like Orange County.
Step 3: Search Online with the Right Keywords
If you’re a DIY home hunter, online real estate platforms like Zillow, Redfin, and Realtor.com are your go-to tools. However, searching for “guest house” alone might not yield the best results—sellers use varied terminology. Try these keyword combinations:
- “Buena Park home with guest house”
- “Buena Park ADU”
- “Buena Park in-law suite”
- “Buena Park property with casita”
- “Buena Park home with separate unit”
Filter your search by price, bedrooms (look for 3+ to account for the main house and guest space), and lot size (larger lots often accommodate detached ADUs). Pay attention to listing descriptions and photos—sometimes a “bonus room” or “detached office” is actually a guest house in disguise.
Step 4: Understand Buena Park’s ADU Regulations
Not all guest houses are created equal—or legal. California has progressive ADU laws, and Buena Park follows suit, but there are still rules to navigate. For example:
- Permits: A guest house must be permitted by the city. Unpermitted units can lead to fines or forced removal.
- Size Limits: ADUs typically can’t exceed 1,200 square feet, though this varies based on the primary home’s size.
- Rental Rules: If you plan to rent out the guest house, check local ordinances on short-term (under 30 days) vs. long-term rentals.
Before making an offer, ask the seller for documentation proving the guest house is permitted. If it’s not, consult a contractor or the Buena Park Community Development Department to assess legalization costs.
Step 5: Explore Neighborhoods with Guest House Potential
Buena Park’s neighborhoods vary widely, and some are more likely to feature homes with guest houses. Focus on these areas:
- Crescent Heights: Older homes on spacious lots often have detached garages converted into ADUs.
- Los Coyotes Country Club Area: Upscale properties here may include luxury guest suites.
- Buena Park Downtown: Near Beach Boulevard, you’ll find a mix of renovated homes with modern ADUs.
Drive through these areas or use Google Maps’ satellite view to spot properties with separate structures. Larger lots (8,000+ square feet) are a good indicator of guest house potential.
Step 6: Visit Properties and Ask Questions
Once you’ve shortlisted homes, schedule tours. Seeing a guest house in person reveals details photos can’t—like condition, privacy, and access. During visits, ask:
- Is the guest house permitted and up to code?
- Are utilities (water, electricity) separate from the main house?
- What’s the condition of the roof, plumbing, and HVAC?
- Has it been used as a rental? If so, what’s the income history?
Bring a notebook or use your phone to document pros and cons. If the guest house needs work, estimate renovation costs—minor updates might cost $10,000-$20,000, while a full overhaul could exceed $50,000.
Step 7: Consider Building Your Own Guest House
Can’t find the perfect home with a guest house? Buy a property with space to build one. Buena Park’s ADU-friendly policies make this a viable option. Look for homes with:
- Large backyards (at least 1,000 square feet of open space)
- Easy access for construction crews
- Zoning that allows detached or attached ADUs
Construction costs vary—prefab ADUs start at $100,000, while custom builds can reach $250,000 or more. Factor in permits, design fees, and a timeline of 6-12 months. Websites like Maxable or local contractors can provide estimates tailored to Buena Park.
Step 8: Financing Your Purchase
Homes with guest houses often qualify for special financing. Options include:
- FHA Loans: Allow lower down payments and can include ADU income in qualification.
- Conventional Loans: Some lenders count projected rental income toward your debt-to-income ratio.
- Home Equity Loans: If you already own a home, tap into equity to fund a property with an ADU.
Work with a mortgage broker to explore these options and ensure the guest house’s income potential strengthens your application.
Step 9: Make an Offer and Close the Deal
Found your dream home? Act fast—Buena Park’s market moves quickly. Work with your agent to craft a competitive offer, highlighting your interest in the guest house as a value-add. Once accepted, hire an inspector to scrutinize both the main home and the ADU. If all checks out, finalize your financing and close the deal.
Final Thoughts
Finding a Buena Park home with a guest house takes patience, research, and a bit of creativity. Whether you’re drawn to the city’s vibrant community, its investment potential, or its laid-back vibe, a guest house can elevate your lifestyle and property value. Start by defining your goals, enlist expert help, and explore every avenue—from online searches to custom builds. With the right approach, you’ll soon unlock the door to a home that’s as versatile as it is welcoming.
Happy house hunting!
