$1,067,312Average Value$668Average Price per Sq Ft5Homes 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. 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.
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 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.
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
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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 32 days on the market compared to the national average of 53 days. The median sale price for homes in Verdugo Viejo, Glendale over the last 12 months is $832,500, up 18% from the median home sale price over the previous 12 months.
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