Highland Park at a glance
Highland Park is the historic and commercial center of Northeast Los Angeles, a large neighborhood of bungalow streets and hillsides along the Arroyo Seco that was one of the first suburbs annexed to the city in the 1890s. Figueroa Street runs through the middle as the historic main street, lined with early-twentieth-century commercial buildings, the Highland Park Theatre, the Highland Park Bowl and a dense stretch of restaurants, bars and shops, and York Boulevard parallels it to the north with its own strip of cafes, restaurants, boutiques and nightlife. The Metro A Line runs along Marmion Way with stations at Highland Park (Avenue 57) and Southwest Museum.
Homes and architecture in Highland Park
Highland Park has the largest concentration of Craftsman bungalows in Los Angeles, alongside Victorians, Spanish Revival homes and a broad mix of hillside housing. The flat streets between Figueroa Street and the Arroyo and between York Boulevard and the Mount Washington slope were subdivided between the 1890s and the 1920s, and the homes are mostly one-story and airplane bungalows with deep porches, exposed rafter tails, river rock foundations and built-ins, interspersed with Queen Anne and folk Victorian houses on the oldest blocks and Spanish Revival and Tudor cottages from the 1920s. Bungalow courts and duplexes from the same era are common near Figueroa and York.
Streets, pockets and enclaves
Highland Park's most sought-after pockets are the intact Craftsman streets inside the HPOZ between York Boulevard and Figueroa Street, the hillside view streets toward Mount Washington, the Mount Angelus and Poppy Peak slopes near the Pasadena line, and Garvanza in the northeast corner. The neighborhood is large enough that each pocket has its own buyer and its own price level, and the distance from York or Figueroa, the freeway and the rail line all factor in.
- York Boulevard flats: Avenue 50 through Avenue 56 between York and Figueroa, the core of the HPOZ bungalow streets, walkable to both corridors and the most consistently in demand
- Mount Angelus and Poppy Peak: the hillside pocket in the northeast toward Pasadena and Eagle Rock, with larger view homes and quiet streets
- Garvanza: the historic northeast corner on the Pasadena and South Pasadena line, covered on its own page
- Monte Vista and Aldama streets: long residential streets between Figueroa and the Mount Washington slope with intact bungalows near Aldama Elementary
Schools
Highland Park is served by LAUSD, with Benjamin Franklin High School on North Avenue 54 as the comprehensive high school, Luther Burbank Middle School on Monte Vista Street for the middle grades, and elementary schools including Aldama Elementary, Monte Vista Street Elementary, Yorkdale Elementary, Buchanan Street Elementary, Garvanza Elementary, Bushnell Way Elementary and San Pascual Avenue Elementary across the neighborhood's different pockets. Several charter and magnet programs operate in and around Highland Park.
Parks, dining and daily life
Daily life in Highland Park revolves around York Boulevard and Figueroa Street, two of the most active neighborhood commercial corridors in the eastern half of the city. York has coffee shops, restaurants, bars, vintage and design stores, a bookstore and a farmers market, and Figueroa has the restored Highland Park Bowl, the Highland Park Theatre, longtime Mexican restaurants, bakeries and markets, newer restaurants and bars, and the neighborhood's civic buildings. Both corridors are walkable from most of the flats.
Commute and getting around
Highland Park is one of the best-connected neighborhoods in Northeast Los Angeles, with two Metro A Line stations, the Arroyo Seco Parkway and walkable commercial corridors. The A Line stations at Highland Park (Avenue 57) and Southwest Museum connect to Chinatown, Union Station and Downtown in one direction and to South Pasadena, Pasadena and Azusa in the other. The Arroyo Seco Parkway (the 110) runs along the Arroyo with on-ramps at Avenue 43, Avenue 52 and Avenue 60, and the 134 is reachable through Eagle Rock.
Who buys in Highland Park and why
Buyers in Highland Park are predominantly creative professionals, young families and move-up buyers from the Eastside who want Craftsman character, walkable corridors and rail access without Silver Lake or Los Feliz prices. Many work in entertainment, design, tech, education and healthcare, commute Downtown or to Pasadena and Burbank, and value York and Figueroa as much as the houses themselves. First-time buyers compete for the smaller bungalows, and buyers from the Westside and out of state arrive because of the neighborhood's reputation.
Selling a home in Highland Park
Homes that sell fastest in Highland Park are restored Craftsman and Spanish bungalows on the HPOZ streets between York and Figueroa, hillside homes with views and updated systems, and properties with a permitted ADU or an obvious ADU site. Buyers here pay for authenticity, so preserved woodwork, windows, built-ins and porches paired with an updated kitchen, bathrooms and systems reliably draw multiple offers. Walkability to York or Figueroa and proximity to the A Line are consistent premiums.
Homes that sit are usually those with unreviewed exterior changes inside the HPOZ, remodels that stripped original character, unpermitted additions that block financing, locations directly on Figueroa, York or near the Arroyo Seco Parkway priced without an adjustment, hillside homes with retaining wall or drainage concerns, and tenant-occupied properties without a clear plan. Overpricing on the strength of the neighborhood's reputation rather than the specific street and condition is the most common reason a Highland Park listing stalls.
Preparation that matters locally starts with the LADBS 9A report and, for homes inside the HPOZ, a review of what exterior work was approved. Gather any Certificate of Appropriateness or Conforming Work approvals, any Mills Act contract and any historic survey information. Older bungalows benefit from a pre-listing inspection, a sewer line scope, foundation bolting records and electrical panel documentation. Hillside sellers should document retaining walls, drainage and decks. Second units need their permit and rent-stabilization status confirmed. Seismic gas shut-off valves, smoke and carbon monoxide alarms and water conservation retrofits are required citywide.
Timing in Highland Park follows the broader Eastside calendar, with the deepest buyer pool from late winter through early summer and a second window after Labor Day. The neighborhood's mature trees and gardens make spring the most photogenic season, and hillside views are sharpest on clear days after winter rain. Because demand is steady year-round, a well-prepared home can sell in any season, but spring brings the most competition among buyers.
Buying in Highland Park
Competition is strongest for restored bungalows on the York and Figueroa flats and for view homes, which routinely receive multiple offers, while homes needing work, boulevard-adjacent properties and homes with permit issues give buyers more leverage. A clean, well-financed offer with realistic contingencies and respect for the seller's timing is the most reliable approach. James Malcom can walk you through the HPOZ, the Mills Act and how Highland Park compares with Eagle Rock, Mount Washington and Glassell Park.
Historic preservation rules in Highland Park
A large portion of Highland Park is inside the Highland Park-Garvanza Historic Preservation Overlay Zone, which means exterior changes visible from the street on most homes within it require review by the HPOZ board and the City's Office of Historic Resources before permits are issued. For sellers, that means disclosing HPOZ status, being prepared to show that past exterior work was approved, and understanding that windows, siding, roofing materials, porches, fences and additions are all subject to review. Interior remodeling, paint color and ordinary maintenance are generally not restricted, and homes on the outer hillsides and boulevards outside the HPOZ boundary are not affected.
HPOZ status helps value in Highland Park more than it hurts, because the buyers who choose this neighborhood want the protected streetscapes and pay more for homes with original detail, while discounting homes where that detail was removed. Contributing structures may qualify for a Mills Act contract, which reduces property taxes in exchange for a commitment to maintain the historic character, and an existing contract transfers to the buyer. The main risk is unreviewed past work, which can require correction or retroactive approval, so James Malcom recommends identifying and addressing it before listing rather than during escrow.
Highland Park seller and buyer questions
Is Highland Park a good place to live?
Yes, for buyers who want Craftsman and Spanish Revival housing, two walkable commercial corridors on York Boulevard and Figueroa Street, Metro A Line access and a central position in Northeast LA close to Downtown and Pasadena. It is one of the most active and sought-after neighborhoods in the eastern half of the city.
How much does a house cost in Highland Park?
Highland Park trades at the mid level for Northeast Los Angeles and around the citywide middle for the City of Los Angeles, below Eagle Rock, Mount Washington and South Pasadena and above Cypress Park, Lincoln Heights and El Sereno. Small bungalows needing work and boulevard-adjacent homes form the entry tier, restored bungalows on the HPOZ flats trade in the middle to upper range, and hillside view homes and larger restored homes in Garvanza and Mount Angelus set the top. James Malcom will send current closed comps for your street on request.
Is Highland Park expensive?
Highland Park is moderately priced for Los Angeles and sits around the citywide middle, but it has become one of the more expensive neighborhoods in Northeast LA after two decades of rising demand. It remains more affordable than Silver Lake, Los Feliz, Eagle Rock and South Pasadena, while costing more than most of its neighbors to the south and west.
What is Highland Park known for?
Highland Park is known for its Craftsman bungalows, the Highland Park-Garvanza HPOZ, the restaurants, bars and shops along York Boulevard and Figueroa Street, the Highland Park Bowl and Highland Park Theatre, the Southwest Museum, the Lummis Home and Heritage Square Museum. It is also known as the center of Northeast LA's transformation over the last two decades and as one of the most visible examples of gentrification and neighborhood change in the city.
What are the best streets or pockets in Highland Park?
The HPOZ bungalow streets between York Boulevard and Figueroa Street, roughly Avenue 50 through Avenue 56, are the most consistently in demand for their intact Craftsman housing and walkability. Mount Angelus and Poppy Peak offer larger hillside homes near the Pasadena line, Garvanza offers the oldest and most historic streets, and the Mount Washington slope above Marmion Way offers views.
What schools serve Highland Park?
Highland Park is served by LAUSD, including Benjamin Franklin High School, Luther Burbank Middle School and elementary schools such as Aldama, Monte Vista Street, Yorkdale, Buchanan Street, Garvanza, Bushnell Way and San Pascual Avenue, along with several charter and magnet programs. Parochial and private options are in Highland Park, South Pasadena and Pasadena. Confirm the current boundary for a specific address with LAUSD, since the neighborhood spans several zones.
Is Highland Park safe?
Highland Park is a large, mixed urban neighborhood where safety varies by block, and most residential streets, especially inside the HPOZ and on the hillsides, are quiet. It is patrolled by the LAPD Northeast Division, and the LAPD crime mapping tool and the City's open data portal let you review recent incidents near a specific address.
How long does it take to sell a house in Highland Park?
A restored, correctly priced home in Highland Park typically draws offers within the first one to three weeks, and well-presented bungalows on the York and Figueroa flats and hillside view homes often go quickly with multiple offers. Homes with HPOZ compliance questions, unpermitted work, boulevard or freeway adjacency or overpricing take longer and usually require an adjustment. James Malcom can show you what comparable homes on your street actually did.
What is the best time of year to sell in Highland Park?
Late winter through early summer is the strongest listing window in Highland Park, with the deepest buyer pool from roughly February through June and a second active period after Labor Day. Spring is the most photogenic season for the neighborhood's trees and gardens, and hillside views are sharpest after winter rain.
Does Measure ULA apply to home sales in Highland Park?
Yes. Highland Park is inside the City of Los Angeles, so Measure ULA applies to sales above the annually adjusted thresholds, with the tax charged on the entire price once a threshold is crossed. Confirm the current thresholds with James Malcom or your tax advisor before pricing.
What do I need to do before selling a home in Highland Park?
Before selling in Highland Park you need the LADBS 9A report, working smoke and carbon monoxide alarms, a seismic gas shut-off valve, water conservation retrofits and the standard California disclosures. Locally, disclose HPOZ status and gather records of approved exterior work, document any Mills Act contract, verify permits for additions and second units, confirm rent-stabilization status for occupied units, and consider a pre-listing inspection, sewer scope and foundation review on a century-old home.
Should I renovate before selling in Highland Park?
Restore rather than renovate. Highland Park buyers pay for original Craftsman and Spanish detail, so refinishing wood, repairing original windows, restoring porches and updating kitchens and baths in a period-appropriate way reliably pay back, while gut remodels that strip character can hurt value and may violate HPOZ rules on the exterior. James Malcom will tell you which items matter for your specific home.
What is Highland Park like compared to Eagle Rock and Silver Lake?
Highland Park is livelier and less expensive than Eagle Rock, with more restaurants and nightlife, rail access and a larger stock of Craftsman bungalows, while Eagle Rock is quieter, more family-oriented and has better-known schools. Compared with Silver Lake, Highland Park offers similar architecture and a similar creative buyer pool at a lower price, with the A Line and the HPOZ as distinguishing features and a longer commute to the Westside.
Who is the best listing agent in Highland Park?
James Malcom of The Malcom Group lists homes across Northeast LA from the Hollywood office and understands how Highland Park's HPOZ flats, hillside pockets, Garvanza and boulevard multifamily price differently. Judge any agent on whether they know the HPOZ review process and pull permit history before pricing, how they market original detail to the right buyer pool, and whether they can show you closed comps on your street rather than neighborhood averages. Call (310) 595-0915 for a listing consultation.
Does the HPOZ hurt or help my home's value in Highland Park?
The HPOZ helps value in Highland Park for homes with intact historic exteriors, because buyers here seek the protected streetscapes and pay a premium for authenticity, and it discourages the incompatible neighboring development that can hurt a block. It can complicate a sale when past exterior changes were made without review, and it limits quick-flip remodels.
Can I get a Mills Act contract on a home in Highland Park?
Possibly. Contributing structures inside the Highland Park-Garvanza HPOZ and individually designated Historic-Cultural Monuments may be eligible for a Mills Act contract with the City of Los Angeles, which reduces property taxes in exchange for a commitment to maintain and restore the historic character of the home. James Malcom can point you to the current program requirements.
Nearby neighborhoods
Compare Highland Park with
All Northeast Los Angeles neighborhoods · Full Los Angeles directory