Atwater Village
Dining hotspots on Glendale and Los Feliz boulevards
There are commercial stretches along Glendale and Los Feliz boulevards in Atwater Village. "Proof Bakery is the best in town. It's a small space, but it's always busy," Svidler says. The compact cafe and bakery offers fresh-made pastries, sandwiches, cakes and locally roasted coffee. "They sell the best coffee I've ever had," says Realtor Matt Tilley with First Team Real Estate, who has been selling in the area for over 15 years. There are ethnic restaurant options, including Mediterranean, Vietnamese, Salvadoran and Cuban, among many others. Tam O'Shanter is a steakhouse in a Scottish-style pub. The venue is Tudor-style, and the plaid-clad servers tote prime rib and cocktails. A table inside is dedicated to one-time frequent diner Walt Disney and his Imagineers. In terms of nightlife, there are a few bars like The High Low and The Roost Cocktails. Bigfoot Lodge is a lively bar with Yellowstone-like décor that serves novelty drinks and hosts events like bingo. Guests appreciate the hopping happy hour and love the classic old-fashioned. "One of the best things about the neighborhood is you've got Costco right there," Svidler says. There's also a Vons supermarket across the tracks in Glendale for stocking up on groceries.
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Heavy emphasis on the prewar bungalow
Most of the homes in Atwater Village were built before 1939, so there is a heavy emphasis on the prewar bungalow. Many homes in the neighborhood have Spanish influence, like stucco siding, terra cotta roof tiles and archways. “This area doesn’t have big houses; they are quaint and on the small side with two or three bedrooms and usually under 2,000 square feet,” Svidler says. The neighborhood is peaceful, with sleepy streets lined by sidewalks, streetlamps and diverse tree growth. “You will see a few homes around $950,000, but the biggest selection is between $1.2 and $1.5 million,” says Tilley. Prices can climb as high as $2.6 million for a meticulously restored historic home. There are no condos or townhomes in Atwater Village, but there are a lot of multifamily offerings, mainly between two and four units. Multifamily residences list between $900,000 and $2.3 million.
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Walking distance to world-famous Griffith Park
There is plenty of green space in and around Atwater Village, which is home to a handful of community parks and sits adjacent to one of the most famous parks in North America. Chevy Chase is a pocket park that's an excellent place for kids to play or to spread out for a picnic. It has a basketball court, but skateboarding is the most popular activity — there are ramps, ledges and a rail to grind on. At the southern tip of the neighborhood, Glenhurst Park has a robust playground protected by a sunshade. North Atwater Park is a hotspot of athletic pursuit, with a baseball diamond and multiple basketball and volleyball courts. The North Atwater Bridge is a pedestrian bridge crossing the Los Angeles River and provides direct access to Griffith Park, situated on over 4,200 acres at the eastern edge of the Santa Monica Mountains. The neighborhood is walkable to the Crystal Springs Picnic Area, the visitor center and the park’s magical merry-go-round. There are over 70 miles of hiking trails in the area.
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Annual community events and a weekly farmers market
In April 2024, Atwater Village hosted its sixth annual block party. The free, kid-friendly event features countless vendors and a carnival-like atmosphere with bounce houses and live music. The Atwater Tree Lighting is another big event that brings neighbors together. It started over 30 years ago with about a dozen people caroling in the median on Glendale Boulevard under donated string lights. Today, about 1,500 people gather annually for a whole stage show, and Santa arrives atop a fire truck. Each year, the town gathers to light an 80-foot cedar tree that towers over passing traffic. The neighborhood also hosts a weekly farmers market on Sundays.High school the site of dozens of Hollywood productions
Children are served by Los Angeles Unified, a solid urban public school district graded B-plus from Niche. Kids can start their education at Atwater Avenue Elementary School, a walkable community school within Atwater Village graded B-minus. Irving STEAM Magnet Middle School is graded B by Niche. The Collegiate Gothic building of John Marshall High in Los Feliz is a classic design that has been the school backdrop for dozens of productions, including movies like “Pretty in Pink,” “A Nightmare on Elm Street” and “School of Rock.” It’s got a serious claim to fame in its most notable graduates — including actor Leonardo DiCaprio. JMHS has different programs for students, including the school for advanced studies, environmental studies, stage and studio, and sports medicine and health careers.
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Walkable, with highway access and train station
Interstate 5 makes up the western border of Atwater Village, which also has direct access to state Route 2, also known as the Glendale Freeway, and state Route 134, sometimes called the Ventura Freeway. Local thoroughfares like Glendale and Los Feliz boulevards are the main commercial stretches and experience a certain amount of congestion and traffic lights. For commuters, the neighborhood is just over 5 miles north of Los Angeles and 6 miles south of Burbank. “You can easily get to the Burbank studios, and Hollywood is only about a 15-minute drive up the 5,” Tilley says. The closest airport is Hollywood Burbank, about 10 miles north via the 5 — Los Angeles International is about 25 miles away, but it’s a drive that can take as long as two hours. Several bus routes serve the area, and the Glendale Transportation Center is an Amtrak and Metrolink train station. Atwater Village’s proximity to the freeway and the train tracks means traffic noise is a reality for residents living on the neighborhood’s edges.
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Written By
Amber Steinmetz-Cole
Photography Contributed By
Christopher Montagne-Waggoner
Video By
Pasha Chichagov
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Agents Specializing in this Area
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Steven Kuhn
Steven Kuhn
COMPASS
(747) 271-0573
29 Total Sales
1 in Atwater Village
$1,437,000 Price
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Dushaun Fairley
Dushaun Fairley
Coldwell Banker West
(619) 639-4296
20 Total Sales
1 in Atwater Village
$1,790,000 Price
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Peter Lavin
Peter Lavin
Links Real Estate
(562) 566-3472
48 Total Sales
1 in Atwater Village
$1,595,000 Price
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Stephanie Younger
Stephanie Younger
Compass
(424) 417-2755
892 Total Sales
3 in Atwater Village
$1.5M - $2.3M Price Range
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Devin McNichol
Devin McNichol
Responds QuicklyKeller Williams Beverly Hills
(424) 544-8484
106 Total Sales
1 in Atwater Village
$1,425,000 Price
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Herb Diaz
Herb Diaz
PLF REAL ESTATE SOLUTIONS
(562) 568-7745
103 Total Sales
2 in Atwater Village
$684K - $1.5M Price Range
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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Parks in this Area
Glenhurst Park
- Trails
- Playground
- Multi-Purpose Field
North Atwater Park
- Baseball/Softball
- Basketball
- Picnic Area
Crystal Springs Picnic Area
- Baseball/Softball
- Fishing
- Grills
Lewis MacAdams Riverfront Park
- Picnic Area
- Parking Lot
Red Car River Park
- Trails
- River
- Parking Lot
Pacific Park & Community Center
- Baseball/Softball
- Picnic Area
- Playground
Transit
Crime and Safety
| 1 - Low Crime, 10 - High Crime | Atwater Village | US |
|---|---|---|
| Homicide | 3 | 4 |
| Sexual Assault | 3 | 4 |
| Assault with Weapon | 3 | 4 |
| Robbery | 4 | 4 |
| Burglary | 5 | 4 |
| Motor Vehicle Theft | 7 | 4 |
| Larceny | 5 | 4 |
| Crime Score | 4 | 4 |
Source: WhatIsMyCrimeRisk.com
Atwater Village Demographics and Home Trends
On average, homes in Atwater Village, Los Angeles sell after 64 days on the market compared to the national average of 70 days. The median sale price for homes in Atwater Village, Los Angeles over the last 12 months is $465,000, up 19% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$550,000
Median Sale Price
$465,000
Median Single Family Sale Price
$594,500
Median Townhouse Sale Price
$249,900
Median 2 Bedroom Sale Price
$575,000
Median Change From 1st List Price
4%
Last 12 months Home Sales
107
Median Home Sale Price YoY Change
19%
Average Price Per Sq Ft
$490
Neighborhood Facts
Number of Homes in Neighborhood
2,772
Number of Homes for Sale
8
Median Year Built
1926
Months of Supply
0.90
Average Single Family Home Size Sq Ft
1,362
Significantly below the national average
1,924
Average Townhouse Size Sq Ft
1,934
Average 2 Bedroom Size Sq Ft
878
Average 1 Bedroom Size Sq Ft
950
Median Lot Size Sq Ft
5,227
Open Houses
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Tuesday, Jul 2912 - 2pm
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Tuesday, Jul 2911am - 1pm
Distribution of Home Values
Homes for Sale
Homes for Rent
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$1,632 - $4,984 per month
- Rancho Los Feliz
- Studio-2 Beds
- 1-2 Baths
- 352+ Sq Ft
- 3205 Los Feliz Blvd
- Los Angeles, CA
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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
12,475
Median Age
43
Population Density
11 ppl/acre
Population under 18
18.2%
Below the national average
23.8%
Population over 65
18.5%
On par with the national average
19.1%
Finances
Median Household Income
$89,870
Above the national average
$71,702
Average Household Income
$117,191
Education and Workforce
High School Graduates
87.4%
College Graduates
47.6%
Above the national average
34.1%
Advanced Degrees
12.8%
% Population in Labor Force
68%
On par with 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®
67
/ 100
Very Walkable
Walk Score®
75
/ 100
Good Transit
Transit Score®
52
/ 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
Glassell Park
Bohemians, midcentury moderns and land in the mountains of Eastside L.A.
Los Feliz
Cafe patios, indie bookstores, bungalows and Spanish estates by Griffith Park
Silver Lake
A trendy Eastside hotspot with activist roots
Elysian Valley
Also known as Frogtown, this is a trendy neighborhood on the rise
Mount Washington
A peaceful LA neighborhood with beautiful views and nature parks
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