$1,036,997Average Value$648Average Price per Sq Ft8Homes For Sale
Verdugo Viejo offers urban conveniences at the foot of the Verdugo Mountains
Verdugo Viejo is a busy Glendale community that sits about 2 miles north of the city’s downtown district and just south of the hilly enclave of Brockmont. The neighborhood is primarily made up of apartment and condo buildings, although there are several streets with single-family homes. Residents benefit from highly rated public schools and proximity to the city’s bustling shopping and dining destinations. “I’m probably biased because I’ve lived here for 20 years, but it’s just a great neighborhood with a nice community feel. The houses are well-maintained, and you’ve got mountain views from some properties. It’s convenient to shopping, dining and it’s close to Burbank,” says Albert Babayan, a broker associate at JohnHart Real Estate.
The neighborhood has a mix of apartments, condos and early 20th century homes
Most of the neighborhood’s streets are lined with low-, mid- and high-rise apartment and condo buildings. Some are mixed-use, with retail and restaurants on the first floor and living quarters on the levels above. Condo prices range from around $500,000 for a studio to $1 million for larger floorplans. Condos in the historic Verdugo Towers, a luxury midcentury modern building, fetch top-dollar. The northern edge of the neighborhood has several pockets of single-family homes, most of which were constructed in the early 20th century. 100-year-old Craftsman homes, Colonial Revival, ranch styles and Mediterranean-inflected bungalows can all be found here. Situated on tree-lined streets with verdant green lots stretching out before their front doors, this part of the neighborhood exudes curb appeal. Prices range from as low as $900,000 for a small fixer-upper to as high as $6 million for a renovated, historic Craftsman home. “This area has some of the highest prices per square foot in the city because it’s in such a good location,” Babayan says.
Outdoor recreation is nearby in the mountains and at LA’s iconic Griffith Park
While there are no parks within the neighborhood, residents are just a few miles from some of the region’s best known outdoor destinations. To the north are the Verdugo Mountains, where rugged trails wind across the valleys and slopes towards scenic vistas that overlook the Los Angeles skyline. Playgrounds, ballfields and a concrete skate park are available about 3 miles away at Verdugo Park. Griffith Park, home of the iconic Hollywood sign, is about 5 to 7 miles away depending on which entrance residents choose. This fabled park has a myriad of hiking and biking paths, scenic overlooks, an observatory and golf course, among other things. Verdugo Viejo’s proximity to the Verdugo Mountains means it is more susceptible to the impacts of wildfires compared to areas closer to the city’s downtown core. During the Palisades Fire in early 2025, Glendale didn’t experience any wildfires, but was impacted by winds, smoke and debris.
Shopping and dining options are a convenient perk
Verdugo Viejo is mostly residential, but there are some shops and restaurants along its busier streets. Residents of the neighborhood could walk to places like Shamshiri Persian Grill for Mediterranean cuisine or Mori Teppan Grill for Japanese. There’s also a Ralphs Fresh Fare and a Trader Joe’s for groceries and everyday goods. Downtown Glendale is about 2 miles away and offers an array of shopping, dining and entertainment destinations, from performing arts at the Alex Theatre to cozy cafes, bustling lunch spots and high-end eateries. Big box stores, major grocery chains and indoor shopping malls are all available there.
The neighborhood is zoned for well-rated Glendale public schools
Students attend well-rated Glendale public schools, beginning with R.D. White Elementary School, which earns a B-plus rating from Niche. The next step is B-rated Woodrow Wilson Middle School, followed by B-plus-rated Glendale High School. The high school is known for sports and extracurriculars, including its award-winning dance and drill team. The team has won more than 50 national championships, most recently in 2023.
Getting around via car and bus
State Route 134, also known as the Ventura Freeway, runs east to west along the neighborhood’s southern edge, easing commute times. It’s 5 miles to Downtown Burbank, 11 miles to Downtown Los Angeles and 8 miles to Downtown Pasadena. For those who prefer public transportation, there are four bus lines that traverse parts of the neighborhood — Routes 1, 5, 7 and 11. Adventist Health Glendale, about 3 miles away, is the closest major medical center.
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
Interested in learning more about homes in this area?
Reach out to
Haik Bokhchalian,
an experienced agent in this neighborhood.
Transit
Airport
Bob Hope
16 min drive
Bus
Stocker & Pacific
Bus
Central & Stocker
Bus
Stocker & Columbus
Bus
Stocker & Central
Bus
Stocker & Brand
Bus
Pacific & Palm
Bus
Central & Glenoaks
Crime and Safety
1 - Low Crime, 10 - High Crime
Verdugo Viejo
US
Homicide
3
4
Sexual Assault
3
4
Assault with Weapon
3
4
Robbery
3
4
Burglary
3
4
Motor Vehicle Theft
4
4
Larceny
4
4
Crime Score
3
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in Verdugo Viejo, Glendale sell after 33 days on the market compared to the national average of 47 days. The average sale price for homes in Verdugo Viejo, Glendale over the last 12 months is $924,508, consistent with the average home sale price over the previous 12 months.
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Interested in learning more about homes in this area?
Reach out to
Haik Bokhchalian,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
9,753
Median Age
42
Population under 18
19%
On par with the national average
23.8%
Population over 65
20.2%
On par with the national average
19.1%
Finances
Median Household Income
$76,240
Above the national average
$71,702
Average Household Income
$105,096
Education and Workforce
High School Graduates
90.4%
College Graduates
46.6%
Above the national average
34.1%
Advanced Degrees
15.7%
% Population in Labor Force
59.3%
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
Somewhat Bikeable
Bike Score®
41/ 100
Somewhat Walkable
Walk Score®
63/ 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.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
