Grandview
Neighborhood in Glendale, California
Los Angeles County 91201
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.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.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.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.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.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.
Written By
Robin Silberman
Photography Contributed By
Yutsai Wang
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Agents Specializing in this Area
-
Silva Shakhgulyan
Silva Shakhgulyan
Coldwell Banker Hallmark
(323) 825-6380
49 Total Sales
2 in Grandview
$605K - $1.1M Price Range
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David Nalbandyan
David Nalbandyan
LA Premier Realty
(747) 277-0134
88 Total Sales
3 in Grandview
$680K - $6.1M Price Range
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Beatrice Harendza
Beatrice Harendza
COMPASS
(818) 418-8114
50 Total Sales
1 in Grandview
$694,000 Price
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Adel Hamad
Adel Hamad
Lifetime Realty Inc
(424) 396-0586
12 Total Sales
1 in Grandview
$147,000 Price
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Taline Soualian
TS
Taline Soualian
Responds QuicklyJohnHart Real Estate
(747) 271-4540
76 Total Sales
1 in Grandview
$1,208,000 Price
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Romel Soltanian
RS
Romel Soltanian
Responds QuicklyThe Art In Real Estate
(747) 307-3921
18 Total Sales
1 in Grandview
$1,500,000 Price
Schools
Source:
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
- 9th to 12th
- Public
- 6th to 8th
- Public
- K to 6th
- Public
Interested in learning more about homes in this area? Reach out to , an experienced agent in this neighborhood.
Transit
Crime and Safety
| 1 - Low Crime, 10 - High Crime | Grandview | US |
|---|---|---|
| Homicide | 3 | 4 |
| Sexual Assault | 3 | 4 |
| Assault with Weapon | 3 | 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 20 days on the market compared to the national average of 49 days. The median sale price for homes in Grandview, Glendale over the last 12 months is $1,148,000, up 6% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$1,096,500
Median Sale Price
$1,148,000
Median Single Family Sale Price
$1,275,000
Median Townhouse Sale Price
$1,500,000
Median 2 Bedroom Sale Price
$685,000
Median Change From 1st List Price
-3%
Last 12 months Home Sales
43
Median Home Sale Price YoY Change
6%
Average Price Per Sq Ft
$790
Neighborhood Facts
Number of Homes in Neighborhood
1,318
Number of Homes for Sale
6
Median Year Built
1934
Months of Supply
1.70
Average Single Family Home Size Sq Ft
1,449
Significantly below the national average
1,933
Average Townhouse Size Sq Ft
2,238
Average 2 Bedroom Size Sq Ft
1,165
Median Lot Size Sq Ft
6,534
Distribution of Home Values
Homes for Sale
Homes for Rent
-
$3,200 - $3,400 per month
- Glenoaks Residences
- 2 Beds
- 2 Baths
- 1,047 Sq Ft
- 1407 W Glenoaks Blvd
- Glendale, CA
-
-
$2,599 - $2,650 per month
- Apartment for Rent
- 2 Beds
- 1.5 Baths
- 1,000 Sq Ft
- 1147-1151 Irving Ave
- Glendale, CA
Interested in learning more about homes in this area? Reach out to , an experienced agent in this neighborhood.
Average Home Value
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
12,743
Median Age
44
Population under 18
18.3%
Below the national average
23.8%
Population over 65
22.5%
On par with the national average
19.1%
Finances
Median Household Income
$54,338
Significantly below the national average
$71,702
Average Household Income
$80,880
Education and Workforce
High School Graduates
83.4%
College Graduates
27.8%
Below the national average
34.1%
Advanced Degrees
11.3%
% Population in Labor Force
59.5%
Below the national average
65.1%
Weather
Annual Precipitation
20''
Average Winter Low Temperature
45°F
Average Summer High Temperature
90°F
Annual Snowfall
0''
Area Factors
Bikeable
Bike Score®
57
/ 100
Very Walkable
Walk Score®
84
/ 100
Some Transit
Transit Score®
42
/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Nearby Neighborhoods
El Miradero
A neighborhood with vintage homes, Brand Park and Brand Library & Art Center
Riverside Rancho
Small, horse-friendly neighborhood next to Griffith Park
Downtown Burbank
Centrally located neighborhood with lots of shopping and tons of commuting options
Rancho Adjacent
Horse properties in the heart of Burbank, just north of Griffith Park
Verdugo Viejo
A residential district of Glendale between downtown and the Verdugo Mountains
Reviews
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