Living in North Hills: A 2026 Guide to the Former Sepulveda, Its Homes, Schools and Commute
North Hills is one of those Valley neighborhoods many Angelenos have driven through on the 405 without realizing it. It sits in the north-central San Fernando Valley, between Northridge and Panorama City, and for most of the 20th century it was called Sepulveda. Today it is a mix of 1950s tract homes, apartment corridors and a large VA medical campus, and it draws many first-time buyers who want a house in the Valley without Northridge or Granada Hills prices. This guide covers the history behind the name, the housing, the schools, the commute and what to look for when buying or selling here.
From Sepulveda to North Hills
The area began as farmland known as Mission Acres, and it took the name Sepulveda from the Californio Sepúlveda family, whose name is also on the boulevard that runs through it. It stayed mostly rural into the 1940s.
Before the 405 was built, Sepulveda Boulevard was one of the main highways through the Valley, and motels lined it. The Good Knight Inn, which began construction in 1945, is one of the survivors from that era. After World War II the orchards and fields gave way to housing. Tract building took off in the 1950s, and apartment construction grew in the 1960s.
In 1991, residents of the western half of Sepulveda voted to break off and take the name North Hills. The city then renamed the eastern half North Hills as well, and the Sepulveda name dropped off the map. Older documents, title records and some longtime residents still use it, so do not be surprised to see "Sepulveda" on an old permit or deed.
Where North Hills is
North Hills is a neighborhood of the City of Los Angeles, ZIP code 91343. The official neighborhood council boundaries run from Bull Creek on the west to the Pacoima Wash on the east, between Roscoe Boulevard on the south and Lassen Street on the north. Local issues are handled by two neighborhood councils, North Hills West and North Hills East.
Neighbors include Northridge to the west, Granada Hills and Mission Hills to the north, Panorama City to the east and Van Nuys to the south. The line with Northridge has moved: since 2012, the Woodley Hill area that used to be counted as North Hills has officially been part of Northridge. Some maps, including the LA Times' Mapping L.A. project, draw North Hills with wider boundaries, so you may see it described differently depending on the source.
The VA campus
The largest single feature in North Hills is the former Sepulveda VA Hospital, which opened in 1955 on a 160-acre site. Today it operates as the Sepulveda Ambulatory Care Center, providing outpatient and residential care for veterans across the San Fernando Valley. For veterans moving to the area, being close to it can be a real convenience. It is also a significant local employer, and the campus's open land gives that part of the neighborhood a different feel from the dense blocks along Sepulveda Boulevard.
The housing stock
North Hills is mostly mid-century housing. According to census data cited for the neighborhood, very little was built before 1940, and roughly a third of today's buildings date from 1940 to 1959. Most single-family homes are single-story ranch houses on standard Valley lots, often with three bedrooms and a garage. Many have been added onto or remodeled over the years.
Apartment buildings, many from the 1960s, are concentrated along the main boulevards, including Sepulveda, Roscoe, Plummer and Parthenia, and around the 405. There are also some condos and townhomes. The result is a neighborhood where the feel can change block by block: interior tract streets can be quiet and residential, while streets close to Sepulveda or the freeway carry more traffic and noise.
What to check in an older North Hills house
- Sewer lateral. Many original clay or cast-iron sewer lines are past their expected life. A camera inspection is inexpensive and common.
- Electrical. Older panels and partially updated wiring show up often in houses from the 1950s.
- Foundation bolting. The 1994 Northridge earthquake was centered a few miles away, and many homes were repaired afterward. Confirm what work was done and whether it was permitted.
- Permit history. Added bedrooms, enclosed patios and garage conversions are common. Compare the LADBS records with the house as it stands.
ADUs and investment property
Many North Hills lots have backyard space that can work for a detached ADU or a garage conversion, and state law has made them easier to permit across Los Angeles. As with any lot, easements, utility locations and the position of the existing house can limit what fits, so a feasibility review during escrow is worth the time.
Investors look at North Hills for its apartment stock and its relatively central location. Keep two Los Angeles rules in mind:
- Many rental buildings in the city built before October 1978 fall under the Rent Stabilization Ordinance, which limits annual rent increases and governs evictions.
- Many older wood-frame apartment buildings with tuck-under parking are subject to the city's mandatory soft-story retrofit program. Confirm whether the work has been done and signed off.
Schools
North Hills is in Los Angeles Unified. Most public school students attend Sepulveda Middle School, while students west of Woodley Avenue are assigned to Holmes Middle School. For high school, students attend James Monroe High School. Valor Academy High School is a charter option in the neighborhood.
Private schools in North Hills include Los Angeles Baptist, Our Lady of Peace, North Hills Prep and Valley Presbyterian. Bishop Alemany High School, a private Catholic high school, is just north in Mission Hills. Assignments go by exact address, so check LAUSD's Resident School Identifier for any home you are considering, and keep in mind that magnet applications through LAUSD's eChoices system are due in the fall for the following school year.
Parks, shopping and daily life
Parks are one of the neighborhood's weaker points. As of 2024, North Hills Community Park, at just under four acres, was the only proper recreation park inside the neighborhood's boundaries. The Mid-Valley Regional Branch Library sits on a former recreation center site, and the larger Sepulveda Recreation Center is just outside the boundary in Panorama City. Buyers who want trails and open space often drive north to O'Melveny Park in Granada Hills or south to the Sepulveda Basin.
Daily errands mostly happen along Sepulveda, Roscoe and Devonshire, and in the shopping centers of neighboring Northridge, Granada Hills and Panorama City. Cal State Northridge is a short drive west, which makes North Hills a practical choice for CSUN staff and for families with students there.
Getting around
The 405 runs right through North Hills, which is the neighborhood's biggest commuting advantage. It is a straight shot south to the Sepulveda Pass and the Westside, and north to the 118 and the 5. Sepulveda Boulevard is the main north-south surface street. Metrolink stations in Northridge and Van Nuys are a short drive away for trains toward downtown and Ventura County.
The freeway is also the main downside. Homes close to the 405 can deal with more noise and air quality concerns, so it is worth spending time at a house at different times of day before you buy.
How North Hills compares
| Neighborhood | Typical housing | What buyers often weigh |
|---|---|---|
| North Hills | 1950s ranch homes, 1960s apartments | Entry price, 405 access, VA campus nearby |
| Northridge | Ranch homes, some larger lots and horse-zoned areas | CSUN, Porter Ranch and Granada Hills edges, higher prices |
| Granada Hills | Mid-century homes, Eichlers, golf-course area | Granada Hills Charter, foothill parks, higher prices |
| Panorama City | Postwar planned community, apartments | Often similar or lower entry prices |
| Van Nuys | 1940s–50s homes, many apartments | Civic center, airport, future light rail |
For more context, see the San Fernando Valley housing market comparison and the Van Nuys guide.
Tips for buyers
- Pick your side of the 405. The west and east halves of North Hills can feel quite different street to street.
- Check the school assignment by address. Middle school assignment changes at Woodley Avenue.
- Visit at rush hour. Streets near Sepulveda, Roscoe and the freeway change character during commute times.
- Look into ADU potential early. If you want a rental unit or family space, get the lot reviewed during escrow.
Tips for sellers
- Know your permit history. Buyers' inspectors and appraisers often catch unpermitted additions.
- Highlight what is updated. In a neighborhood of 1950s houses, a newer sewer line, panel, roof or windows can matter as much as a new kitchen.
- Price from the right comparables. A quiet interior street and a house backing to a busy boulevard can sell very differently. Start with a home valuation based on recent nearby sales.
Browse current North Hills listings, or visit the North Hills area page for live market numbers.
Frequently asked questions
Why do some documents say Sepulveda instead of North Hills?
The neighborhood was called Sepulveda until 1991, when residents of the western half voted to become North Hills and the city renamed the eastern half to match. Older permits, deeds and maps often still use the old name.
Is North Hills part of Northridge?
No. They are neighboring City of Los Angeles neighborhoods. Since 2012, the Woodley Hill area, once counted as North Hills, has been officially part of Northridge.
What high school serves North Hills?
Most public students attend James Monroe High School. Valor Academy High is a charter option, and Bishop Alemany High, a private Catholic school, is just north in Mission Hills.
Is Bishop Alemany in North Hills?
No. Bishop Alemany High School is in Mission Hills, just north of North Hills, though many North Hills families consider it.
How old are most homes in North Hills?
Most single-family homes date from the 1950s, with many apartment buildings from the 1960s. Very little housing in North Hills was built before 1940.
Is North Hills a good fit for a first-time buyer?
Many first-time buyers look here because entry prices are often lower than in Northridge or Granada Hills and the 405 makes commuting easier. Older houses can need updates, so a thorough inspection is important.