Los Feliz real estate sits at the hillside end of Hollywood, where Griffith Park comes down to meet Vermont and Hillhurst and the streets fill with 1920s Spanish Revival, Mediterranean and storybook homes. It is one of the most expensive neighborhoods on the east side of Los Angeles, with a median sale price above $2.1 million per Redfin in mid 2026 and hillside estates in the Oaks and Laughlin Park trading well past $5 million. Living in Los Feliz attracts entertainment industry buyers, architects and families who want walkable streets, Griffith Park out the back door and a quick run to the Burbank studios. What makes it distinct is the combination of a real village core, protected hillside land and some of the finest residential architecture in the city. James Malcom represents buyers and sellers throughout Los Feliz, from condos on Los Feliz Boulevard to view estates above Cromwell Avenue.
Los Feliz Real Estate Market Overview
Per Redfin, the median sale price in Los Feliz was $2,140,255 for the three month period ending June 2026, up about 10 percent from a year earlier. The median price per square foot was $860, up roughly 3 percent year over year. Homes took a median of 46 days to sell, about 10 days longer than the prior year, and the average home sold at about 101 percent of list price.
Zillow puts the typical Los Feliz home value at $1,908,214 as of July 31, 2026, up 3.2 percent over the past year, with a median list price of $1,981,667; the gap versus Redfin reflects the many condos and small homes in the flats that Zillow counts. The direction of the Los Feliz real estate market is steady rather than frantic. Prices are rising modestly and inventory stays thin because long time owners rarely leave. The mix is roughly two thirds single family homes and one third condos and small multifamily. Price bands: entry level, meaning condos and small bungalows in the flats, runs roughly $700,000 to $1.3 million; the mid band of renovated 1920s and 1930s homes runs about $1.5 million to $3 million; the top band in the Oaks, Laughlin Park and the estate streets above Los Feliz Boulevard starts near $3.5 million and regularly reaches $6 million to $10 million and beyond. Market data last reviewed August 2026.
Homes for Sale in Los Feliz
Homes for sale in Los Feliz are almost entirely original construction from the 1910s through the 1950s. Below Los Feliz Boulevard you find Spanish Colonial Revival, Tudor and Craftsman homes on 5,000 to 8,000 square foot lots with original tile and wood floors. Above the boulevard the lots grow, the streets curve, and the houses become Mediterranean villas and midcentury post and beam homes on 10,000 to 30,000 square foot parcels with city and park views. Landmark homes include Frank Lloyd Wright’s Ennis House on Glendower Avenue and Richard Neutra’s Lovell Health House on Dundee Drive, and several streets carry Historic Preservation Overlay Zone protection that limits teardowns.
Condos and townhomes cluster along Los Feliz Boulevard, Vermont Avenue and Hillhurst Avenue, with HOA dues that typically run $400 to $800 a month. Single family homes generally carry no HOA, Laughlin Park and Los Feliz Estates are the only gated pockets, and new construction is rare. View lots along Glendower, Cromwell and Bonvue command clear premiums. When you search homes in Los Feliz CA, expect a few dozen active listings and strong competition for anything renovated and correctly priced.
Los Feliz Neighborhoods and Enclaves
Los Feliz Hills and the Oaks
The Oaks is the hillside district above Los Feliz Boulevard toward Griffith Park, with Glendower, Cromwell, Bonvue and Catalina winding past estates once owned by studio heads. Lots are private and views run from Downtown to the ocean on a clear day. Pricing starts around $3.5 million and climbs past $10 million for trophy properties.
Laughlin Park
Laughlin Park is a private, gated enclave off Los Feliz Boulevard near DeMille Drive, developed in the 1910s and home to a long roster of film industry names. Grand Mediterranean and Spanish homes sit on generous lots behind hedges. Inventory is extremely limited, and when a home does trade it typically lands between $5 million and $15 million.
Franklin Hills
Franklin Hills occupies the eastern hillside between Hyperion Avenue and the Shakespeare Bridge, bordering Silver Lake. It has a more relaxed, creative feel than the Oaks, with 1920s and 1930s homes stepping up narrow streets and midcentury houses on the ridges. Prices generally run $1.8 million to $4 million, with view lots at the top of the range.
Los Feliz Village and the Vermont and Hillhurst Corridors
The flats around Vermont and Hillhurst are the walkable heart of Los Feliz. Bungalows, small Spanish homes, fourplexes and condos sit within a few blocks of restaurants, the Vista Theatre and the Metro station. This is where first time buyers and condo buyers enter the neighborhood, with condos from about $700,000 and houses from roughly $1.4 million.
Little Armenia Border and the Southern Flats
South of Franklin Avenue toward Sunset Boulevard, Los Feliz blends into Little Armenia and East Hollywood. This is the most affordable pocket, with duplexes, small Craftsman homes and condos near the Vermont and Sunset Metro station. Homes here often sell between $1 million and $1.6 million, and it is the place to look for income property.
Schools in Los Feliz
Los Feliz is served by the Los Angeles Unified School District. Franklin Avenue Elementary, tucked into the hillside on Franklin Avenue, is the neighborhood elementary and is well regarded by local families. Los Feliz Charter School for the Arts is a popular public charter with an arts integrated program. Thomas Starr King Middle School on Fountain Avenue serves the area with several magnet programs, and John Marshall High School, the landmark Gothic campus on Tracy Street, is the assigned high school.
Private options are strong. Immaculate Heart High School and Middle School sits on the hillside at Franklin and Western and is one of the most respected all girls schools in the city. Verify boundaries with LAUSD and review GreatSchools before buying, since attendance zones can differ street by street.
Lifestyle: Parks, Dining and Things to Do
Griffith Park, more than 4,000 acres at the end of the street, is the reason many people choose Los Feliz. Residents hike from Fern Dell to the Griffith Observatory before work, run the Vermont Canyon trails and walk to the Greek Theatre for summer concerts. Barnsdall Art Park adds Frank Lloyd Wright’s Hollyhock House and a weekly farmers market.
Dining centers on two corridors. Vermont Avenue between Franklin and Hollywood has the Vista Theatre, restored as a single screen movie house, along with Skylight Books, Fred 62 and the House of Pies. Hillhurst Avenue runs a few blocks east with Little Dom’s, Messhall Kitchen, Kismet and the Dresden Room, a neighborhood institution for decades. The Los Feliz Village Street Fair is the neighborhood’s annual gathering.
Commute and Location
The 5 Freeway is reachable via Los Feliz Boulevard in about five minutes, and the 101 is a short drive down Vermont or Western. The Burbank studios are 15 to 20 minutes away over Los Feliz Boulevard or via the 5 and 134. Downtown Los Angeles is roughly 15 to 20 minutes via the 101 or Sunset. Hollywood is 10 minutes west, Santa Monica runs 40 to 60 minutes depending on the hour, LAX is typically 35 to 50 minutes, and Warner Center is about 40 minutes via the 101 outside of peak.
Transit is a genuine option. The Metro B Line has two stations on the southern edge, Vermont/Sunset and Vermont/Santa Monica, with trains to Hollywood, Universal City, North Hollywood and Downtown. Walkability in the flats is excellent, so many village residents manage with one car.
Who Buys in Los Feliz and Why
Entertainment professionals, from showrunners to editors, choose Los Feliz for the short commute to Burbank and Hollywood. Architecture minded buyers come for the Spanish, Tudor and midcentury housing stock. Young families move up from Silver Lake and Echo Park for the schools and the park, and investors focus on Vermont and Hillhurst, where rental demand stays strong.
Compared with neighbors, Los Feliz sits above Silver Lake on price, with larger homes, more formal architecture and a quieter hillside character, while Silver Lake offers more midcentury modern and a denser scene around the reservoir. Against Hollywood proper, Los Feliz is calmer and more residential, though Hollywood Hills view homes compete with the Oaks for the same buyers. Hancock Park offers a similar 1920s estate feel on flat streets with larger lots, but without park access or views. Our buyer resources are a good place to start.
Selling a Home in Los Feliz
What sells fastest is a restored 1920s or 1930s house on a flat street between Franklin Avenue and Los Feliz Boulevard, priced honestly, with original details preserved and kitchen and baths updated. Turnkey hillside homes with views also move quickly, while unrenovated estates can sit for months. Buyers here pay for character, so preserving original tile, wood windows and period hardware matters.
Pricing is critical. Los Feliz buyers watch every comparable, and homes priced at or slightly below market draw multiple offers and close above list, while overpriced listings lose their first two weeks and then need reductions. Seasonally, late February through June produces the most buyers, September and October form a second window, and the holidays are quiet. See our guide to the best time to sell in Los Angeles.
James markets Los Feliz listings with professional architectural photography, drone imagery for view properties, video walkthroughs, staging guidance suited to the era of the house, and targeted digital campaigns aimed at entertainment and architecture focused buyers. Review our seller services, see our sold listings, or request a free home valuation to learn what your Los Feliz home would sell for today.
Why Work With James Malcom in Los Feliz
Los Feliz real estate rewards street level knowledge. Knowing which blocks carry HPOZ protections, which hillside lots have geology reports on file, and which condo buildings have healthy reserves is the difference between a good deal and an expensive lesson. As a Los Feliz realtor, James Malcom brings that knowledge along with a record of pricing homes to draw competing offers and negotiating hard for buyers in multiple offer situations. The Malcom Group’s Hollywood office at 6200 Hollywood Blvd, Los Angeles 90028 is less than ten minutes from Los Feliz Village. Read our client testimonials or contact us to talk through your plans.
Los Feliz Real Estate FAQ
Is Los Feliz a good place to live?
Yes. Los Feliz offers something rare in Los Angeles: a walkable village with restaurants and a historic theater, one of the largest city parks in the country at the end of the street, and protected streets of 1920s architecture. Commutes to Burbank and Downtown are short, and the community is stable and long tenured.
How much does a house cost in Los Feliz?
Per Redfin, the median sale price in Los Feliz was about $2.14 million as of June 2026, with a median of $860 per square foot. Condos start around $700,000, small houses in the flats begin near $1.4 million, renovated period homes run $1.8 million to $3 million, and hillside estates in the Oaks and Laughlin Park generally trade from $3.5 million to well past $10 million.
Is Los Feliz expensive?
Yes, Los Feliz is one of the more expensive neighborhoods on the east side of Los Angeles, priced above Silver Lake, Echo Park and Hollywood proper, though below Beverly Hills, Brentwood and the prime Westside. You pay for architecture, views and park access. Condos on Vermont and Hillhurst offer a more attainable entry point.
What are property taxes like in Los Feliz?
Under Proposition 13, property taxes in Los Feliz are based on 1 percent of the purchase price plus local voter approved assessments and bonds, which typically bring the effective rate to roughly 1.2 to 1.25 percent of assessed value in this part of Los Angeles. There are no Mello-Roos districts in Los Feliz because the neighborhood was built out long before those financing tools existed.
What are the best neighborhoods in Los Feliz?
It depends on what you want. The Oaks and Laughlin Park are the prestige addresses with estates and views. Franklin Hills offers hillside character with a creative feel near Silver Lake. The flats between Franklin Avenue and Los Feliz Boulevard are best for families who want walkable streets and Franklin Avenue Elementary. Los Feliz Village along Vermont and Hillhurst is best for condo buyers and anyone who wants restaurants and the Metro within walking distance.
Is Los Feliz a buyer’s or seller’s market right now?
As of mid 2026 it leans toward sellers for well priced, renovated homes, which still sell at about 101 percent of list per Redfin, but it is more balanced than it was two years ago. Days on market have stretched to a median of 46, buyers are selective at the top end, and overpriced listings sit. Buyers have more room to negotiate on homes that have sat for more than a month.
How do I find a realtor in Los Feliz?
Look for a Los Feliz real estate agent with recent closed transactions in the neighborhood, familiarity with hillside issues and HPOZ rules, and a clear marketing plan for period homes. Ask to see sold examples and read client reviews. James Malcom works Los Feliz from The Malcom Group’s Hollywood office and is happy to walk you through comparables, timing and strategy at no obligation.
Thinking about buying or selling in Los Feliz? Call James Malcom at (310) 595-0915 or request a free home valuation.
More Los Feliz seller questions
What do I need to do before selling a home in Los Feliz?
Los Feliz is inside 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. Hillside sellers should locate any geology reports on file and address drainage and retaining walls, and HPOZ sellers should confirm exterior work was approved. Preserve original tile, wood windows and hardware in your prep; buyers here pay for them. James Malcom runs this list at (310) 595-0915.
Does Measure ULA apply to home sales in Los Feliz?
Yes. Los Feliz, including the Oaks, Laughlin Park, Franklin Hills and the Village, is inside the City of Los Angeles, so Measure ULA applies to sales at or above the annually adjusted thresholds and is charged on the entire price, on top of the regular city and county transfer taxes. Many renovated period homes and nearly all hillside estates clear the first threshold, so build it into your net sheet. Confirm current thresholds with James before pricing.
How long does it take to sell a house in Los Feliz?
A restored 1920s or 1930s house on a flat street between Franklin Avenue and Los Feliz Boulevard, priced at or slightly below market, typically draws multiple offers in the first two weeks and closes above list after a 30 to 45 day escrow. Turnkey hillside view homes also move quickly. Unrenovated estates and overpriced listings lose their first two weeks and then need reductions, which stretches the timeline to months.
What is the best month to list a house in Los Feliz?
Late February through June produces the most buyers, driven by families planning around Franklin Avenue Elementary and Immaculate Heart and by entertainment professionals settling before summer production schedules. September and October form a second window. The holidays are quiet, and inventory stays thin year-round because long-time owners rarely leave.
Should I renovate before selling in Los Feliz?
Update kitchens, baths and systems, and leave the character alone. Buyers pay for original tile, wood windows and period hardware, so a respectful refresh outperforms a modern gut job on a Spanish Revival or Tudor. On HPOZ streets, exterior changes need review, and on hillside lots, resolved drainage and geology issues matter more than finishes. James will tell you which projects pay back on your street.
Can I sell a house with tenants in Los Feliz?
Yes. Single-family homes and condos generally fall under California statewide just-cause rules, while the fourplexes, duplexes and older apartment buildings along Vermont, Hillhurst and the southern flats are usually covered by the LA Rent Stabilization Ordinance with relocation requirements. Investors buy occupied income property on Vermont and Hillhurst on the numbers; end users pay the premium for vacant period homes. Choose your buyer pool before you list.
What disclosures are required when selling in Los Feliz?
California requires the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure report and lead paint disclosure for pre-1978 homes, which covers nearly every house here, plus the City of Los Angeles 9A report and retrofit compliance. Hillside sellers should disclose fire zone status, slope, drainage and any geology reports, and HPOZ sellers should disclose the overlay. Laughlin Park and Los Feliz Estates sellers deliver gate and HOA documents, and condo sellers provide reserves and litigation disclosures.
Does fire zone status affect selling a home in the Los Feliz hills?
Yes above Los Feliz Boulevard. The Oaks, Glendower, Cromwell, Bonvue and the streets bordering Griffith Park sit in Very High Fire Hazard Severity Zones, and buyers ask about insurance availability before they ask about the view. Sellers should have brush clearance records and an insurance quote path ready. The flats between Franklin Avenue and Los Feliz Boulevard and the Village are generally outside the zone.
What schools serve Los Feliz homes?
Los Feliz is served by LAUSD, with Franklin Avenue Elementary as the neighborhood school, Los Feliz Charter School for the Arts as a popular public charter, Thomas Starr King Middle School with several magnets, and John Marshall High School on Tracy Street. Immaculate Heart High School and Middle School at Franklin and Western is the standout private option. Attendance zones differ street by street, so verify with LAUSD before buying.
How long is the commute from Los Feliz to Burbank or Downtown?
The Burbank studios are 15 to 20 minutes over Los Feliz Boulevard or via the 5 and 134, Downtown Los Angeles 15 to 20 minutes via the 101 or Sunset and Hollywood 10 minutes west. Santa Monica runs 40 to 60 minutes and LAX 35 to 50 minutes. The Metro B Line stations at Vermont/Sunset and Vermont/Santa Monica reach Hollywood, Universal City, North Hollywood and Downtown, and many Village residents manage with one car.
Los Feliz vs Silver Lake: which is better for buying or selling?
Los Feliz sits above Silver Lake on price with larger homes, more formal 1920s architecture and a quieter hillside character, while Silver Lake offers more mid-century modern, smaller lots and a denser scene around the reservoir. Both are City of Los Angeles with the same transfer tax rules. Sellers in Los Feliz reach move-up families and architecture buyers; sellers in Silver Lake reach a younger, design-driven pool that pays for views over square footage.
Who is the best listing agent in Los Feliz?
James Malcom of The Malcom Group lists homes across Los Feliz, from Village condos to Oaks estates, from the Hollywood office at 6200 Hollywood Blvd, less than ten minutes from Los Feliz Village. Judge any agent on recent closed sales in period homes, knowledge of which blocks carry HPOZ protection and which hillside lots have geology reports on file, a record of pricing to draw competing offers, and architectural photography with drone imagery for view properties. Call (310) 595-0915.