$1,088,688Average Value$161Average Price per Sq Ft5Homes 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."
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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.
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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.
Ride a scooter with your kid along the river at Elysian Valley.
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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.
Elysian Valley's northeast boasts a brand new apartment complex, enhancing the area's modern app
Elysian Valley reveals a sloped-roof cottage framed by a classic picket fence.
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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.
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Elysian Valley enjoys proximity to the renowned Dodger Stadium's grandeur.
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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.
John Marshall High School in Silver Lake is a sight to see.
Los Feliz School John Marshall Senior High
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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 5 Highway runs gracefully between Elysian Valley and Elysian Park, connecting scenic vistas.
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
Stephanie Younger,
an experienced agent in this neighborhood.
Parks in this Area
Glenhurst Park
Trails
Playground
Multi-Purpose Field
Elysian Valley Gateway Park
Picnic Area
Cypress Park
Baseball/Softball
Basketball
Bike Trails
Lewis MacAdams Riverfront Park
Picnic Area
Parking Lot
Elysian Park
Bike Trails
Hiking
River Garden Park
Picnic Area
Trails
Transit
Airport
Bob Hope
18 min drive
Bus
Riverside & Riverdale
Bus
Riverside & Eads
Bus
Riverside & Allesandro
Bus
Riverside & Gleneden
Bus
Riverside & Elmgrove
Bus
Riverside & Harwood
Bus
Riverside & Dorris
Elysian Valley Demographics and Home Trends
On average, homes in Elysian Valley, Los Angeles sell after 45 days on the market compared to the national average of 70 days. The median sale price for homes in Elysian Valley, Los Angeles over the last 12 months is $293,000, down 64% from the median home sale price over the previous 12 months.
This California Bungalow blends timeless style with contemporary convenience, and RTI plans for an ADU to increase space or generate income. Surrounded by trees and set on a corner lot, this fully reimagined home offers impeccable quality and design in Frogtown. From the moment you arrive, you're welcomed by a generous front yard and side yard and an inviting front porch, setting the tone for the
Welcome to 2232 Meadowvale Ave, a 3-bedroom, 1-bathroom fixer-upper with endless potential, located in the heart of the highly sought-after Frogtown (Elysian Valley) neighborhood. Set on a generous 4,990 SQFT lot, this property offers a rare chance to renovate, expand, or build an ADU, making it ideal for homeowners, investors, and developers alike. Tucked just steps from the LA River bike path
2232-2234 Shoredale is a charming Spanish-style duplex in the sizzling, sought-after section of NELA known as Frogtown/Elysian Valley. An up-and-coming community near the continuously developing Los Angeles River Master Plan, it's close to everything our major metropolis has to offer while remaining a serene, close-knit neighborhood. Which is why renters (and/or landlord/occupants) love it! Close
Positioned as one of the rarest available development sites in Los Angeles, this riverfront opportunity, located on the East Side's ever-popular Frogtown neighborhood, is ready for its next chapter. Currently, an uninhabitable single-family home and a paved parking lot stand, but visionaries will see an array of future possibilities. Comprised of two parcels totaling over 9,000 Sqft, the
Is it the third-floor view? The private 2-car garages? The abundance of sunlit amenities, or the ease of a riverside rendezvous? Its all that and more for those who come calling on this new rental neighborhood in the free-spirited heart of Eastside Los Angeles. Make yourself at home in a spacious three-story abode that flows with premium fixtures, flooring, appliances, and bedrooms for all.
Live work Space! This sophisticated 3-story single family house features nice view, high ceilings, an open floor plan, one den with a bathroom, two-bedroom with en-suite bathroom, total 4 bathrooms, and a wall of windows that allow natural light to roll into this creative space. Rare opportunity to rent in this architecturally built in 2021. The first floor den can be convertible a private
Enjoy a vibrant lifestyle at Elysian Valleys newest urban retreat.Set in Elysian Valley, directly across the Los Angeles River, Blake offers an unrivaled residential experience. The multi-family residential complex consists of two interconnected low-rise 3-story buildings with a central courtyard and a community room. Fifty-two apartments are now available to choose from.Choose
Interested in learning more about homes in this area?
Reach out to
Stephanie Younger,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
6,221
Median Age
41
Population Density
13 ppl/acre
Population under 18
18.7%
Below the national average
23.8%
Population over 65
18.5%
On par with the national average
19.1%
Finances
Median Household Income
$73,108
On par with the national average
$71,702
Average Household Income
$92,546
Education and Workforce
High School Graduates
78.3%
Below the national average
89.1%
College Graduates
31%
Advanced Degrees
7.6%
Below the national average
13.3%
% Population in Labor Force
66.7%
Weather
Annual Precipitation
14''
Average Winter Low Temperature
48°F
Average Summer High Temperature
83°F
Annual Snowfall
0''
Area Factors
Bikeable
Bike Score®
57/ 100
Somewhat Walkable
Walk Score®
50/ 100
Good Transit
Transit Score®
50/ 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.
