$1,207,000Average Value$719Average Price per Sq Ft7Homes For Sale
A mix of commercial and residential in northwest Glendale
The neighborhood of Grandview offers a mix of residential and commercial streets. It's in the northwest part of Glendale, which is the fourth-largest city in Los Angeles County. Grandview is adjacent to the City of Burbank, and it's about an 11-mile drive to Downtown LA. "It's a solid area, with a great mix, walkable and with a strong, loyal community," says Adel Hamad, a real estate agent with Lifetime Realty & Investment, adding that Glendale is particularly well-known for its Armenian community. The area is part of the Verdugos region, named for a mountain range to the north, between the San Fernando Valley and the San Gabriel Valley. Mountain backdrops add to the scenery.
Spanish style homes are common in Grandview.
The Americana at Brand is a popular shopping center located near Grandview.
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Shopping on Glenoaks, in Kenneth Village or at The Americana
Much of the retail is concentrated around Glenoaks Boulevard West, a portion of a road spanning 22 miles across much of the San Fernando Valley. JONS Fresh Marketplace is an LA-area family-owned grocery chain that sells pantry staples and international goods, and Movses Pastry Bakery offers gourmet confections. Adana on San Fernando Road is one of the options for Armenian-American cuisine. Toward the east, north of Kenneth Road, is Kenneth Village for more locally owned shops and restaurants. There's a pharmacy, a dance studio and a music store. CC Toys has a variety of toy brands, games and collectibles. Several miles to the southeast are the Glendale Galleria, the third-largest mall in LA County, and the Americana at Brand, a sizeable retail and lifestyle center off Brand Boulevard. "There's everything, from mom and pops to high-end retail," Hamad says. On Tuesdays year-round, shoppers can visit the Glendale Gateway Certified Farmers Market, which is also on Brand Boulevard.
Shops at Kenneth Village are close to Grandview.
Walk around the Americana at Brand for some retail therapy.
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Many Grandview homes have Spanish or Mediterranean style
Many of the homes in Grandview date to the 1920s through 1940s, have Spanish or Mediterranean style and have been remodeled or upgraded. Single-family homes trend over $1 million to nearly $2 million. Those on the low end are about 1,000 square feet; on the high end, they are two to three times the size. Condominiums and townhouses dating to the 1980s and 1990s are priced from the high $500,000s to mid-$900,000s. Homeowners association fees for these are typically in the $400s.
Some Spanish Style homes in Grandview feature Eco Friendly Landscaping
Traditional terracotta roofs are a common on the Spanish style homes in Grandview.
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Jefferson Elementary, Toll Middle School and Hoover High
The Glendale Unified School District serves the area. The northwestern side of the neighborhood is zoned to Balboa Elementary School, whereas the southeastern side is zoned to Thomas Jefferson Elementary School. Both earn B-plus grades from Niche. Jefferson is notable for its Armenian Language Immersion Program, which continues at the following schools in the pipeline. Eleanor J. Toll Middle School receives a B-plus, and Herbert Hoover High School has an A-minus.Toll and Hoover also participate in French, Italian, Korean and Spanish pathways originating from other elementary schools. The district also has a half-dozen magnet schools. Next to Jefferson Elementary is the Grandview Library and Art Center, which hosts events like group art exhibitions, repair cafes and lectures.
Thomas Jefferson Elementary School is part of the Glendale Unified School District.
Students in Grandview can attend Eleanor J. Toll Middle School.
Find Herbert Hoover High School near in the heart of of a school complex in Northwest Glendale.
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North to Brand Park or south to Griffith Park
One of Glendale's notable recreational spaces, Brand Park, is north of Grandview. It has a playground, a seasonal wading pool, hiking and biking trails and a library and art center. Additionally, Grand View is several miles from the north end of LA's Griffith Park, one of the country's largest city parks with wilderness areas. Griffith's points of interest close to Grandview include the Glen Narrow Riverwalk, the Bette Davis Picnic Area, the Los Angeles Equestrian Center and the Los Angeles Zoo. Farther south, there's the Griffith Park Observatory and the world-famous Hollywood sign.
Take a walk through Griffith Park to find sculptures.
A family enjoys the shade beneath the gazebo at Brand Park.
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Yearly community events going on in Glendale
Glendale has a variety of events, including the Spring Eggstravaganza in April and the Verdugo Mountains 10K Trail Run & Hike in May, the Brand Summer Music Series, Cruise Night with exotic cars in July and the Armenian American Museum Festival in October.
Fun and games are all around at the Spring Family Eggstravaganza.
Your kids will have a blast at the Spring Family Eggstravaganza.
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Transportation
The Beeline Bus runs in Grandview, with fixed routes to La Cañada Flintridge and areas of La Crescenta and Montrose, and LA Metro buses also serve the area. There are bike lanes on Glen Oaks and other streets. The Fairmont Park and Ride has 61 parking spaces and is about 2 miles away. There are over 300 spaces at the Glendale Transportation Center (GTC), about 5 miles away. The GTC provides direct access to Metrolink rail's Antelope Valley and Ventura County lines, Greyhound and Amtrak. Interstate 5 is about a mile from Grandview and it's a bit further to state Route 134, also known as the Ventura Freeway. The Hollywood Burbank Airport, about 5 miles away, has a variety of passenger airlines.
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
Are you familiar with the Grandview neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Grandview
US
Homicide
4
4
Sexual Assault
5
4
Assault with Weapon
4
4
Robbery
4
4
Burglary
4
4
Motor Vehicle Theft
4
4
Larceny
4
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Grandview Demographics and Home Trends
On average, homes in Grandview, Glendale sell after 21 days on the market compared to the national average of 53 days. The median sale price for homes in Grandview, Glendale over the last 12 months is $1,100,000, down 1% from the median home sale price over the previous 12 months.
Welcome to this charming 1920s character home located in one of Glendale’s most desirable and walkable neighborhoods. Tucked privately behind tall hedges, this inviting 2-bedroom, 1-bath starter home blends historic details with comfortable living. Step inside to find original architectural charm and a layout that feels warm, functional, and full of potential. Just a short walk to Kenneth
Spacious and fully renovated 2-bedroom, 2.5-bath townhouse located on the second floor of a quiet, well-maintained 13-unit building. This move-in-ready home has been thoughtfully updated throughout with quality finishes and modern upgrades.Recent improvements include new Milgard windows, new interior doors, recessed lighting throughout, and a new electrical panel. The European-style kitchen
Omar BardumyanKeller Williams Real Estate Services
Beautifully maintained townhome in a prime Glendale location, just moments from Kenneth Village. This gated community offers a spa and secure underground parking with two side by side assigned spaces. The home features an open layout with high ceilings, recessed lighting, and two private patios: one of which is spacious enough for outdoor entertaining and a full dining setup. A lovely family has
We are pleased to present 1157 Justin Avenue, an eight-unit multifamily investment property located on a quiet, tree-lined street in the highly desirable El Miradero neighborhood of North Glendale. This high-performing asset has demonstrated strong income stability with minimal vacancy, driven by its proximity to top-rated schools and surrounding single-family residential appeal.The property is
This impressive Northwest Glendale property in the Grandview neighborhood offers a luxury English Tudor-style residence alongside significant income potential. The 3 bedroom, 2 bath main home features high-end finishes, including Thermador appliances, stone countertops, a large central island, and a primary suite with a designer bath and custom built-in closets.The property is uniquely designed
Presenting a solid investment opportunity, this two-story apartment complex features ten consistent 2-bedroom, 1-bathroom units. Located in a desirable residential area, the property offers a low-maintenance profile with recent upgrades, including new underground pipes and a newer roof. The 9,716 SF building, positioned on a 7,973 SF lot, provides ample living space. Tenants benefit from
1055-1057 Allen Avenue is a fully renovated five-unit multifamily property consisting of three buildings situated on a 10,079 sqft lot, offering a compelling blend of modern design, strong tenant demand, and long term investment stability. The property features four (4) 1 bedroom / 1 bathroom units and one (1) detached 2-bedroom / 1-bathroom single-family with a private backyard, All units
Experience refined living in this beautifully remodeled townhouse, blending modern comfort with timeless elegance. Completely renovated in 2019, this move-in-ready residence showcases impeccable attention to detail throughout. The spacious living room features a sophisticated fireplace and flows seamlessly into the expansive formal dining area, perfect for entertaining. Sliding doors open to a
The feel of a classic North Glendale cottage home, with all the upgrades, remodeling and more. Has 3 bedrooms, 2 bathrooms and a detached garage. Located in a highly desirable area of Glendale. Just under 1500 sqft with a beautiful backyard, lot size of 7381 sq ft. A must see, come and enjoy.
Welcome to an incredible opportunity on Boulder Ridge Drive in Moreno Valley, CA A sprawling 1.72-acre (74,923 sq. ft.) parcel of R1-zoned residential vacant land (APN 474-341-005) offering the perfect canvas for your dream home or next investment project. Nestled in a peaceful hillside setting, this property boasts breathtaking panoramic views of the surrounding valley and mountains, creating a
Rear unit of a duplex in a desirable Glendale neighborhood offering approximately 1,150 square feet of living space. This updated 2-bedroom, 2-bath residence features a bright layout, in-unit laundry, central A/C and heat, and the rare bonus of a private yard. The unit can be accessed primarily through the rear or from Elm Avenue as well, providing flexibility and convenience. Set at the back of
Introducing our new, contemporary 3-story building—coming soon to redefine modern living. Discover a selection of 1 and 2-bedroom units designed to elevate your lifestyle.Each unit boasts:- Modern kitchens featuring stainless steel appliances, including a refrigerator and microwave- In-unit washer/dryer for added convenience- Elegant hardwood flooring throughout- Private
Located in one of Glendale's most desirable neighborhoods, just moments from the shops and cafes of Kenneth Village, this fully renovated and move-in-ready 5-bedroom, 3-bath home offers modern living in a prime Northwest Glendale setting. Designed with an open-concept floor plan, the home features spacious living and dining areas that flow seamlessly into a beautifully updated kitchen ideal for
Newly redone, gated entry, 34-unit courtyard style building. 1140 Winchester Ave offers townhouses, 2 bedroom apartments, 1 bedroom apartments, and even a studio! The townhouses have the convenience of laundry in-unit, while the other units have access to laundry on-site. Each unit comes with assigned subterranean parking in a gated parking garage. Bordering Burbank while still getting access to
2+2 BTH | BRAND NEW CONSTRUCTION! Located in a highly desirable neighborhood, this bright and modern ADU offers an open layout with quartz countertops, sleek cabinetry, and stainless steel appliances including a refrigerator, microwave, and oven. Enjoy luxury vinyl flooring, dimmable recessed lighting, central A/C and heat, a tankless water heater, and in-unit laundry. Includes two designated
Enjoy a fully furnished studio suite in our hotel at an affordable rate with free wi-fi, free utilities and free premium cable. Each studio suite has a full kitchen with full-size refrigerator, stovetop and microwave, and has a flexible workspace and plenty of storage. All our hotels are pet-friendly and have on-site guest laundry available. Plus, there are no long-term commitments and you can
Welcome home to this beautifully remodeled single-family residence in the highly sought-after Grandview neighborhood. Every detail has been thoughtfully designed, showcasing high-end finishes and quality craftsmanship throughout.The property features three fully remodeled units; the main house is now available for lease. Located on the first floor, the main house offers 1,287 sq ft of comfortable
Experience modern living in this stunning, newly constructed 2-bedroom, 2-bath ADU. Spanning 1,000 sq. ft. of bright and airy living space, this 2024 build features soaring high ceilings, recessed lighting, and sleek tile flooring throughout. The gourmet kitchen flows seamlessly into the living area, perfect for entertaining. Enjoy the rare convenience of a private yard, in-unit laundry hookups,
Apply now: Welcome to your new home in Glendale, CA! This charming 1-bedroom apartment offers a perfect blend of comfort and convenience. The apartment features a full bathroom and a well-equipped kitchen with a refrigerator and gas stove. The bedroom is fitted with a ceiling fan, ensuring a comfortable environment all year round. For your convenience, the apartment comes with wall AC and
Enjoy Luxurious and Modern living in Glendale! Newer townhouse style residences with PRIVATE ROOFTOP PATIOS! Two bedroom residence with Bonus Loft Space available for immediate move-in, and designed with L.A.'s lifestyle in mind. Loft spaces offer a unique opportunity to dive into work or enjoy a workout from the comfort of home. Spacious rooftop patios offer the perfect place to soak up the sun,
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