$1,214,974Average Value$728Average Price per Sq Ft6Homes 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
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 22 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 $1,035,000, down 4% from the median home sale price over the previous 12 months.
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
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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
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