Walkable valley city with small-town vibe, major malls and mountain trails
Less than 10 miles north of Downtown Los Angeles in the San Fernando Valley, Glendale offers a small-town feel, historic gems, a wilderness core and an accessible, progressive city council. The city’s walkable downtown teems with mega-malls, galleries and the only Armenian restaurant with two Michelin stars. Vintage architecture and a central Brand Boulevard lined with bakeries, coffees shops and an art deco theater give Glendale a signature charm unlike other LA population centers that may only offer a smattering of retail plazas.
“We’re actually a modern city with shifting demographics,” says Mayor Dan Brotman. “We celebrate a lot of different cultures. A fun fact is that about half our residents were born outside the U.S.” Glendale is attracting an increasing number of residents from television, film and music who, Brotman says, appreciate the laid-back vibe of an urban center without the big-city overwhelm. And while DreamWorks Animation may be downsizing in Glendale, major headquarters include Walt Disney Imagineering and IHOP. Adventist Health Glendale ranks in the top 5% for overall clinical performance on Healthgrade’s 2024 list of America’s 250 Best Hospitals. And with more than two dozen financial institutions, banking is also big business in Glendale.
On the flip side, Glendale’s nearly 30-acre sports complex is tucked in the San Rafael Hills, and a wealth of mountain trails spread across more than 10 square miles in the heart of the city. Mayor Brotman touts environmentally conscious priorities such as moving toward 100% clean energy and adding 90 miles of bike lanes over the next 20 years.
Glendale has a walkable downtown teems with mega-malls, galleries and the only Armenian restaurant with two Michelin stars.
Brand Blvd in Glendale boasts major shops for diverse shopping experiences.
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Mostly million-dollar homes plus new affordable housing
Glendale’s real estate market is somewhat competitive despite a median 2024 home price of around $1.1 million. “To put it in perspective, I actually moved to LA because it’s cheaper to live there,” says Bradley Calvert, the city’s director of community development. “But the price here really is dictated by how nice the community is. You pay a lot, but we offer a lot.” Condos and townhouses range from $600,000 to $900,000 based on build date. Single-family stucco homes with red-tile roofs are embellished with palm trees and bougainvillea. Spanish, Mediterranean and bungalow-style homes from the 1920s, ‘30s, ‘40s ask between $1 million and $3 million.
North of Route 134, known locally as “the 134,” prices trend upward, with gated Mediterranean-villa styles and Historic Landmark Registry homes fetching $5 million and more. Mayor Brotman says the city is in favor of every type of housing, and three affordable housing projects are under construction, including the 300,000-square-foot 515 Pioneer — the state’s largest in 2024.
Mediterranean homes are popular in Chevy Chase.
Homes in Verdugo Woodlands tend to be larger compared to other parts of Glendale.
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Hike Verdugo Mountain trails, explore Brand Park, honor celebrities at Forest Lawn
Glendale maintains dozens of community parks, multiple recreation centers and trails through hundreds of acres of open space. “I’m just minutes from the beginning of trails that wind miles and miles into the mountains, which is really why I moved here,” Brotman says. “It’s semi-arid, with oaks and indigenous plants, and painted with wildflowers in the spring. I never get tired of biking up there with my dog.” On a stunning 31 acres, Brand Park is the site of a library and art center housed in a 1904 Indo-Saracenic mansion. “One place people love to walk is Forest Lawn, which has a cemetery, a memorial park and a popular museum,” Fish says. Forest Lawn Memorial Park is the final resting place of hundreds of notables, including Clark Gable, Elizabeth Taylor and Michael Jackson. Animal lovers can reach the Los Angeles Zoo within a 2-mile drive west of downtown Glendale.
Verdugo Mountains Open Space Preserve offers several popular trails for hiking and exploration.
Animal lovers can reach the Los Angeles Zoo within a 2-mile drive west of downtown Glendale.
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Top-rated Glendale Unified district and private schools
Graded A by Niche, the Glendale Unified School District is a top draw. “The district is really sought-after,” says Fish. “I made it my mission to get my kids into Glendale schools when they hit school age.” All GUSD schools earn an A or better, including A-plus Crescenta Valley High School, which earned silver medal status from U.S. News & World Report, ranking in the top 3% of high schools nationwide. “At Clark Magnet, they take the brightest of the bright kids to do engineering and computer science, really cutting-edge stuff,” Fish says. GUSD enrollment, however, is gradually declining due to the city’s more than a dozen private options, such as the A-plus St. Monica Academy. Higher education institutions include the Glendale University College of Law and Glendale Community College. The University of Southern California, showcasing a School of Cinematic Arts, is 11 miles south of city center.
Glendale Community College is a higher learning powerhouse in the heart of Glendale.
Front entry for Hollywood Senior High
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Pacific Community Park spring egg hunt, Verdugo Mountains 10K in May
Holiday celebrations include the city’s spring Eggstravaganza, where age-level egg hunts offer golden egg prizes. And since 2011, the Verdugo Mountains 10K Trail Run & Hike has been the city’s favorite way to climb from Brand Park to one of the city’s highest peaks and back.
LA-centric traffic congestion, Beeline bus option
The Los Angeles metro area is notorious for traffic, and Glendale is no exception. “I’m not going to lie to you; traffic around here is pretty heavy, which is why we’re working to create an even more walkable downtown,” Fish says. “But our public transportation is really effective, clean and safe.” In October 2024, the Glendale Beeline, which operates a dozen city bus routes, went completely paperless. Riders can pay, reload, plan trips and access ride history via mobile app. While there are worse commutes in Southern California, it can sometimes take up to an hour to drive the 8 miles from Glendale to LA.
Hollywood Burbank Airport, 8 miles north, is partly owned by the city and offers direct flights to major national hubs. It’s the only airport in greater LA offering direct rail to downtown Los Angeles. Local roads can get extra crowded during holiday shopping seasons. According to Fish, the good news is that the city has an effective traffic signal system and a series of one-way streets designed to keep vehicles moving. The major thoroughfares in and out of the city are the 134 freeway, known for road closures and wrecks, and Interstate 5, aka “the 5,” known for speed trap enforcement.
The Glendale Beeline offers fast transportation around Glendale.
The 5 Freeway is one of the main transportation arteries running near Burbank.
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World-class Americana at Brand, historic Alex Theatre, Michelin-star dining
City locals can walk from home to The Americana at Brand downtown, ranked among the 10 Best Malls in the World by Fodor’s Travel and one of the highest-grossing retail centers worldwide. This mixed-use lifestyle center has a town square atmosphere and a free trolley for residents and guests. “Tiffany, Gucci, you name it. If you want to spend a lot of money here, you can definitely do it,” says the city’s fire chief Greg Fish, who has been with the department for over 30 years. Dancing fountains and meticulously pruned shrubbery dazzle more than 16 million annual visitors. “On a summer night, there are people from all over the world here,” Calvert says. Next door, the classic brick Glendale Galleria is featured in a Billie Eilish music video filmed in 2020.
“We have a large Armenian population here,” Fish says, “so Middle Eastern and Mediterranean cuisines are very popular." Raffi’s Place is a Persian favorite serving all kinds of kabobs, and across the street, Zhengyalov Hatz earns two Michelin stars for its namesake specialty flatbreads. For creative Cuban cuisine, from designer birthday cakes to grab-and-go meat pies, family-owned Porto’s Bakery & Café has been a mainstay since the 1970s.
Alex Theatre opened in 1925 and was Walt Disney’s favorite place to preview his cartoons. In 1996, it was added to the National Register of Historic Places and is easily recognizable by its art deco column with neon lights. This iconic landmark hosts over 200 events annually and works with community organizations like the Glendale Youth Orchestra. “We’ve recently entered into a new management agreement that’s bringing in more shows than ever,” Calvert says.
The community also comes together at Montrose Shopping Park, a strollable town center on Honolulu Avenue in Montrose at the city’s northern edge. “If you’re walking around here, you’re probably going to run into someone you know out getting ice cream or dining at a restaurant,” Calvert says. “It’s got an old Main Street vibe.”
Walk around the Americana at Brand, just 10 minutes from Oakmont.
Alex Theatre opened in 1925 and was Walt Disney’s favorite place to preview his cartoons.
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Crime lower than L.A. and national rates, some environmental risks
FBI crime data shows the city’s violent crime rate per 100,000 people rose from 56 in December 2022 to 76 in December 2023, which is still roughly 50% lower than West Hollywood and Los Angeles and 40% lower than the national rate. Property crime rates rose from 168 to 183 in the same timeframe, compared to a rate of 255 in Los Angeles. “Between our fire department and police department, which is one of the best in the state, public safety is our top priority here,” Fish says.
Like most of Southern California, the city faces potential environmental risks such as wildfire, mudslides and earthquakes. “The city is 32 square miles, about 10 miles of which is open space and brush, so we have an aggressive, multipronged vegetation management program and are vigilant with residents about having proper clearances around their homes,” Fish says. According to Fish, the Mountain Oaks Park neighborhood is particularly vulnerable to wildfire but hasn’t lost a house in a fire since 1989. Glendale has a Class 1 fire department, meaning staffing is as high as it can be. “We do have some fault lines that produce earthquakes, but it’s no worse than any place else, and minor mudslides and debris flow are more of an occasional nuisance than a looming threat,” says Fish.
On average, homes in Glendale, CA sell after 31 days on the market compared to the national average of 49 days. The median sale price for homes in Glendale, CA over the last 12 months is $1,200,000, up 4% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$1,200,000
Median Sale Price
$1,200,000
Median Single Family Sale Price
$1,516,757
Median Townhouse Sale Price
$1,360,000
Median 2 Bedroom Sale Price
$689,000
Median Change From 1st List Price
0%
Last 12 months Home Sales
1,348
Median Home Sale Price YoY Change
$4
Average Price Per Sq Ft
$748
Neighborhood Facts
Number of Homes for Sale
182
Months of Supply
1.60
Average Home Value
Source: Public Records
Top Schools in Glendale, CA
Source:
Best Public Elementary Schools
#1 La Canada Elementary School
A+
Niche
9
GreatSchools
#2 Palm Crest Elementary School
A+
Niche
9
GreatSchools
#3 Monte Vista Elementary School
A
Niche
9
GreatSchools
#4 Valley View Elementary School
A
Niche
9
GreatSchools
#5 Benjamin Franklin Elementary School
A-
Niche
9
GreatSchools
#6 Delevan Drive Elementary School
A-
Niche
9
GreatSchools
#7 Eagle Rock Elementary School
A-
Niche
9
GreatSchools
#8 Franklin Avenue Elementary
A-
Niche
9
GreatSchools
#9 Dunsmore Elementary School
A
Niche
8
GreatSchools
Best Public Middle Schools
#1 Rosemont Middle School
A
Niche
9
GreatSchools
#2 Eagle Rock High School
A
Niche
7
GreatSchools
#3 Irving STEAM Magnet School
B+
Niche
7
GreatSchools
#4 Thomas Starr King Middle School Film and Media Magnet
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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.
