Glassell Park is a neighborhood in the hills of Northeast Los Angeles that’s close to urban areas like Downtown LA and Glendale but keeps a more community-oriented feel. Residents have access to recreation, a growing selection of restaurants and a variety of school options.
In Glassell Park, you might find some smaller bungalows ranging from the low $600,000s to the upper $900,000s, but larger, freshly renovated homes generally run from $1 million to a little over $1.7 million. In addition, “there are a few multifamily properties, but it’s still neighborhood-y and not that dense,” says Cherryl Weaver, Realtor with Re/Max Tri-City Realty, who was born and raised in LA. Condos typically sell from the mid-$300,000s to the low $700,000s, while townhouses run from the mid-$700,000s to around $1.1 million, plus monthly HOA fees of about $250 to $400. Land comes up for sale as well, but if you score a hillside lot, you’ll likely face building restrictions and a lengthy approval process.
While most of Glassell Park is fairly flat, there are a few hilly parts, including one that borders Mount Washington. In LA’s hillside communities, stricter building codes help protect the land and existing homes, and homes tend to be more spaced out. “There’s also not as much through traffic, so you’ll really get to know who your neighbors are,” Weaver says. By contrast, the flatter sections are more developed. “There are lots of housing communities and restaurants, and it’s easily commutable to downtown or Glendale,” Weaver says.
A great place to connect with people is the green space along Verdugo Road, which is home to the Glassell Pool, as well as the Glassell Recreation Center and Youth Center. “It’s a hub for the neighborhood,” Weaver says. “People hang out all around it. They have tennis courts, baseball fields, a park and a senior center.”
She says that artists also play a role in Glassell Park’s culture. One example is the Glassellland sign that appeared on the hillside one day and became a local landmark. “It’s an art installation, but the community fell in love with it,” Weaver says.
Glassell Park is part of the Los Angeles Unified School District, which assigns schools based on address but offers a variety of magnet programs and an annual open-enrollment lottery. Some neighborhood kids go to the highly rated Delevan Drive Elementary School in Eagle Rock, while others head to Glassell Park Elementary S.T.E.A.M. Magnet. Glassell Park also has several public charter schools, including Renaissance Arts Academy, a kindergarten through 12th-grade school that gets strong ratings and has a lottery-based admission system.
The restaurant scene in Glassell Park is varied, with everything from fast-food chains to the Michelin-recommended Dunsmoor. “Dunsmoor is a high-end place that came in and just blew everyone away,” Weaver says. “It became super, super popular.” Some other places to grab a meal or a drink include:
You’ll see lots of bus stops along Eagle Rock Boulevard, and Glendale has a Metrolink station, but most people get around by car. Drivers have access to the Glendale Freeway from the neighborhood. It’s roughly 7 miles to either downtown LA or Pasadena, and Glendale is less than 3 miles away.
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Janeth Pazmino
Keller Williams SELA
(562) 548-8818
20 Total Sales
2 in Glassell Park
$93,000 Price Range
Roddy de la Garza
Epique Realty
(323) 615-1579
119 Total Sales
1 in Glassell Park
$982,450 Price
Mel Macklin
HomeSmart, Evergreen Realty
(747) 307-7003
49 Total Sales
2 in Glassell Park
$1,495,000 Price Range
Tyler Rogina
Compass
(424) 417-6460
121 Total Sales
1 in Glassell Park
$1,150,000 Price
Devin McNichol
Keller Williams Beverly Hills
(424) 544-8484
100 Total Sales
2 in Glassell Park
$1.2M - $1.7M Price Range
Brent Ballard
Anderson Ballard Companies
(747) 307-4526
163 Total Sales
1 in Glassell Park
$1,525,000 Price
| 1 - Low Crime, 10 - High Crime | Glassell Park | US |
|---|---|---|
| Homicide | 3 | 4 |
| Sexual Assault | 4 | 4 |
| Assault with Weapon | 4 | 4 |
| Robbery | 4 | 4 |
| Burglary | 4 | 4 |
| Motor Vehicle Theft | 4 | 4 |
| Larceny | 5 | 4 |
| Crime Score | 4 | 4 |
Source: WhatIsMyCrimeRisk.com
On average, homes in Glassell Park, Los Angeles sell after 34 days on the market compared to the national average of 55 days. The median sale price for homes in Glassell Park, Los Angeles over the last 12 months is $1,149,500, down 4% from the median home sale price over the previous 12 months.
|
Median List Price
$1,195,000
|
Median Sale Price
$1,149,500
|
|
Median Single Family Sale Price
$1,212,760
|
Median Townhouse Sale Price
$1,045,000
|
|
Median 2 Bedroom Sale Price
$1,013,508
|
Median Change From 1st List Price
0%
|
|
Last 12 months Home Sales
86
|
Median Home Sale Price YoY Change
-4%
|
|
Average Price Per Sq Ft
$728
|
|
|
Number of Homes
3,699
|
Number of Homes for Sale
36
|
|
Median Year Built
1940
|
Months of Supply
5.00
|
|
Average Single Family Home Size Sq Ft
1,465
Significantly below the national average
1,934
|
Average Townhouse Size Sq Ft
2,050
|
|
Average 2 Bedroom Size Sq Ft
1,001
|
Average 1 Bedroom Size Sq Ft
664
|
|
Average Studio Size Sq Ft
325
|
Median Lot Size Sq Ft
6,098
|
$2,647 - $5,258 per month
$2,795 - $3,195 per month
$3,895 per month
$1,575 - $1,775 per month
$2,095 - $2,609 per month
$3,895 per month
|
Number of Homes for Rent
40
|
Median Rent
$2,625
|
|
Median Single Family Home Rent
$4,350
|
Median 4 Bedroom Single Family Home Rent
$4,710
|
|
Median Townhouse Rent
$3,373
|
Median 3 Bedroom Townhouse Rent
$4,123
|
|
Median Condo Rent
$2,480
|
Median 2 Bedroom Condo Rent
$2,480
|
|
Total Population
20,131
|
Median Age
40
|
|
Population Density
12 ppl/acre
|
Population under 18
21.3%
On par with the national average
23.8%
|
|
Population over 65
16.3%
On par with the national average
19.1%
|
|
|
Median Household Income
$87,711
Above the national average
$79,597
|
Average Household Income
$123,559
|
|
High School Graduates
80%
Below the national average
89%
|
College Graduates
37.6%
|
|
Advanced Degrees
10.9%
|
% Population in Labor Force
69.6%
On par with the national average
64.9%
|
|
Annual Precipitation
14''
|
Average Winter Low Temperature
48°F
|
|
Average Summer High Temperature
83°F
|
Annual Snowfall
0''
|
Bikeability
Walkability
Transit
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
Local businesses, green spaces and bungalows minutes from downtown
A peaceful LA neighborhood with hiking trails and elevated views
Riverside arts district in eastern Los Angeles
Strong walkability, park access and proximity to freeways
Historic charm and active community with a small-town feel in southern Glendale
Condominiums are common in this neighborhood that also has vintage homes
