Granada Hills real estate sits in a sweet spot for the northwest San Fernando Valley: bigger lots and quieter streets than Northridge, a lower entry point than Porter Ranch, and a school lineup that pulls families from all over Los Angeles. The typical home sells right around $1 million per Redfin and Zillow through mid 2026. Original ranchers start in the $700,000s, updated homes in Old Granada Hills and Knollwood run $1.1 million to $1.6 million, and foothill view estates push past $2 million. The community attracts move up families, Cal State Northridge and LAUSD staff, medical professionals from Northridge Hospital and Providence Holy Cross, and buyers who want a real yard without leaving the city. James Malcom has represented buyers and sellers throughout Granada Hills, from the Balboa corridor to the Bee Canyon foothills.
Granada Hills Real Estate Market Overview
Granada Hills real estate in 2026 is stable and slightly softer than a few years ago. Per Redfin, June 2026, the median sale price was $999,652, down 1.3 percent year over year, at $546 per square foot. Zillow’s home value index was $1,003,229 as of June 2026, up 0.7 percent, with a median list price of $1,124,250 and 130 homes for sale. Movoto reported a July 2026 median sold price of $997,000 at $555 per square foot. In short, a typical home is worth about $1 million and prices are flat. Redfin shows homes going under contract in about 34 days, up three from the prior year; Zillow’s median days to pending was 24. Roughly 46 percent of sales closed above list price, but about a third of listings took a price cut. Volume was healthy at 120 closings in June, up 17 percent.
The property mix is overwhelmingly single family, roughly nine of every ten sales, with condos clustered along Devonshire and near Balboa and Rinaldi. Price bands: entry level, $650,000 to $850,000 for condos and original three bedroom ranchers south of Devonshire; mid range, $900,000 to $1.4 million for updated four bedroom homes in Old Granada Hills and along Zelzah Avenue; top of market, $1.5 million to $3 million and up for view estates in Granada Hills North, Knollwood and the Bee Canyon foothills. Market data last reviewed August 2026.
Homes for Sale in Granada Hills
Homes in Granada Hills CA are mostly single story ranch and mid century houses built between 1955 and 1975, when tract developers filled in the orchards that ran up to the Santa Susana foothills. Lots are the draw. A standard parcel runs 7,500 to 10,000 square feet, and in Old Granada Hills and Knollwood you regularly see 12,000 to 20,000 square foot lots with room for a pool and an ADU. Many homes have been expanded, so a 1,500 square foot original next to a 3,200 square foot remodel is common.
North of Rinaldi Street the stock changes. Granada Hills North and the streets above Sesnon Boulevard include 1980s and 1990s two story homes, a few small gated enclaves and custom view lots that look south across the Valley. New construction is limited to infill and the occasional custom build; there are no large master planned tracts. HOAs exist only in the gated pockets and condo complexes, and most Granada Hills homes for sale carry no HOA at all. Streets worth knowing: White Oak and Zelzah in the historic core, Woodley and Louise for larger lots, Shoshone and Jimeno for foothill views.
Granada Hills Neighborhoods and Enclaves
Old Granada Hills
The historic heart of the community, roughly bounded by Chatsworth Street, Rinaldi Street, Zelzah Avenue and Balboa Boulevard. Homes date to the 1930s through the 1960s, lots are generous and the streets are shaded by mature trees. Expect $1.2 million to $1.6 million for a nicely done four bedroom, with custom homes reaching $2 million.
Zelzah Avenue and the Deodar Cedars
White Oak Avenue between San Fernando Mission Boulevard and Rinaldi Street is lined with Deodar cedars planted in the 1930s and designated a Los Angeles Historic Cultural Monument. The holiday light display draws visitors from across the Valley. Homes on the blocks between White Oak and Zelzah run $1.1 million to $1.7 million and rarely linger.
Granada Hills North and Knollwood
North of Rinaldi and climbing toward the foothills, this is the highest priced part of Granada Hills. The Knollwood Country Club area features 1960s and 1970s custom homes on winding streets, plus 1980s tracts with Valley views. Expect $1.4 million to $2.5 million, with the best view estates above $3 million.
Bee Canyon and the Foothills
The streets around Bee Canyon Park and O’Melveny Park, including upper Sesnon Boulevard, offer the most privacy in the neighborhood: larger lots, horse friendly zoning in places and direct trail access. Prices range from $1.3 million for an original ranch to well over $2.5 million for a rebuilt view home. Buyers here want quiet and space.
Balboa Corridor and Rinaldi Street
Balboa Boulevard between the 118 and Devonshire Street is the neighborhood’s spine. Side streets off Balboa hold 1950s and 1960s ranchers on 7,000 to 9,000 square foot lots, typically $850,000 to $1.2 million, and the Rinaldi corridor near the freeway has most of the condo complexes. This is where first time buyers find the best value in Granada Hills.
Porter Ranch Adjacent
The western edge along Zelzah and Tampa Avenue borders Porter Ranch. Buyers who want newer construction and gated living cross the line; buyers who want bigger lots and no HOA stay on the Granada Hills side. Prices run $1 million to $1.5 million.
Schools in Granada Hills
Schools are the single biggest reason families choose Granada Hills real estate. The area is served by LAUSD, but the standout is Granada Hills Charter High School, an independent charter that is one of the largest charter schools in the country and a perennial national Academic Decathlon champion. Enrollment is not strictly by address, though neighborhood residents receive priority. Kennedy High School in Granada Hills North also serves the community.
Elementary options include Granada Elementary, Van Gogh Charter, Haskell, El Oro Way Charter, Danube Avenue and Knollwood. Middle schools are Patrick Henry and Robert Frost, both well regarded by local parents. Nearby private options include St. Euphrasia, Chaminade College Preparatory in West Hills and Sierra Canyon in Chatsworth. Verify attendance boundaries with LAUSD and review GreatSchools before writing an offer.
Lifestyle: Parks, Dining and Things to Do
Living in Granada Hills means real open space at the end of the street. O’Melveny Park is the second largest park in the City of Los Angeles at more than 670 acres, with trails up Mission Point, picnic meadows and a citrus grove. Bee Canyon Park next door is smaller and quieter. Granada Hills Recreation Center on Petit Avenue has ball fields, a pool and tennis courts, and Knollwood Country Club is a public course off Balboa.
Chatsworth Street between Zelzah and Encino Avenue is the old downtown, with locally owned restaurants, coffee shops and the Granada Hills Farmers Market. The Granada Hills Street Faire and Fourth of July parade close Chatsworth Street every year. Everyday shopping runs along Balboa and Devonshire, and Porter Ranch Town Center and Northridge Fashion Center are each ten minutes away. The Deodar cedar holiday lights on White Oak Avenue are a December tradition.
Commute and Location
Granada Hills sits at the meeting point of the 118 and the 405, with the 5 and the 210 close by, and that intersection is its biggest commuting advantage. Downtown Los Angeles is roughly 25 miles and 35 to 60 minutes. The Burbank and Universal City studio lots are 20 to 35 minutes via the 118 and 5. Warner Center is 20 to 30 minutes via Balboa and the 101. Santa Monica is 45 to 75 minutes on the 405 at peak, and LAX is about 30 miles, typically 45 to 70 minutes. Metro buses run along Balboa, Devonshire and Chatsworth Street, and Metrolink’s Ventura County Line stops at Northridge and Chatsworth.
Who Buys in Granada Hills and Why
The typical Granada Hills buyer is a family stepping up from a condo or a smaller home in Northridge or North Hills who wants a yard, a garage and a school plan. A second group is professionals at Northridge Hospital, Providence Holy Cross, Cal State Northridge or the aerospace employers in Chatsworth. A third is multigenerational buyers who need lot size for an ADU.
Compared with Porter Ranch, Granada Hills offers older homes on bigger lots, no Mello-Roos and no HOA, while Porter Ranch offers gated newer construction at $1.3 million to $2.5 million. Northridge is closer to the university and slightly more affordable, with smaller lots and more traffic. Chatsworth is comparable in price and more rural, but a longer drive to the 405. Families who want the strongest public school pipeline usually land in Granada Hills. See all of our featured communities.
Selling a Home in Granada Hills
What sells fastest in Granada Hills is a turnkey single story home on a usable flat lot, priced at or just below $1 million. Those homes draw families the first weekend and routinely go over asking. Updated kitchens, new roofs and permitted additions matter more than luxury finishes. Unpermitted work and deferred pool maintenance are the most common reasons a listing sits.
Pricing strategy is critical in 2026 because a third of listings are taking reductions. James prices to the last 90 days of closed sales on comparable lots, not the highest active listing on the street, to draw multiple offers in the first two weeks. Seasonality favors late February through June, when families buy ahead of the school year; the second window is September and October. See our guide to the best time of year to sell a house in Los Angeles.
Every Malcom Group listing gets professional photography, video and drone footage that shows off lot size and views, targeted digital marketing, and staging guidance. James also walks long time owners through capital gains considerations before the sign goes up. Start with a free Granada Hills home valuation and visit our sellers page.
Why Work With James Malcom in Granada Hills
James Malcom is a Granada Hills real estate agent who knows the difference between a lot on Woodley and a lot on Louise, and where freeway noise affects value. The Malcom Group works out of the Woodland Hills office at 6263 Topanga Canyon Blvd, 20 minutes down Balboa, with a second office in Encino at 17547 Ventura Blvd. James works across the north and west Valley every week, so he sees the Northridge, Porter Ranch and Chatsworth comps in real time and prices Granada Hills homes with that context. Read our testimonials, then contact James to talk through your plans.
Granada Hills Real Estate FAQ
Is Granada Hills a good place to live?
Yes, especially for families. Granada Hills offers large lots, strong public and charter schools, direct access to O’Melveny Park and the foothills, and easy freeway connections at the 118 and 405. It is quieter and more suburban than most of Los Angeles. The tradeoffs are longer drives to the Westside and fewer walkable dining options than Sherman Oaks or Studio City.
How much does a house cost in Granada Hills?
The median sale price was about $1 million in mid 2026, at roughly $546 to $555 per square foot per Redfin and Movoto. Original ranchers start in the $700,000s, updated four bedroom homes in Old Granada Hills run $1.1 million to $1.6 million, and view estates in Granada Hills North sell for $2 million to $3 million and up. Condos start in the $500,000s.
Is Granada Hills expensive?
By national standards yes, but for the San Fernando Valley it is mid priced. A $1 million median puts Granada Hills above Northridge and North Hills, below Porter Ranch, and well below Encino, Sherman Oaks or Calabasas. Buyers get more lot for the dollar here than almost anywhere else in the city with comparable schools.
What are property taxes like in Granada Hills?
Granada Hills is inside the City of Los Angeles, so property taxes follow Proposition 13: a base rate of 1 percent of the purchase price plus voter approved local assessments and bonds, bringing the effective rate to roughly 1.2 to 1.25 percent. There is no Mello-Roos in Granada Hills, unlike parts of neighboring Porter Ranch. On a $1 million purchase, expect roughly $12,000 to $12,500 a year.
What are the best neighborhoods in Granada Hills?
Old Granada Hills is the most sought after for its historic homes and big lots, followed by Granada Hills North and the Knollwood Country Club area for views and custom homes. The White Oak corridor around the Deodar cedars is the most recognizable address. The Balboa corridor offers the best value for a solid ranch home under $1.2 million.
Is Granada Hills a buyer’s or seller’s market right now?
As of August 2026 it is roughly balanced with a slight lean toward sellers for well prepared homes. Nearly half of sales still close above asking per Redfin and homes go under contract in 24 to 34 days, but about a third of listings take price reductions. Turnkey homes near $1 million draw multiple offers; overpriced or dated homes sit.
How do I find a realtor in Granada Hills?
Look for a Granada Hills realtor with recent closed sales in the neighborhood, knowledge of the charter school boundaries and a marketing plan built on professional photography and video. James Malcom and The Malcom Group have represented buyers and sellers throughout Granada Hills and the northwest Valley. Review our recent sales, then call (310) 595-0915.
Thinking about buying or selling in Granada Hills? Call James Malcom at (310) 595-0915 or request a free home valuation.
More Granada Hills seller questions
What do I need to do before selling a home in Granada Hills?
Granada Hills is in the City of Los Angeles, so order the LADBS 9A Report of Residential Property Records, bring smoke and carbon monoxide alarms, seismic gas shut-off and water conservation fixtures into compliance, and complete the state transfer disclosures. Resolve unpermitted work and deferred pool maintenance, since those are the two most common reasons a listing sits here. James Malcom walks long-time owners through the full checklist and capital gains considerations at (310) 595-0915.
Does Measure ULA apply to home sales in Granada Hills?
Yes, Granada Hills is inside the City of Los Angeles, so Measure ULA applies to sales at or above the annually adjusted thresholds, charged on the entire price. Most Granada Hills homes trade well below the first threshold, so in practice it affects only the largest view estates in Granada Hills North, Knollwood and the Bee Canyon foothills. Confirm the current threshold before pricing a high-end listing.
How long does it take to sell a house in Granada Hills?
A turnkey single story home on a usable flat lot priced at or just below the neighborhood median draws families the first weekend and routinely goes over asking, then closes after a 30 day escrow. Homes with unpermitted work, deferred pool maintenance or an aspirational price sit, and about a third of listings have been taking reductions. Pricing to the last 90 days of closed sales on comparable lots is what keeps you in the first group.
What is the best month to list a house in Granada Hills?
Late February through June is the strongest window, when families buy ahead of the school year and Granada Hills Charter enrollment planning. September and October form the second window. December listings compete with the Deodar cedar holiday lights for attention on White Oak, which is not a bad thing for the right house, but the buyer pool is thinner.
Should I renovate before selling in Granada Hills?
Focus on function over finish. Updated kitchens, new roofs and permitted additions matter more to Granada Hills buyers than luxury materials, and a 1960s ranch with a clean kitchen, serviced pool and fresh paint outperforms an over-improved house priced on cost. If your home is original, price it for the work and let renovators and multigenerational buyers with ADU plans compete.
Can I sell a house with tenants in Granada Hills?
Yes. Single-family homes and condos are generally covered by California statewide just-cause rules rather than the LA Rent Stabilization Ordinance, though older multifamily buildings along Devonshire and Rinaldi may be RSO covered with relocation requirements. The lease transfers to the buyer, and occupied homes attract investors rather than the families who drive Granada Hills prices. A negotiated move-out before listing usually nets more.
What disclosures are required when selling in Granada Hills?
California requires the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure report and lead paint disclosure for pre-1978 homes, plus the City of Los Angeles 9A report and retrofit compliance. Foothill sellers north of Rinaldi should disclose fire zone status and slope conditions, and anyone with an expanded home must disclose permit status for additions, ADUs and pools. Gated-pocket and condo sellers also deliver HOA documents.
What schools serve Granada Hills homes?
Granada Hills is served by LAUSD, and the standout is Granada Hills Charter High School, an independent charter that gives neighborhood residents enrollment priority, with Kennedy High School also serving the north. Elementaries include Granada, Van Gogh Charter, Haskell, El Oro Way Charter, Danube Avenue and Knollwood, and middle schools are Patrick Henry and Robert Frost. Private options nearby include St. Euphrasia, Chaminade and Sierra Canyon. Verify boundaries with LAUSD before writing an offer.
How long is the commute from Granada Hills to Downtown LA or the studios?
Granada Hills sits where the 118 meets the 405, with the 5 and 210 close by. Downtown Los Angeles runs 35 to 60 minutes, the Burbank and Universal studios 20 to 35 minutes via the 118 and 5, Warner Center 20 to 30 minutes, Santa Monica 45 to 75 minutes at peak and LAX 45 to 70 minutes. Metrolink's Ventura County Line stops at Northridge and Chatsworth.
Is Granada Hills a good investment?
Yes, particularly for buyers who want land inside city limits. Standard lots run 7,500 to 10,000 square feet and Old Granada Hills and Knollwood lots often reach 12,000 to 20,000, which supports ADUs and expansions, there is no Mello-Roos and almost no HOA, and the charter school pipeline keeps family demand steady. Liquidity is strongest for turnkey homes near the median; view estates take longer to resell.
Granada Hills vs Porter Ranch: which is better for buying or selling?
Porter Ranch offers gated, newer construction with HOA dues and Mello-Roos in the newer tracts, while Granada Hills offers older homes on bigger lots with no Mello-Roos and usually no HOA at a lower entry price. Sellers in Granada Hills compete on lot size, schools and value; sellers in Porter Ranch compete with new construction, which can cap resale pricing. Families who want the strongest public school pipeline usually land in Granada Hills.
Who is the best listing agent in Granada Hills?
James Malcom of The Malcom Group lists homes across Granada Hills and the northwest Valley from the Woodland Hills office at 6263 Topanga Canyon Blvd, 20 minutes down Balboa, with the Encino office at 17547 Ventura Blvd as a second base. Judge any agent on recent closed sales in the neighborhood, knowledge of the charter school boundaries, a pricing method built on the last 90 days of comparable closings, and marketing with photography, video and drone footage. Call (310) 595-0915.