Verdugo Viejo
Neighborhood in Glendale, California
Los Angeles County 91202
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. 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 Eaton Fire in early 2025, the area experienced evacuations and was impacted by smoke and debris.The neighborhood is zoned for Glendale public schools
Students attend Glendale public schools, beginning with Balboa Elementary School, which earns a B-plus rating from Niche. The next step is B-plus-rated Woodrow Wilson Middle School, followed by A-minus-rated Hoover High School. The school is ranked in the top 1,000 high schools in America by Niche as of 2025. It offers a wide range of arts programs, including a fine arts academy, a marching band and jazz orchestra.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.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.
Written By
Daniel Berti
Photography Contributed By
Piter Beyt
Video By
Tyler Hall
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Agents Specializing in this Area
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Sheida Rezazadeh
Sheida Rezazadeh
Keller Williams R. E. Services
(747) 307-5722
22 Total Sales
1 in Verdugo Viejo
$739,500 Price
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Silva Shakhgulyan
Silva Shakhgulyan
Coldwell Banker Hallmark
(323) 825-6380
49 Total Sales
1 in Verdugo Viejo
$710,000 Price
-
Tom Barseghian
Tom Barseghian
Toma Real Estate
(747) 307-7072
114 Total Sales
4 in Verdugo Viejo
$647K - $762K Price Range
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David Nalbandyan
David Nalbandyan
LA Premier Realty
(747) 277-0134
88 Total Sales
2 in Verdugo Viejo
$450K - $900K Price Range
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Tina Amirganian
Tina Amirganian
Coldwell Banker Hallmark Realty
(747) 271-4996
19 Total Sales
1 in Verdugo Viejo
$955,000 Price
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Barry Dantagnan
Barry Dantagnan
Coldwell Banker Realty
(877) 658-1365
155 Total Sales
1 in Verdugo Viejo
$679,000 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
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Transit
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
Verdugo Viejo Demographics and Home Trends
On average, homes in Verdugo Viejo, Glendale sell after 37 days on the market compared to the national average of 49 days. The median sale price for homes in Verdugo Viejo, Glendale over the last 12 months is $786,000, up 11% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$799,000
Median Sale Price
$786,000
Median Single Family Sale Price
$1,847,500
Median Townhouse Sale Price
$2,250,000
Median 2 Bedroom Sale Price
$731,250
Median Change From 1st List Price
0%
Last 12 months Home Sales
95
Median Home Sale Price YoY Change
11%
Average Price Per Sq Ft
$654
Neighborhood Facts
Number of Homes in Neighborhood
1,536
Number of Homes for Sale
8
Median Year Built
1973
Months of Supply
1.00
Average Single Family Home Size Sq Ft
2,118
Above the national average
1,933
Average Townhouse Size Sq Ft
2,434
Average 2 Bedroom Size Sq Ft
1,261
Average 1 Bedroom Size Sq Ft
944
Median Lot Size Sq Ft
8,712
Distribution of Home Values
Homes for Sale
Homes for Rent
-
$2,740 - $4,215 per month
- Avalon Glendale
- 1-3 Beds
- 1-3 Baths
- 753+ Sq Ft
- 1137 N Central Ave
- Glendale, CA
-
-
Condo Buildings
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Average Home Value
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.
Nearby Neighborhoods
Brockmont
An upscale Glendale neighborhood with historic architecture and views of LA
City Center
Downtown Glendale shopping, dining and entertainment in walking distance to condos
Greenbriar
An upscale Glendale neighborhood with great views, a suburban lifestyle and hiking
Rossmoyne
A neighborhood that stands out for the city's largest historic district
Vineyard
One of the older neighborhoods in Glendale that's close to downtown shopping
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