$1,469,146Average Value$286Average Price per Sq Ft20Homes For Sale
Hillside District is a quiet, high-end neighborhood near the mountains
Set among the southern foothills of the small but scenic Verdugo Mountains, Burbank’s Hillside District has long been one of the most exclusive neighborhoods in the San Fernando Valley. The district is known for its stellar views, great hiking and luxury homes. “It has a more exclusive feel to it,” says Realtor and area native Cherryl Weaver of Re/Max Empower. “And it’s more secluded than the rest of town. It really attracts people who want to feel more removed from the hustle. That said, it’s still very easy to get to town.” Most of the neighborhood is within a short drive of Downtown Burbank, so shopping is easy, and proximity to Interstate 5 makes it easy to get around the rest of the Valley.
A wide range of homes, from condos to estates
Since its development in the 1940s and '50s, the Hillside District has been known as a luxury landing spot for Burbank power players. While relatively budget-friendly options can be in the flatter part of the neighborhood near downtown — including townhouses, condos and ranch-style homes — the neighborhood is generally associated with the luxury estates found in the hillier portions of the neighborhood closer to the Verdugo Mountains. “The homes have really luscious landscaping, and both homes and lots are a bit bigger than the rest of Burbank,” says Weaver. Condos and townhouses in Hillside typically sell for between $600,000 and $1 million, while the midcentury ranch-style homes that make up much of the local housing stock go for between $1.2 and $1.8 million. Larger custom-built homes in the neighborhood have a wider price range and can sell for anywhere from $2 million to $5 million. Fire risk is an issue in the area and can affect insurance premiums, especially for homes closer to the mountains.
Verdugo Mountains trails and DeBell Golf Club
The Hillside District sits at the foot of the Verdugo Mountains, which are crisscrossed with over a dozen miles of trails that run all the way to Glendale and Tujunga. The trails are popular with both hikers and bikers and offer great views of the Valley, downtown LA and the nearby San Gabriel Mountains. The Nature Center at Stough Canyon Park in Hillside runs educational programs for students throughout the year, taking the kids on wildlife hikes along some of the easier trails. Just down the road from the nature center, a more manicured outdoor experience can be found at DeBell Golf Club. The club is known for its compact but carefully sculpted 18-hole course, as well as its adjacent disc golf course. Traditional neighborhood parks can also be found throughout the neighborhood, including Brace Canyon Park and Bel Air Park, which offer playgrounds, basketball courts and playing fields.
Right next to Downtown Burbank retail
A major part of the Hillside District’s appeal is its seclusion. A few shops and restaurants, including the highly rated Altadena Bakery and popular Mediterranean eatery Cafe Elegante, can be found along Glenoaks Boulevard, and Castaway steak house at the DeBell Golf Club is known to have the best views — and one of the longest waiting lists — in all of Burbank. But generally, when Hillside residents want to eat out or do some shopping, they head to Downtown Burbank, which is within a mile or two of nearly all houses in the neighborhood. Downtown is home to hundreds of shops and restaurants, including multiple supermarkets and the Burbank Town Center Mall.
Access to Burbank's highly rated public schools
The neighborhood is part of the highly rated Burbank Unified School District, which has an A rating on Niche. Ralph Emerson Elementary and John Muir Middle School both have A-minus ratings, while Burbank High School has an A. Burbank High is known for its speech and debate program, which has produced multiple national champions and has been ranked among the top programs in the U.S. by the National Speech & Debate Association.
Events at the Starlight Bowl
While the neighborhood is generally fairly quiet, the Hillside District is home to the Starlight Bowl. Located down the street from DeBell Golf Club, it hosts a number of events and performances throughout the year, including Burbank’s Fourth of July fireworks show. Damage from windstorms in early 2025 has forced the Starlight Bowl's imminent programming to other venues, but the city is dedicated to repairing and improving the space. Event parking and traffic are generally carefully overseen by Burbank PD to minimize congestion before and after events.
Close to the I-5 and not far from the airport
Most of the neighborhood is within a 2-mile drive of the nearest on-ramp to Interstate 5, making for a straightforward commute to Glendale, downtown LA or the north San Fernando Valley. Burbank's studios are on the opposite side of town and usually reached via surface streets, although this is often trickier and means dealing with more stop-and-go traffic than commuting on a highway. While buses run along Glenoaks Boulevard, most Hillside residents rely on private transportation to get around. However, much of the neighborhood is just blocks away from the Amtrak station in Downtown Burbank, and it’s not much farther to Hollywood Burbank Airport, which offers flights to over 30 destinations.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Matthew Oksas,
an experienced agent in this neighborhood.
Parks in this Area
Stough Canyon Nature Center
Bike Trails
Picnic Area
Trails
McCambridge Park
Baseball/Softball
Basketball
Picnic Area
Earthwalk Park
Picnic Area
Playground
Wildwood Canyon Park
Picnic Area
Trails
Hiking
Brace Canyon Park
Baseball/Softball
Basketball
Picnic Area
Bel Air Park
Baseball/Softball
Trails
Joaquin Miller Park
Basketball
Picnic Area
Playground
Transit
Airport
Bob Hope
11 min drive
Crime and Safety
1 - Low Crime, 10 - High Crime
Hillside District
US
Homicide
3
4
Sexual Assault
3
4
Assault with Weapon
3
4
Robbery
4
4
Burglary
4
4
Motor Vehicle Theft
5
4
Larceny
4
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Hillside District Demographics and Home Trends
On average, homes in Hillside District, Burbank sell after 33 days on the market compared to the national average of 70 days. The median sale price for homes in Hillside District, Burbank over the last 12 months is $385,000, down 23% from the median home sale price over the previous 12 months.
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Interested in learning more about homes in this area?
Reach out to
Matthew Oksas,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
38,101
Median Age
42
Population under 18
20.9%
On par with the national average
23.8%
Population over 65
19.2%
On par with the national average
19.1%
Finances
Median Household Income
$92,504
Above the national average
$71,702
Average Household Income
$119,691
Education and Workforce
High School Graduates
92.9%
On par with the national average
89.1%
College Graduates
43.8%
Above the national average
34.1%
Advanced Degrees
14.7%
% Population in Labor Force
63.9%
Weather
Annual Precipitation
13''
Average Winter Low Temperature
45°F
Average Summer High Temperature
87°F
Annual Snowfall
0''
Area Factors
Somewhat Bikeable
Bike Score®
31/ 100
Car-Dependent
Walk Score®
35/ 100
Some Transit
Transit Score®
33/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
