Nicknamed "The Top of Los Angeles" for its location near the San Gabriel Mountains, Sylmar is part of the San Fernando Valley and is the northernmost neighborhood within the city of Los Angeles. Once known for containing the largest olive grove in the world, today Sylmar is home to approximately 80,000 people who enjoy the area's rural-like feel and easy access to all the San Fernando Valley offers. “I think what draws people to Sylmar is that it’s less congested than a lot of other cities in the San Fernando Valley, since it’s on the outskirts," says Richard Valdez, real estate broker and owner of Valdez Realty. "And the views of the mountains are really great.”
This suburb is filled with many single-family houses in great neighborhoods. Apartments and condos are also available to rent or buy in one of the most diverse populations in the country. Measuring 12 square miles, Sylmar is accessible by foot, car and public transportation alike. Nestled at the base of Kagel Canyon, beautiful and expansive views are in large supply.
Midcentury and Spanish-style homes
Home buyers will find a variety of sizes and styles of single-family homes, from midcentury ranch-style houses to contemporary Spanish-style homes built in the 1990s and early 2000s. They sit on roomy lots, on streets that bend and curve, often ending in cul-de-sacs. Backyards are sizeable, with enough room for a pool or an ADU, and front yards often feature landscaping with drought-tolerant plant life or extra-wide driveways. Many homes have garages and feature low fences that offer added privacy. Prices range from $700,000 for 1,200 square feet to $1.9 million for 4,000 square feet. Townhouses and condos are also available, many featuring recent renovations and affordable HOA fees, with prices ranging from $375,000 for 900 square feet to $600,000 for 1,500 square feet.
Spanish-style townhomes in Sylmar come with mountain views.
Sylmar offers midcentury ranch-style homes with large driveways and manicured lawns.
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LA Unified schools
Children in public school may begin their education at the Sylmar Leadership Academy, which serves kindergarten through eighth grade, then move on to Sylmar Charter High, both of which are a part of the Los Angeles Unified School District. Sylmar Charter High serves approximately 1,600 students from ninth to twelfth grade and has a B rating on Niche.
Los Angeles Mission College is the ninth and newest school in the Los Angeles community college system. It enrolls a little over 10,000 students and offers a variety of sporting and entertainment events throughout the year.
Sylmar Leadership Academy serves students grades K-8.
Los Angeles Mission College is the newest school in the Los Angeles community college system.
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Sylmar Park and Saddletree Open Space
Sylmar Park, located off Borden Avenue, is where many residents head for fresh air, green grass and a wealth of amenities. Practice your serve on the tennis courts or your jump shot on the basketball courts, kick the ball around on the soccer field or cheer on a local youth baseball team one warm summer night at the baseball diamond. For just a few dollars, you can swim in the community pool located within the park and kids will love the covered playground and the splash pad. Also located within the park is the Sylmar Recreation Center, which offers more amenities like an indoor fitness room and organized sports teams for kids and teens.
Sylmar's location in the foothills of the San Gabriel Mountains means there are tons of hiking, biking and horseback opportunities just outside of town. Saddletree Open Space, which borders much of the neighborhood, is home to a number of trails and offers excellent views of the San Fernando Valley. Much of the nearby San Gabriel Mountains are encompassed by Angeles National Forest, home to over 600,000 acres of wilderness and hundreds of miles of trails.
Kids enjoy the open space at Sylmar Park.
The Sylmar Recreation Center offers organized sports teams for kids.
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Sylmar Towne Shopping Center and dining options
Sylmar's shopping landscape is primarily comprised of local markets, chain stores, and smaller shopping centers that provide residents with essential goods and services. Sylmar Towne Shopping Center and the nearby Olive View Plaza are convenient spots for everyday shopping, hosting a variety of stores and local businesses. At Sylmar Square Shopping Center, on the eastern side of town, there’s a casual boba tea shop called Tea N Me, a Vons supermarket and many other stores. For more extensive retail needs, residents may travel to larger malls in neighboring communities, such as the Northridge Fashion Center, which offers a wider selection of retailers and dining options.
Dining in Sylmar reflects the cultural diversity of the area, with a strong presence of Mexican cuisine alongside a variety of other food offerings. In the northern part of Sylmar, the one-stop shop Los Ruizeñores Restaurant serves authentic Mexican food, including signature tacos, agua frescas and its famous carnitas. What started as a food cart in 1998 has become a popular brick-and-mortar restaurant, catering business and market. Local eateries like El Tarasco and Las Lomas Restaurant are also popular for their authentic Mexican dishes. Additionally, a mix of American, fast food, and international restaurants provides residents with multiple dining choices. The area also boasts several cafes and bakeries that cater to casual dining and morning coffee runs.
Shop in the Sylmar shopping center and visit Tea N Me for some great boba tea.
Grab Mexican fare at Los Ruizeñores Restaurant in Sylmar.
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Getting around North LA
Sylmar is well-connected through various transportation modes, making commuting within the Los Angeles area relatively straightforward. The Sylmar/San Fernando Metrolink station offers residents access to rail services, linking Sylmar with downtown LA and other parts of the San Fernando Valley, which is particularly beneficial for those commuting to work or school in different parts of the city. Additionally, the presence of several major freeways, including the I-5, I-210, and SR-14, facilitate car travel. However, traffic congestion can be a significant issue during peak hours, reflecting the broader challenges of Los Angeles traffic.
Public transportation within Sylmar includes several LA Metro bus lines, providing connections to the wider Los Angeles County area. While public transit is an option, the spread-out nature of the Los Angeles region means that having access to a car can greatly enhance mobility and convenience for Sylmar residents.
Crime
The crime rate in Sylmar, like many parts of Los Angeles, varies by area but tends to be higher than some national averages, particularly in terms of property crime. Efforts by the Los Angeles Police Department's Mission Division, which serves Sylmar, focus on community policing and crime prevention initiatives to address and reduce local crime rates. Residents are encouraged to participate in neighborhood watch programs and are generally proactive about community safety
Written By
Meridith Ingram
Photography Contributed By
Joseph Choo
Video By
Stewart Taveras
Interested in learning more about homes in this area?
Reach out to
Nathalie Marles,
an experienced agent in this area.
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.
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On average, homes in Sylmar, CA sell after 40 days on the market compared to the national average of 55 days. The median sale price for homes in Sylmar, CA over the last 12 months is $782,500, down 4% from the median home sale price over the previous 12 months.
Enjoy breathtaking mountain and open-space sunset views from the private backyard—perfect for family gatherings and entertaining. Nestled in the sought-after gated community of Mountain Glen Terrace, this beautiful San Fernando Valley home is located in a desirable Sylmar neighborhood, offering comfort, style, and convenience.Built in 2003, this single-family residence features 5 bedrooms,
THIS IS ONE OF THE FEW, EXCLUSIVE, LARGEST HOMES IN THE COMMUNITY - Mountain Glen Terrace - Sylmar's Crown Jewel. Welcome to 13033 Mesa Verde Way. One of the most distinctive and thoughtfully elevated homes ever offered inside the coveted, privately gated Mountain Glen Terrace community in the heart of Sylmar. This is not just a home. This is a statement of living, intentionally designed by the
Here is your opportunity to own a fantastic three-bedroom, two-bath home nestled in the scenic foothills of the Sylmar community. This charming single-story residence offers endless potential and is ready for your personal touches. Enjoy a functional floor plan, comfortable living spaces, and a desirable location close to parks, schools, shopping, and commuter routes. Whether you’re a first-time
Enjoy breathtaking mountain and open-space sunset views from the private backyard—perfect for family gatherings and entertaining. Nestled in the sought-after gated community of Mountain Glen Terrace, this beautiful San Fernando Valley home is located in a desirable Sylmar neighborhood, offering comfort, style, and convenience.Built in 2003, this single-family residence features 5 bedrooms,
SELLER FINANCING AVAILABLE! Rare opportunity to acquire approximately 35,170 SF (0.81 acres) in the scenic foothill community of Kagel Canyon. Whether you're an investor, developer, or owner-user seeking a property with future upside, this unique offering deserves your attention. The property features an existing 336 SF studio with 1 bathroom and enjoys beautiful canyon and mountain views. Gas
Welcome to this exquisite 2-bedroom, 1-bathroom manufactured home nestled in the Metrolink Mobile Home Park in Sylmar. This newly constructed residence boasts a clean and contemporary design, featuring an open living area that maximizes space and functionality. Step into the modern kitchen equipped with white quartz countertops, sleek white cabinetry, and Whirlpool stainless-steel appliances,
SELLER FINANCING AVAILABLE! Rare opportunity to acquire two adjacent properties totaling approximately 51,136 SF (over 1.17 acres) in the picturesque community of Kagel Canyon. Seller prefers to sell both properties together, creating an exceptional opportunity for investors, developers, or buyers looking for a large private estate with room to expand. This property features a 3-bedroom, 1-bath
Welcome to this beautifully maintained, move-in ready condominium in a quiet and peaceful gated community in Sylmar. This rare unit offering a Washer and Dryer inside the private garage provides added privacy and natural light, creating a warm and inviting place to call home. Featuring 3 bedrooms and 2 bathrooms, the home offers a bright living area with laminate flooring, recessed lighting, a
Prime Sylmar land offering! These four adjoining lots total 1.04 acres in a highly desirable location near Dexter Park. Positioned at the end of North Trail, the parcels combine privacy with excellent development potential. A great chance to secure property in a growing community. Buyer to conduct due diligence on zoning and utilities.
THIS IS ONE OF THE FEW, EXCLUSIVE, LARGEST HOMES IN THE COMMUNITY - Mountain Glen Terrace - Sylmar's Crown Jewel. Welcome to 13033 Mesa Verde Way. One of the most distinctive and thoughtfully elevated homes ever offered inside the coveted, privately gated Mountain Glen Terrace community in the heart of Sylmar. This is not just a home. This is a statement of living, intentionally designed by the
Privacy and Views - Rare 2+ Acres in undiscovered gated North Sunland community of "Riverwood Ranch". This single-story home with fabulous views features three bedrooms, a primary ensuite, and 1.75 bathrooms, offering a functional floor plan with a distinct sunken living room and a spacious den/dining room. The updated eat-in kitchen is equipped with granite countertops, custom cabinetry, and
Here is your opportunity to own a fantastic three-bedroom, two-bath home nestled in the scenic foothills of the Sylmar community. This charming single-story residence offers endless potential and is ready for your personal touches. Enjoy a functional floor plan, comfortable living spaces, and a desirable location close to parks, schools, shopping, and commuter routes. Whether you're a first-time
WOW BIG PRICE REDUCTION. Welcome to this beautifully renovated, move-in-ready home nestled in the highly desirable Kagel Canyon area of Sylmar. Situated on a spacious 7,543 sq. ft. lot, this exceptional property offers modern upgrades, comfortable living, and plenty of outdoor space—including room for RV parking.Property Features,4 Bedrooms | 2 Bathrooms, 1,255 Sq. Ft. of Living Space,
Stunning Property in Sylmar! Welcome to 12130 Buckeye Ave, an expansive property presenting a highly versatile layout and premium features. Offering a rare, combined 8 bedrooms and 5 bathrooms, this home is a dream setup for savvy investors looking for maximum yield or large multi-generational families seeking independent living spaces under one roof. From the moment you arrive, you are greeted
House / ADU / Guest Room. Nestled in a peaceful, natural enclave of Shadow Hills, 9790 Shadow Island Drive offers a versatile hillside retreat situated on an expansive 19,202-square-foot lot. Spanning approximately 1,600 total square feet of updated living space, the property features a primary single-story residence with 2 bedrooms and 2 bathrooms. Complementing the main home is a converted
Spacious 10-Bedroom Home on Expansive Lot in SylmarDiscover an exceptional leasing opportunity at 13501 Egbert Street in Sylmar. This expansive single-family residence offers approximately 4,417 sq. ft. of living space with an impressive 15,553 sq. ft. lot, providing an abundance of room for comfortable living and flexible use. Featuring 10 bedrooms and 6 bathrooms, the spacious floor
Rockwood at the Cascades invites you to move your imagination and come in to find your new story with us in Sylmar, CA. Situated among the rolling hills of The Cascades master-planned community, Rockwood at the Cascades is a destination community providing you with high-style touches you deserve. At our Sylmar apartments, you can splash in our resort-style pool, relax in the spa, or lounge
The Trinidad, a brand-new affordable housing community completed in 2026 and designed to provide modern, comfortable living in the heart of Sylmar. This six-story apartment community features 164 thoughtfully designed residences, primarily one-bedroom apartments, along with a limited number of two-bedroom homes.Residents enjoy contemporary interiors with stylish finishes, including quartz
$1,895 per month
Olive View Gardens
1 - 2 Beds
1 Bath
716+ Sq Ft
Nestled in next to the gorgeous mountain range of the Santa Monica Mountains and situated on over 3 acres in the North San Fernando Valley, Olive View Gardens is a wonderful community featuring a huge solar heated pool, on-site full-time management, laundry facilities, and covered parking with extra storage units. We offer renovated one and two bedroom apartment homes with upgraded interior
14215 Hubbard St., Sylmar, CA 91342Brand new ADU available for rent! This beautiful unit features 3 bedrooms and 3 full bathrooms with a modern layout designed for comfortable living. The home includes a laundry area and additional storage space for your convenience.
Find your new apartment at Ally's Flower Apartments in Sunland, CA. This property is situated on Floralita Ave in Sunland. The professional leasing team is ready to help you find your perfect new place. This community offers unique amenities. Some of these include: hardwood floors and convenient on-site parking options. Make your move to Ally's Flower Apartments. Contact us or stop by the leasing
Limited-Time Move-In Special!Comfortable Living in a Prime Northeast Los Angeles LocationWelcome to 8541 Foothill Blvd., located in a peaceful Sunland neighborhood surrounded by the foothills of the San Gabriel Mountains. Enjoy a relaxed residential setting while staying close to local shopping, restaurants, grocery stores, and everyday conveniences. The property also offers easy
JULY MOVE-IN SPECIAL: Sign a new lease by July 31, 2026, and receive a $500 Amazon Gift Card as a move-in bonus!Welcome to The A, a new gated townhome community in Sylmar offering modern, high-end living with communal amenities and spaces for entertaining, including:Swimming Pool with poolside lounge furnitureOutdoor built-in BBQ grillPicnic area with greeneryGated
Experience Sunland living at Sherman Grove Apartments. This property is situated at 10500 Sherman Grove Ave in Sunland. A variety of amenities are featured here. Some of these include-hardwood floors, granite countertops, and smoke-free options. Let the professional leasing staff show you everything this community has in store. Your new home awaits you at Sherman Grove Apartments. Contact us or
Explore your new place at Mountain View Apartments in Sylmar, CA. The 13990 Astoria St. location in Sylmar's 91342 Zip code is an ideal place to move. The leasing team is waiting to show you all that this community has in store. Make sure you to see the current floorplan options. Contact us or stop by today.
Limited-Time Move-In Special at Tivoli Gardens Apartments!Welcome to Tivoli Gardens Apartments, offering comfortable apartment living in a convenient Tujunga location. Situated in the foothills of the San Fernando Valley, the Sunland-Tujunga area offers a relaxed residential atmosphere while keeping you within easy reach of Glendale, Burbank, Pasadena, La Crescenta, and surrounding Los
Welcome home to Dronfield Astoria Apartments! Our one, two, and three-bedroom residences invite you to embrace modern comfort with open floor plans, plush carpeting, mirrored closet doors, and well-equipped kitchens designed to complement your lifestyle. Thoughtfully curated amenities, including a sparkling pool, fitness center, and a welcoming clubhouse, provide the perfect spaces to relax,
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