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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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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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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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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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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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.
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.
Written By
Lia Girard
Photography Contributed By
Bryant Lucero
Video By
Jacob McAllister
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Reach out to
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GreatSchools:
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On average, homes in Glendale, CA sell after 32 days on the market compared to the national average of 55 days. The median sale price for homes in Glendale, CA over the last 12 months is $1,260,000, up 3% from the median home sale price over the previous 12 months.
Great opportunity to own in Glendale! This move-in-ready 840 sq. ft. condo is currently configured as a 2-bedroom residence (see floorplan in 3D home tour). Freshly painted throughout, the home features an updated kitchen and windows, a functional floor plan, good natural light, and generous closet space. Conveniently located near shopping, dining, entertainment, major freeways, and with easy
Multi-Generational Home with 2 Primary Suites! Perched high in the foothills of La Crescenta on a quiet cul-de-sac, this exceptional Craftsman-inspired retreat offers 5 bedrooms, 4 bathrooms, and 3,244 sq. ft. of living space (taped) on a 10,396 sq. ft. lot (assessor), with breathtaking panoramic mountain views. Warm wood tones, stone, metal, glass, wide-plank flooring, oversized windows, and
Single-level California Ranch on an approx. 14,377 sq ft landscaped corner lot in Flintridge Heights, in the Chevy Chase hills of Glendale. The home offers approx. 3,192 sq ft with 3 bedrooms, 3.5 baths, and three distinct living areas, with expansive windows and glass doors bringing in natural light. A step-down formal living room sits off the foyer, the great room combines a dining area and
Wonderful opportunity to purchase a cozy and comfortable home in the coveted area of Rossmoyne in Glendale. Inviting front flagstone patio with fountain entry. Very open, light and bright. Grand entryway/foyer opens to the large living room with fireplace and formal dining room. Impressive original stairway leading to the upstairs with 3 bedrooms and 2 baths. Luxurious master suite with front
Welcome to 4308 Cloud Ave, an improved and updated home in the highly desirable La Crescenta community, offering rare and spectacular views of La Cañada, Montrose, and the Verdugo Hills.The property offers a spacious and versatile layout with 4 bedrooms and 3 bathrooms as currently configured. The public record reflects 3 bedrooms and 1 bathroom; buyer to verify all square footage,
Great opportunity to own in Glendale! This move-in-ready 840 sq. ft. condo is currently configured as a 2-bedroom residence (see floorplan in 3D home tour). Freshly painted throughout, the home features an updated kitchen and windows, a functional floor plan, good natural light, and generous closet space. Conveniently located near shopping, dining, entertainment, major freeways, and with easy
Multi-Generational Home with 2 Primary Suites! Perched high in the foothills of La Crescenta on a quiet cul-de-sac, this exceptional Craftsman-inspired retreat offers 5 bedrooms, 4 bathrooms, and 3,244 sq. ft. of living space (taped) on a 10,396 sq. ft. lot (assessor), with breathtaking panoramic mountain views. Warm wood tones, stone, metal, glass, wide-plank flooring, oversized windows, and
Welcome to 2940 N Verdugo Road #322, a desirable top-floor 2-bedroom, 2-bath condo in Glendale's 91208 area, offering beautiful open mountain views and the privacy of no neighbors above. Enjoy your private balcony and take in the surrounding foothill scenery — an ideal setting for morning coffee or relaxing at the end of the day. The well-designed floor plan offers comfortable living and dining
PRIME GLENDALE TRIPLEX OPPORTUNITY! Located in the desirable Adams Hill neighborhood, this character-filled income property features three units across two separate buildings. The front two-story duplex has one unit upstairs and one downstairs. A detached single-story home is located at the rear of the property and includes a fenced backyard of its own.Each unit offers two bedrooms, 1¼
LIVE IN ONE. RENT THE OTHERS. BUILD YOUR FUTURE! This Glendale triplex offers an exciting opportunity to enjoy the benefits of homeownership while generating rental income from the same property. Featuring one 2-bedroom, 1-bathroom residence and two 1-bedroom, 1-bathroom residences, one unit is currently vacant and ready for potential owner occupancy. Recent improvements include a new roof and
*MASSIVE PRICE REDUCTION!* Welcome to 3654 4th Avenue, a spacious and beautifully maintained residence in the highly desirable Crescenta Highlands neighborhood of La Crescenta. This four-bedroom, three-bathroom traditional home offers 2,810 square feet of thoughtfully designed living space on a 7,935 square foot lot. Originally built in 1947, the property underwent a full remodel and a permitted
Location, Location, Location! Nestled in the highly desirable neighborhood (CITY CENTER) of Glendale (91204). This prime, updated Condo offers large 2 bedrooms, 2 baths, inside washer dryer hookups and 2-car parking with storage. The inviting huge living/dining area with cozy fire place, laminate floors and a beautiful private balcony. Lovely kitchen with granite counter tops and tile floors.
Well-maintained 5-unit apartment complex located above Glenoaks in one of Glendale's desirable residential neighborhoods. The property has been thoughtfully maintained and features new electrical panels, 3 of 5 units recently remodeled and a newer roof. The unit mix includes a spacious owner's unit with 3 bedrooms and 2 bathrooms, complete with a large private patio offering beautiful views. The
Welcome to 3527 Fairchild Street, a spacious 3-bedroom, 2-bath home (4th bedroom/den option) offering approximately 2,062 square feet of living space on a nearly 6,800-square-foot lot in a desirable Glendale/La Crescenta location.The home features a generous and versatile floor plan with multiple living spaces, including an oversized den, separate living room w/ fireplace, dedicated dining area,
Unlock a rare opportunity in one of the most desirable pockets of the Foothills. Just minutes from vibrant downtown Montrose and approximately 15 minutes from downtown Los Angeles, this duplex sits on a highly versatile lot with the potential to expand to 4-6 units (buyer to verify).The existing structures are in need of renovation, making this an ideal value-add project for investors,
Beautiful and bright remodeled top floor two bedroom traditional in a lush green setting available now in a great part of Northwest Glendale near Burbank. This elegant and spacious apartment home ticks all the boxes! New everything: grey hardwood style floors throughout, recessed lighting, fresh paint, new double pane windows and custom blinds. Building has just been painted, freshly landscaped
Pleased to present a stunning, single-story turn-key home settled on a 13,658 sf flat lot in one of the most desirable cul-de-sacs of Glendale. The entire property has gone through a complete renovation featuring New Windows and Doors, New AC, New Drywall and Insulation, New Electrical, New Plumbing, New Kitchen, New Flooring, New Bathrooms, New Appliances and more. The property features a 3-Car
Life changes, let hue39 redefine yours! Located in Glendale, CA, our brand-new community combines Southern California’s vibrant lifestyle with the glamour we all desire. Enjoy coming home to a spacious one or two-bedroom apartment designed with modern and open floor plans. Within the community, you’ll find perfect California essentials like a resort-inspired pool and fitness center. When it comes
Remodeled back duplex unit with 3 bedrooms and 2 bathrooms with all new windows, kitchen, bathrooms and a patio/backyard that's perfect for pets or backyard dining al fresco. The open concept is warm and inviting, with natural light to make all parts of the house bright and airy. New Central Air/Heating. Amazing location close to all the best that Glendale has to offer.
Spacious, bright, lots of storage. 2 bed 1 bath apartment above Victory Blvd in Glendale, this is a front top unit with no tenant above your space and no shared walls. Close to all major convenience stores. Unit has wall AC/Heater and comes with 1 parking spot. There is shared laundry in the building for tenant convenience.
Living in style is more fun than ever at The Americana at Brand Luxury Apartments. A collection of 241 luxury apartment homes to enjoy a vibrant urban lifestyle, plus superb services that make daily life a pleasure.
Get the swagger you love with the walk-ability you expect. Introducing The Harrison - brand new studio, one, and two bedroom apartments in Glendale, CA with a boutique ambiance that keeps pace with busy lifestyles and uncompromising tastes. This friendly and intimate community offers a true sense of connection and a real chance to get to know your neighbors in a relaxed setting. This is where old
A rare lease opportunity: the beautifully renovated private guest house of a grand historic Spanish-style estate at 305 W. Kenneth Road. This bright, turnkey approximately 750 sq ft residence offers 1 bedroom and 1 bathroom with its own completely separate, private entrance off Lawson Place—fully independent from the main house. Tastefully updated throughout with engineered wood floors, crisp
Resort style living at its finest is yours at Avalon Glendale. Now offering furnished and unfurnished apartments. Our Furnished+ homes come outfitted with essential stylish furniture plus all utilities, including cable and WiFi, are included in your rent. Upgrade any home to Furnished+ and enjoy the convenience of turnkey living. Relax in our heated pool and spa. Enjoy our BBQ area and beautiful
Wake up. Put on a pot of coffee. Walk outside and breathe the fresh mountain air. Sit down and take in the stunning views of the landscape that surrounds you. This can be your daily routine when you live in Oakmont, a unique residential neighborhood in the Los Angeles suburb of Glendale. Nestled into the Verdugo Mountains, Oakmont features an array of hillside homes – from the traditional to the eclectic. Established ranch-style homes mingle with a collection of multi-level homes built to enhance one’s viewing pleasure. This mix is most noticeable on Country Club Drive, which runs alongside the prestigious Oakmont Country Club. Ranch-style homes are built on one side, affording homeowners views of the golf course and the mountains from their backyards. Multi-level homes are built on the other side, providing their owners with the same views from their balconies. Climb the winding streets throughout the neighborhood and you will find a variety of architecturally distinct homes, all offering unforgettable views. Spanish-style homes with impressive facades and terra cotta roofs. Contemporary homes with clean lines and creative window designs. Tudor homes with steep roofs and decorative timbering. Custom-designed homes that seamlessly blend multiple styles. Homes typically list between $1.5 million and $3 million. The median lot size is almost 11,000 square feet, and the average interior space is roughly 3,500 square feet. Nearby public schools include John C. Fremont and Verdugo Woodlands elementaries, both of which are highly rated by GreatSchools and received a B-plus from Niche. Older students can attend Woodrow Wilson Middle School and Glendale High School, which offers a dual immersion language program and career and technical education courses. Residents can do a lot more than just look at the mountains. The Verdugo Woodlands Open Space Preserve is adjacent to the neighborhood. The 224-acre tract is part of a contiguous 4,000-acre block of natural landscape in the Verdugo Mountains. The preserve itself is home to more than 2,300 indigenous trees. Visitors to the area have access to a network of trails that allows them to explore the stream-filled habitat. The nearby Leviathan’s Teeth Trail as well as the Beaudry Loop provide additional options for hiking the local terrain. Oakmont View Park is a min-park on the edge of the preserve that offers tennis courts and, you guessed it, impressive mountain views. Oakmont Country Club, which is more than 100 years old, features a par-71 course that stretches for almost 7,000 yards, backdropped by the mountains. Members have access to additional amenities that include three full-service dining areas, a fitness center and a seasonal outdoor pool. The club has its own swim team, which competes against other club teams in the area. For more organized athletic activity, Montrose Community Park in neighboring Montecito Park offers facilities for baseball, softball, basketball and tennis. There are no shortage of dining and retail options nearby. Several eateries line North Verdugo Road just outside the neighborhood – a couple with British flair. John Sparr Tavern, which serves up food and drinks in a classic pub-style atmosphere, and Sugarbird Sweets Café gets rave reviews for its scones and afternoon tea service. More options are concentrated along the Verdugo Boulevard corridor, which offers convenient access to shopping options that include Trader Joe’s, Vons and Marshalls. Both roads provide numerous bus stops, and travel is made easier on the San Fernando and Glendale freeways, which interest nearby. You’ll be happy to know that what you see is what you get in Oakmont.
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