$1,105,633Average Value$844Average Price per Sq Ft15Homes For Sale
Industry has given way to the creative
Bound by the Los Angeles River on one side and the Golden State Freeway on the other, Elysian Valley is a trendy 3-mile stretch where industry has given way to art studios, and home renovations are on the rise as a younger crowd moves in. "In the last 20 years, a lot of the industrial has turned into creative," says Dario Svidler, Partner CRE's executive vice president, who has almost $1 billion in career sales. "This is becoming a super hipster neighborhood." Known affectionately as Frogtown, named for the western toads that once haunted the brush along the riverbanks en masse, the community's vibe is vintage and timeless. "I call Elysian Valley an urban wilderness — a pocket that feels like you are in a much more remote and quiet section of the city. It's a counterpoint to Silver Lake in that it is less crowded, less 'popular,' and as a result, much cooler," says Realtor Joe Reichling, a perennial top producer with Compass. "It's near a major urban park and close to so many good restaurants."
Spoke Bicycle Café, a riverside gem for brunch and bike lovers.
Elysian Park trails offer hiking and stunning city vistas.
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Trendy restaurants and Spoke coffee
Trendy restaurants and coffee shops have been popping up throughout Elysian Valley. "You've got these quaint little places around here. It's really vibey," Svidler says. Spoke and La Colombe Frogtown Cafe both serve specialty coffee drinks and have the type of charming outdoor seating that brings people in. Spoke became the city's first combination bike shop/restaurant/cafe when it opened along the LA River bicycle path in 2015. Wax Paper Frogtown is a modest counter-serve, take-out restaurant known for sandwiches named after NPR hosts like Ira Glass and Terry Gross. Late-night pints can be found at Frogtown Brewery, a taproom and one of the fastest-growing breweries in the U.S., according to the Brewers Association. There is a Whole Foods in nearby Silver Lake for stocking up on groceries.
Do some work and enjoy cup of coffee at Spoke Bicycle Café in Elysian Valley.
Ride a scooter with your kid along the river at Elysian Valley.
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Perusing the artwork at the September Artwalk
Elysian Valley features many art studios, including those of famed artisans like Michael Todd, Shepard Fairey and Thomas Houseago. Every two years, the community hosts the Frogtown Artwalk, where the public can attend pop-up exhibitions and listen to live music. The most recent artwalk occurred in September 2024. The Frogtown Flea Crawl occurs twice a month on Saturdays and Sundays. Vendors gather in the neighborhood, and residents and visitors take to the streets of the main bazaar to peruse the wares and socialize with friends and neighbors. Food trucks line the routes between businesses, so nobody goes hungry.
Elysian Valley thrives as an artistic enclave near downtown LA.
This Burger Is a Tripp serves bold, creative burgers at Elysian Valley’s vibrant outdoor market.
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Early 20th-century architecture and high-density builds
Elysian Valley is a neighborhood of primarily single-family homes with a few low-density multifamily units. A wealth of early 20th-century residential architecture is represented on the streets, from small Mission Revival homes with red-tiled rooftops to cottages and Craftsman bungalows with exposed beams and covered front porches. “They are doing small-lot subdivisions for higher-density homeownership here. Now you can build multiple homes on a single lot,” Svidler says. “This is a hot area, so they’ve been building a lot here and attracting a younger generation. So many of the homes have been modified and updated.” If it weren’t for the century-old floor plans, some 1940s-era cottages could be mistaken for a modern farmhouse. Notably compact fixer-uppers can be found for around $800,000, but most homes are priced between $1 million and $2 million.
Retro Dingbat-style apartment adds charm to Elysian Valley streets.
Renovated homes in Elysian Valley blend vintage charm with modern upgrades.
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Elysian Park is near Dodger Stadium
In the same swath of land as Dodger Stadium, at nearly 600 acres, Elysian Park is the second-largest park in the city, behind only Griffith Park. Founded in 1886, it is also the oldest park in Los Angeles and has survived attempts to develop it over the years. The park boasts beautiful views of the LA basin from Angel’s Point, a 3-mile loop through surprisingly rugged terrain. There are other trails for hiking and biking, a playground, tennis courts, a disc golf course and even a helipad. The first regional park on the LA River, Lewis MacAdams Riverfront Park, formerly Marsh Park, is a four-acre green space along the river’s 51-mile greenway. There are 13 outdoor fitness stations, a nature-themed playground, a skatepark, picnic grounds and grassy areas. The park was engineered with “green” features, like drainage ditches with native plants and stones that clean and filter water from the street before it flows into the river. Rio De Los Angeles State Park is east across the river. “They’re going to be turning this into a massive new park with a ton of remodeling. There are even plans for Frank Gehry to be involved in a park project along the river,” Svidler says. The $9 million project kicked off in May 2024.
Elysian Valley celebrates its proximity to the LA Dodgers' home turf.
Dodger Stadium sits just steps from Elysian Valley homes.
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John Marshall High on the silver screen
Los Angeles Unified is an above-average urban school district with a B-plus from Niche. Dorris Place Elementary also gets a B-plus, while Florence Nightingale Middle gets a B. John Marshall High School is graded A by Niche, which puts it in the top 10% of California's best public high schools. John Marshall opened in 1931 and its famous Collegiate Gothic architecture can be seen in dozens of Hollywood productions, including movies like "Space Jam," "A Nightmare on Elm Street" and "Pretty in Pink." JMHS offers dual enrollment, allowing high school students to take classes at Los Angeles Community College.
Dorris Place Elementary School anchors Elysian Valley's family-friendly vibe.
John Marshall High School in Silver Lake stars in Hollywood films.
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I-5 is elevated and covered by foliage
Elysian Valley is bordered by the Los Angeles River on the east and Interstate 5 on the west. “Freeway noise is an issue, but that’s LA. Nobody wants to live next to the freeway, but they intersect all over the city so it’s hard to avoid. Plus, the closer you are to the freeway, the cheaper housing is,” Svidler says. “In Frogtown, the freeway is mostly elevated, so it’s not at grade level, and trees and foliage cover it. So, you hear it, but it’s much worse in other places.” The neighborhood’s streets are narrow with plenty of street parking, and most reach dead ends near the river, which means the traffic is predominately residents and patrons of local businesses. Elysian Valley is only 4 miles north of downtown LA, a drive that can take nearly a half hour during rush hours. Hollywood Burbank Airport is about 12 miles away for frequent fliers, while Los Angeles International is just over 20 miles away. There are hospitals in and around downtown, but Glendale Memorial Hospital is only 3 miles north and typically a much breezier drive. There is a bus route along Riverside Drive.
The elevated 5 freeway borders Elysian Valley with lush foliage and accessibility.
For incredible views of downtown Los Angeles, Elysian Valley locals head over to Elysian Park.
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
Elysian Valley
US
Homicide
3
4
Sexual Assault
5
4
Assault with Weapon
4
4
Robbery
4
4
Burglary
4
4
Motor Vehicle Theft
5
4
Larceny
6
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Elysian Valley Demographics and Home Trends
On average, homes in Elysian Valley, Los Angeles sell after 48 days on the market compared to the national average of 53 days. The median sale price for homes in Elysian Valley, Los Angeles over the last 12 months is $976,380, down 5% from the median home sale price over the previous 12 months.
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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.
