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Glendale covers about 30 square miles, from the flats along the 5 freeway and the Los Angeles River up through the San Rafael Hills and Verdugo foothills to Montrose, and the neighborhoods change a lot along the way. Downtown is high-rise apartments and Brand Boulevard; a few miles north it is 1920s houses on hillside streets.
Gary Jacobs narrows Glendale by neighborhood first, then checks for the hillside fire zone and the city's historic districts, which together shape insurance costs and how much a house can be changed.
The land was Rancho San Rafael, granted to José María Verdugo in 1784 and divided by the courts in 1871. Glendale incorporated on February 15, 1906, the same year Forest Lawn opened. Leslie Brand, the booster who built the El Miradero mansion that now houses the Brand Library, partnered with Henry Huntington to bring the Pacific Electric Red Cars to town in 1904, and Brand Boulevard still carries his name. Grand Central Air Terminal opened in 1929 and was the city's largest employer before it closed in 1959; its terminal building survives on Disney's Grand Central Creative Campus.
Downtown has changed the most, with the Glendale Galleria (1976), the Americana at Brand (2008) and a wave of apartment towers since the 2010s. Glendale is also home to one of the largest Armenian American communities in the country. North of the 134, Rossmoyne, Verdugo Woodlands and Chevy Chase Canyon hold the 1920s and '30s houses, and Montrose has a small-town shopping street on Honolulu Avenue. Five neighborhoods are city historic districts: Rossmoyne, Royal Boulevard, Ard Eevin Highlands, Cottage Grove and Brockmont Park. Glendale Unified runs Glendale, Hoover, Crescenta Valley and Clark Magnet high schools, and Glendale Water and Power supplies the city. Buyers here often compare Burbank, Eagle Rock, La Cañada Flintridge and Pasadena.
Market Snapshot
Live MLS numbers for Glendale, refreshed every night. The Free Market Report box lower on the page uses the same figures.
Homes, townhomes and condos (no rentals) from the MLS. These numbers refresh every night as listings go active, pending or sold. Last updated Oct 29, 2026 at 11:04 pm.
Absorption rate shows how fast homes are selling. It takes the homes for sale today and divides them by the number of homes that sold per month over the last 12 months.
The answer is how many months it would take to sell every home on the market if no new listings came up. Under about 4 months usually means a seller’s market, 4 to 6 months is balanced, and over 6 months favors buyers.
Right now about 24% of the homes for sale in Glendale are selling each month.
See the full Glendale market report →
Based on 657 sales in the last 12 months. Charts cover the last 8 full quarters. Source: CSMAR MLS and its data-share MLSs. Information deemed reliable but not guaranteed.
Glendale Unified serves the city and unincorporated La Crescenta. Its comprehensive high schools are Glendale High, Hoover High and Crescenta Valley High; Clark Magnet High admits students by application. Middle schools include Wilson, Toll, Roosevelt and Rosemont. Assignment is by address, so confirm a specific home with the district.
The foothill and canyon neighborhoods along the Verdugo Mountains and San Rafael Hills, including much of Chevy Chase Canyon, Glenoaks Canyon and the upper streets of Verdugo Woodlands, include areas mapped as Very High Fire Hazard Severity Zones. Expect annual brush clearance inspections from the Glendale Fire Department and, often, a harder search for homeowners insurance. Buyers in the hills usually get a quote early in escrow.
Glendale's historic district program began in 2006, and the five districts are Rossmoyne, Royal Boulevard, Ard Eevin Highlands, Cottage Grove and Brockmont Park. Exterior changes to homes in them generally go through the city's historic preservation review, following each district's design guidelines. Individually listed homes on the Glendale Register may also qualify for Mills Act property tax savings.
Glendale does not have a local rent cap; many units fall under California's statewide cap (AB 1482). The city's Rental Rights Program adds just-cause eviction rules and relocation assistance, which in older multi-unit buildings can be triggered by large rent increases as well as no-fault evictions. Investors should review the current program rules with the city before buying.
Partly. The Montrose shopping district on Honolulu Avenue and much of the surrounding area are in the City of Glendale, while neighboring La Crescenta is unincorporated Los Angeles County. Both are served by Glendale Unified and Crescenta Valley High, but county addresses follow county zoning and services, so check the jurisdiction on the tax bill.
Glendale sits where the 134, the 2, the 5 and the 210 meet, which makes downtown Los Angeles, Pasadena, Burbank and the Valley reachable without long surface-street drives. Metrolink stops at the Larry Zarian Transportation Center, and Hollywood Burbank Airport is a short drive west.
Electricity and water come from Glendale Water and Power, the city's own utility, rather than Southern California Edison or LADWP. Rates and conservation rules are set by the city, and the utility traces back to Glendale's early decision to build its own power system, including the Grayson Power Plant in 1941. Gas comes from SoCalGas.
Glendale values swing between downtown condos, the 1920s neighborhoods, the canyons and Montrose. Views, lot slope, historic district status and the school assignment can all move the number. Gary Jacobs can pull the recent closed sales for your neighborhood and explain how your home compares.
The newest Glendale listings, straight from the MLS.
Active$668,000116 West Maple Street, 21
Active$482,000515 North Jackson, 311
Active$720,000600 West Stocker, 304
Active$2,999,9991711 Thorncrest Drive
Active$1,495,0001308 East Broadway
Active$964,9001881 Alpha
Active$1,125,0002927 Hermosa Avenue
Active$475,000515 North Jackson, 213
Active$475,000609 Granada Street, 55Free Market Report
Everything in the snapshot above, in far more detail: month-by-month prices, what sells at each price point, neighborhood-by-neighborhood numbers and who lives here. Homeowners also see recent sales of homes like theirs.
Homes for sale and closed sales (no rentals) from the MLS — CSMAR and its data-share MLSs. Updated Oct 29, 2026.
Full market report
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Public and private schools that serve Glendale. Assignments go by exact address, so confirm with the district before you buy.
School assignments follow the street address, and districts adjust boundaries and offer transfers, so confirm the schools for a specific home with the district before you rely on them. Ratings and test scores open on GreatSchools.
Top-rated local spots in and around Glendale. Tap a category.
Ratings and details from Google. Refreshed monthly.
Read helpful resources and articles related to the area.
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Whether you are thinking about buying, selling, or just exploring your options, Gary Jacobs and his team are here to provide clear guidance and trusted local expertise across Los Angeles and Ventura County.
Schedule a ConsultationThe information being provided by Conejo Simi Moorpark Association of REALTORS® (“CSMAR”) is for the visitor's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties a visitor may be interested in purchasing or leasing.
Information relating to properties referenced on this web site may originate from the Internet Data Exchange (IDX) program of CSMAR. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site.
Any information originating from CSMAR, relating to a property, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.
Listing data originating from CSMAR is copyrighted by CSMAR and is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited.
