Mount Washington, in northeastern Los Angeles, feels removed from city life but remains conveniently close to attractions and amenities. Housing varies widely, ranging from small, historical cottages to newer custom builds. The community is home to Mount Washington Elementary School, a highly rated public school, as well as several parks and hiking trails.
Along the community’s winding streets, you’ll find everything from early-1900s Craftsman cottages to midcentury homes designed by well-known architects, as well as large, newly built custom residences. Although some small homes start in the upper $400,000s, most homes sell from the upper $800,000s to about $3.2 million.
In addition to the existing homes, Mount Washington is one of the few LA neighborhoods with land for sale. Lots tend to be less than a quarter of an acre, and prices range from around $20,000 to the mid $100,000s. The hilly terrain can make it tricky to build, however, and the city enforces strict building guidelines to protect the natural surroundings and other properties. “What you do to your lot also affects your neighbor’s lot,” says Cherryl Weaver, Realtor with Re/Max Empower, who owned her first home in Mount Washington.
Busy Downtown LA is just a few miles south, but Mount Washington offers a calmer lifestyle. “A lot of people are drawn to it because of the hills. It feels tucked away from the city,” says Drew Smyth, Realtor and owner of Smyth Property Group, who has lived in LA for more than 15 years. “It’s a little bit of a retreat, which attracts a lot of artists and people who want their peace.”
Mount Washington falls within the Los Angeles Unified School District, which assigns schools based on address but also offers magnet programs. Weaver says that the highly rated Mount Washington Elementary School, located right in the community, often attracts families to the area. For middle school, one popular option is the Washington Irving STEAM Magnet.
There are Metro light rail stations at the base of the hill, and drivers have nearby access to state Route 110 and freeways. From the center of the community, it’s about:
Mount Washington is almost entirely residential, but if you’re looking for a meal or a night out, the adjacent communities have lots of options. Casual restaurants and cocktail bars line Figueroa Street in Highland Park, Mount Washington’s northeast neighbor. “It’s hipster central,” Weaver says. To the north is Eagle Rock, a vibrant community surrounding Occidental College. Weaver describes Glassell Park, just west of Mount Washington, as an up-and-coming area. “There are coffee shops, restaurants and cool little boutiques popping up all the time,” she says.
Sidewalks line many area streets, and Smyth says it’s common to see people out walking their dogs. Residents can also hike the trails through the 35-acre Elyria Canyon Park or stop at one of the many overlooks to enjoy the scenery. “The views are absolutely amazing,” Smyth says. “In some areas, you can look out over the city, and in others, you’ll see the San Gabriels.” Families often head to Cleland Avenue Bicentennial Park, toward the northern end of the community, which has a tree-shaded play area and a grassy field.
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Gina Isaac
Nourmand & Associates-HW
(424) 288-7115
55 Total Sales
3 in Mount Washington
$738K - $1.9M Price Range
David Lukan
Compass
(805) 618-2866
46 Total Sales
2 in Mount Washington
$1.4M - $1.6M Price Range
Shannon Fenton
Compass
(424) 338-9165
100 Total Sales
3 in Mount Washington
$910K - $1.7M Price Range
Michelle Schwartz
The Agency
(424) 370-0581
91 Total Sales
1 in Mount Washington
$2,085,000 Price
Dennis Chernov
Equity Union
(626) 657-2705
469 Total Sales
3 in Mount Washington
$1M - $1.1M Price Range
Guy Miracle
Sotheby's International Realty
(323) 894-9002
35 Total Sales
1 in Mount Washington
$1,117,000 Price
On average, homes in Mount Washington, Los Angeles sell after 45 days on the market compared to the national average of 55 days. The median sale price for homes in Mount Washington, Los Angeles over the last 12 months is $1,290,000, up 3% from the median home sale price over the previous 12 months.
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Median List Price
$1,292,500
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Median Sale Price
$1,290,000
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Median Single Family Sale Price
$1,300,000
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Median Townhouse Sale Price
$942,500
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Median 2 Bedroom Sale Price
$947,000
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Median Change From 1st List Price
0%
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Last 12 months Home Sales
139
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Median Home Sale Price YoY Change
3%
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Average Price Per Sq Ft
$862
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Number of Homes
3,800
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Number of Homes for Sale
32
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Median Year Built
1949
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Months of Supply
2.80
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Average Single Family Home Size Sq Ft
1,533
Significantly below the national average
1,934
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Average Townhouse Size Sq Ft
1,918
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Average 2 Bedroom Size Sq Ft
667
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Average 1 Bedroom Size Sq Ft
534
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Average Studio Size Sq Ft
332
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Median Lot Size Sq Ft
6,098
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$2,795 per month
$3,850 per month
$2,695 per month
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Number of Homes for Rent
19
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Median Rent
$4,575
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Median Single Family Home Rent
$5,500
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Median 4 Bedroom Single Family Home Rent
$7,098
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Median Townhouse Rent
$3,113
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Median 2 Bedroom Townhouse Rent
$3,238
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Median Condo Rent
$2,795
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Median 2 Bedroom Condo Rent
$2,895
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Total Population
11,589
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Median Age
43
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Population Density
10 ppl/acre
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Population under 18
19.3%
On par with the national average
23.8%
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Population over 65
19.6%
On par with the national average
19.1%
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Median Household Income
$113,357
Significantly above the national average
$79,597
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Average Household Income
$144,521
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High School Graduates
86.2%
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College Graduates
50.4%
Above the national average
34.1%
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Advanced Degrees
23.4%
Above the national average
13.3%
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% Population in Labor Force
70.3%
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Annual Precipitation
20''
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Average Winter Low Temperature
45°F
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Average Summer High Temperature
90°F
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Annual Snowfall
0''
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Bikeability
Walkability
Transit
Local Logic measures the walkability, access to public transit and bikeability of any address. CAP Index provides objective, accurate, and consistent data to help measure, compare, and mitigate crime risks.
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