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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GreatSchools:
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On average, homes in Glendale, CA sell after 32 days on the market compared to the national average of 57 days. The median sale price for homes in Glendale, CA over the last 12 months is $1,250,000, up 9% from the median home sale price over the previous 12 months.
Experience the perfect blend of timeless character and contemporary luxury in this captivating Cape Cod-style residence, nestled in Glendale's prestigious Verdugo Woodlands. Radiating curb appeal with lush landscaping and1930s architecture boasting exquisite original details like peg-and-groove hardwood floors, crown moldings, and dormer-alcoves. Step inside to light-filled living spaces,
Welcome to this beautifully maintained and refreshed home in the highly desirable La Crescenta community. This spacious 3-bedroom, 2.5-bath residence offers 2,184 sq.ft of living space and 5081 sq ft. lot. Featuring a dramatic two-story living room w/ fireplace, formal dining room, and an open kitchen with a Viking stove that flows into the family room and a powder room.Upstairs, you'll find an
Wonderful house located on cul du sac in convenient location of La Crescenta. Stunning, 4 bedroom, 4 bath home with very open entryway to large formal dining room, step-down living room and grand staircase to upstairs. Walk through to the gourmet kitchen which is a chef's delight. Jenn-Air appliances make this one you will love to cook and prepare meals in. Lovely window with hammered copper sink
126 Franklin Ct in Glendale presents a unique opportunity that lives like a single-family home with additional flexible living spaces. The property includes a main residence with classic bungalow character, complemented by a detached guest-style unit and two newly constructed ADUs offering a blend of charm, functionality, and modern design. The newly built units feature vaulted ceilings, polished
Experience the perfect blend of timeless character and contemporary luxury in this captivating Cape Cod-style residence, nestled in Glendale's prestigious Verdugo Woodlands. Radiating curb appeal with lush landscaping and1930s architecture boasting exquisite original details like peg-and-groove hardwood floors, crown moldings, and dormer-alcoves. Step inside to light-filled living spaces,
For Sale: 4,200 Sq Ft Lot with Stunning Views in Verdugo Woodlands, Glendale USE GOOGLE MAPS FOR EXACT LOCATION Copy past these coordinates 3411'11.3"N 11813'09.5"W This 4,200 square foot lot offers an incredible opportunity to build your dream home in the peaceful and highly sought-after Verdugo Woodlands neighborhood of Glendale. Boasting breathtaking views of the surrounding hills and valleys,
The Wilson West Apartment presents a rare opportunity to acquire a well-maintained multifamily asset in the heart of Downtown Glendale, just steps from The Americana at Brand, Glendale Galleria, and premier dining and retail amenities. The property features a highly desirable unit mix of three spacious 2-bedroom/2-bath units and six large 1-bedroom/1-bath units, with each unit averaging
Welcome to this beautifully maintained and refreshed home in the highly desirable La Crescenta community. This spacious 3-bedroom, 2.5-bath residence offers 2,184 sq.ft of living space and 5081 sq ft. lot. Featuring a dramatic two-story living room w/ fireplace, formal dining room, and an open kitchen with a Viking stove that flows into the family room and a powder room.Upstairs, you'll find an
Perched above historic Verdugo Viejo, Lorelei is a rare and commanding Spanish Revival estate offering timeless architecture, exceptional privacy, and sweeping panoramic views stretching from downtown Los Angeles across Glendale and Burbank to the San Gabriel Mountains—and, on clear days, the Pacific Ocean. Originally constructed in 1929 by renowned architect Peter Damm, the main residence spans
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.
Extraordinary development opportunity in one of Glendale’s most desirable hillside neighborhoods. Situated on an approximately 2.24-acre combined lot, the property currently includes an existing 4,219 sq. ft. two-story home (tenant-occupied), which can provide interim income or be utilized during the planning phase. This offering is for land with plans—not a completed new construction. The sale
Welcome to this charming 2-bedroom, 2.5-bath condo located in the heart of Glendale. Upon entering, you are greeted by a spacious open layout featuring a large living area with gleaming tile flooring, cathedral ceilings, and a private balcony. The kitchen offers granite countertops, custom cabinetry, and appliances including a stove, microwave, dishwasher, and refrigerator. The home includes two
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,
Prime La Crescenta development opportunity! Vacant land offered with approved plans for a 4,260 sq ft custom home, including garage, patio, pool, grading, and retaining walls. Plans have completed plan check and are ready for permit issuance once remaining standard fees and permit extensions are paid. Permit extensions are available and will carry approvals into Spring 2026 (final extension
LOCATION, ZONING, AND ENDLESS OPPORTUNITY—this is what 1534 E Broadway in Glendale is all about! Situated on an R4-zoned lot, this property presents a rare and exciting opportunity for investors, builders, or savvy homeowners looking to unlock serious upside potential, including the possibility to add multiple ADUs (buyer to verify) and maximize the value of the lot. The existing 3-bedroom,
Spacious 1 Bedroom, 1 Bath Gem in Prime Glendale Location.Welcome to this beautifully updated 1-bedroom, 1-bath residence in the heart of desirable Glendale. This bright and inviting first-floor unit features stylish laminate flooring throughout, a modernized kitchen, and an upgraded bathroom designed for comfortable living.The kitchen comes fully equipped with a stove, refrigerator, and
This charming 1-bedroom, 1-bathroom residence offers a sophisticated retreat in the heart of Glendale. The interior has updated flooring throughout, creating a seamless and stylish flow that enhances the unit's bright, open feel. Residents will find themselves perfectly positioned in a centrally located neighborhood, providing quick access to local shopping, dining, and freeway commutes. Beyond
Charming and private 2-bedroom, 1-bath ADU for lease in a desirable Glendale neighborhood near Kenneth Village. This home offers a practical, easy-to-maintain layout with comfortable living spaces, perfect for simple, low-maintenance living. Conveniently located near shops, dining, and with quick access to nearby freeways, making commuting a breeze. A great opportunity to enjoy a quiet setting
Great Location!!! Above Glenoaks, Near Schools, Transportation and Entertainment, close to Americana.The spacious corner unit located on the 1st floor and is wheelchair accessible. Unit includes new flooring, recessed lights, new kitchen/bathroom cabinets, large mirrored closets etc. Trash, Hot and Cold Water is included in the rent.
Section 8 vouchers accepted! Beautifully updated 1-bedroom, 1-bathroom apartment with a private 1-car garage, offering comfort and convenience in a well-maintained setting. This inviting unit features a brand-new kitchen with modern cabinetry and sleek appliances, perfect for everyday living. The bathroom has been tastefully updated with clean, contemporary finishes. Enjoy freshly painted
Charming newly constructed one story bungalow style ADU! Bright and fresh junior sized 1 bed 1 bath feels like your own house. Quiet rear location features black and white colors that create a modern feel. Inside you will find wide plank wood style floors throughout, recessed lighting, double pane windows and new blinds. Newly installed AC and Heat mini-split system with remote. Kitchen has
Don't miss out! This top floor condo was recently remodeled! It features a beautiful kitchen with shaker cabinets, granite countertops plus stainless-steel refrigerator, dishwasher and microwave. It's been recently painted, offers plank flooring and, vertical blinds. Located close to many restaurants and shops, including the Glendale mall and the Americana. Central Ave. is less than 1 mile away
Newly Constructed in 2026 be the first to experience this brand new california bungalow style community in quaint historic Adams Hill area of Glendale. Conveniently located adjacent to Los Feliz and Atwater Village, this bright one bedroom house offers modern luxury in a peaceful setting, all while being close to freeways, Downtown LA, Burbank Media District, the Americana and all Glendale has to
Newly Constructed in 2026 be the first to experience this brand new california bungalow style community in quaint historic Adams Hill area of Glendale. Conveniently located adjacent to Los Feliz and Atwater Village, this bright one bedroom house offers modern luxury in a peaceful setting, all while being close to freeways, Downtown LA, Burbank Media District, the Americana and all Glendale has to
Ideally located in the heart of Glendale, this newly built unit in a four-unit complex is the perfect place to call home. This move-in-ready space offers everything you're looking for: great privacy, abundant natural light, no shared walls, washer/dryer hookups, modern finishes, and off-street parking. Set within an intimate complex, you'll enjoy both privacy and a sense of community in a quiet
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
FURNISHED HOME. Perched above the treetops with sweeping views and abundant natural light, this character-rich residence offers warmth, privacy, and a serene setting across from Chevy Chase Country Club. Built in 1964 by Norwegian craftsman Mr. Hauge, the home showcases timeless craftsmanship with expansive windows, hardwood floors, custom wood detailing, and multiple balconies that create a
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.<br><br>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. <br><br>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.<br><br>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. <br><br>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. <br><br>You’ll be happy to know that what you see is what you get in Oakmont.
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