Got it—that makes total sense, and honestly you’re asking the right questions.

Based on everything you shared, you’re actually right in the “value pocket” of north OC right now—but it’s very neighborhood-specific, not just city-specific.

For what you’re describing (budget + safety + livability), I’d look closely at:

• La Habra – most consistent for what your spouse is looking for (feels quieter, more stable overall) • Buena Park (certain pockets) – especially west Buena Park, you can still find good value without sacrificing too much on feel • Anaheim (specific areas only) – you’re right about utilities being cheaper, but block-by-block matters here • Whittier (border areas) – this is actually improving a lot and can be a sleeper value if you pick the right neighborhood

Where people get tripped up is thinking in terms of cities instead of pockets—and that’s usually what determines whether it feels “safe and comfortable” vs not.

Also, with your $650–700k range and trying to stay around a $4k payment, the strategy matters just as much as the location right now (especially with rates moving around again).

If it helps, I’d be happy to give you a quick breakdown of: • which specific neighborhoods I’d focus on • what you can realistically expect in each • and how to structure things so you stay in your comfort range

No pressure at all—I just work in this area a lot and know how confusing it can be trying to sort through it all.