Top Glendale CA Neighborhoods 2020
If you are thinking about buying a home, I want to talk to you about Glendale. To start, a little background on me: I grew up in Silver Lake, and when I got my real estate license in the 90s, sold a lot of real estate in Silver Lake, Los Feliz, the Hollywood Hills, and Atwater. I now live in Glendale and, having lived in both, I want to introduce you to Glendale. One of the best parts about being a real estate agent is introducing a buyer to a neighborhood that they weren't familiar with or that wasn't on their radar. I want to put Glendale on your radar. If you are thinking about buying a home in Los Feliz or Silverlake, it’s a good idea to open up your options because there are plenty of hidden gems you may not be aware of and inventory is low everywhere.
Glendale is well located, bordering Pasadena, La Crescenta, and the Silverlake/Los Feliz neighborhoods. Glendale has excellent freeway access to the 134, 2 and, 5 freeways. An important thing to remember about Glendale is that it's not a neighborhood. It is the third-largest city in L.A. County, behind the City of Los Angeles and Long Beach. Like any big city, Glendale is diverse with 37 different neighborhoods, each with its own distinct attributes and character. I am going to discuss a handful of them so you can look at the unique characteristics of Glendale’s neighborhoods.
Location: Located at the south end of Glendale with an area encompassing the line between Glendale and the City of Los Angeles. Half of Adams Hill is in Glendale and the other half is in Glassell Park.
Average Home Price as of 6/2020: $986,000
Average Price per Square Foot as of 6/2020: $613
Notable Features: Many Adams Hill homes feature phenomenal views of downtown Glendale and Los Feliz. The lots can be steep, which makes Adams Hill a great alternative for those looking for a hillside home at a lower price point.
Location: Northeast portion of Glendale, east of the two freeway and north of the 134.
Average Home Price as of 6/2020: $1,440,000
Average Price per Square Foot as of 6/2020: $584
Notable Features: Homes in Glenoaks Canyon often feature large, flat lots. The neighborhood boasts the feel of a tight-knit community and features the Scholl Canyon golf course and Tennis Club.
Location: Northeast Glendale; north of the 134 freeway and east of the 2 freeway
Average Home Price as of 6/2020: $1,183,000
Average Price per Square Foot as of 6/2020: $518
Notable Features: Glendale’s Laurel Canyon, Chevy Chase features eclectic hillside homes. It is an expansive area with a country club up at the top. The neighborhood features some wonderful architecture, particularly mid-century homes. There are several such mid-century homes right on Chevy Chase which offer a lot of privacy.
Location: North Glendale, west of the 2 freeway
Average Home Price as of 6/2020: $1,188,000
Average Price per Square Foot as of 6/2020: $562
Notable Features: Verdugo Woodlands features the desirable Verdugo Elementary School.
Location: North Glendale, just south of the Montrose shopping district
Average Home Price as of 6/2020: $939,000
Average Price per Square Foot as of 6/2020: $605
Notable Features: This is the Montrose area, great school Fremont Elementary Small town feel picturesque shopping district, and a wonderful farmers market.
Location: North Glendale, west of Montrose and south of the 210 freeway
Average Home Price as of 6/2020: 1,279,000
Average Price per Square Foot as of 6/2020: $491
Notable Features: Whiting Woods is a tiny community tucked away in north Glendale that’s filled with majestic oaks and features an active creek. Home styles vary from California Ranch to mid-century, including homes by architects John Lautner and Richard Neutra.
Location: North Central Glendale; north of the 134 freeway between Glendale Ave. and Brand Blvd.
Average Home Price as of 6/2020: $1,105,000
Average Price per Square Foot as of 6/2020: $568
Notable Features: Gently curving and sloping streets provide views of downtown Glendale and DTLA. Rossmoyne is rife with a variety of character homes including Spanish Colonial, Mediterranean, and Tudor styles. It features the beloved community park, Nibley Park.
Location: In the Foothills, southeast of Brand Park
Average Home Price as of 6/2020: $1,340,000
Average Price per Square Foot as of 6/2020: $551
Notable Features: This community is perched in the Foothills and offers wonderful views.
Location: Northwest Glendale
Average Home Price as of 6/2020: $1,274,000
Average Price per Square Foot as of 6/2020: $595
Notable Features: Cumberland received one of the first historical designations from the city for good reason. It is filled with homes of 1920’s and 30’s Spanish Colonial and Mediterranean styles as well as the Ranch homes of the 50’s and 60’s. Cumberland is Glenale’s answer to Hancock park. The neighborhood features wide streets, generous lots, and privacy. It boasts the much-adored Brand Park that features the historic Brand Library, the Doctor’s House, and Japanese Friendship Garden.
Kenneth Village/ El Miradero
Location: Northwest Glendale
Average Home Price as of 6/2020: $1,143,000
Average Price per Square Foot as of 6/2020: $495
Notable Features: Kenneth Village is a don’t-miss if you’re looking for a small-town feel. This lovely neighborhood and shopping area offers restaurants, boutiques, a gym, and most importantly great coffee at The Commissary.
Location: Northwest Glendale north of San Fernando Road
Average Home Price as of 6/2020: $835,000
Average Price per Square Foot as of 6/2020: $541
Notable Features: Pelanconi is a great little pocket of Glendale, not even well-known by Glendale residents. With the lowest average home price, Pelanconi is perfect if you’re looking for a good school district at a good price point. While affordable, it offers an Atwater Village feel and a wonderful neighborhood park.