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Sylmar is the northernmost part of the City of Los Angeles, at the top of the San Fernando Valley near the junction of the 5 and 210 freeways. Its ZIP code is 91342, and its name comes from the olive groves that once covered the area.
Homes range from post-war houses to newer tracts, and many streets in the north and east are zoned for horses. Buyers often come here for larger lots, room for animals and views of the San Gabriel Mountains.
Horse-keeping areas, riding trails and nearby open space give parts of Sylmar a rural feel. Los Angeles Mission College and Olive View-UCLA Medical Center are both here.
The foothills sit in fire-hazard zones, so insurance and brush clearance are worth checking early. The 1971 San Fernando earthquake hit Sylmar hard, and buyers of older homes often ask about retrofits.
Market Snapshot
Live MLS numbers for Sylmar, 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 Nov 2, 2026 at 10:50 am.
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 3 months usually means a seller’s market, 3 to 6 months is balanced, and over 6 months favors buyers.
Right now about 24% of the homes for sale in Sylmar are selling each month.
See the full Sylmar market report →
Based on 375 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.
Six Sylmar neighborhoods, from the gated Mountain Glen and the hillside homes of Carey Ranch to the newer townhomes at Tovara and near the Cascades golf course. Click a shape or a card to open its guide.
Outlines are drawn from Los Angeles County parcel records. Most of Sylmar has no single tract name, so only named neighborhoods are shown.
Yes. It is the northernmost neighborhood of the City of Los Angeles.
Yes, many streets are zoned for horses. Zoning goes by parcel, so it should be confirmed with the city.
Public schools are run by Los Angeles Unified. Assignments go by exact address, so it is worth checking LAUSD's Resident School Identifier and calling the school. Magnet, charter and private options are also worth comparing.
The 5, 210 and 14 freeways meet near Sylmar, and there is a Metrolink station on the Antelope Valley line.
The foothill areas are mapped as high fire-hazard zones. Insurance quotes are worth getting early.
The newest Sylmar listings, straight from the MLS.
Active$615,00014152 Foothill Boulevard, 12
Active$1,100,00014530 Ryan
Active$419,00014124 Paddock, 31
Active$775,00013232 Mira Mar Drive
Active$549,00013901 Olive View Lane, 68
Active$624,99012924 Norris
Active$465,00013063 Hubbard Street, 1
Active$549,00013177 Bromont Avenue
Active$719,91714923 La Valle StreetFree 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 Nov 2, 2026.
Full market report
Free, and it opens right away. No sign-in needed to read it.
Public and private schools that serve Sylmar. 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 Sylmar. 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.
