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Atwater Village

Atwater Village

Neighborhood in Los Angeles, California

Los Angeles County 90039

$1,437,462 Average Value
$970 Average Price per Sq Ft
23 Homes For Sale

Development attracting new buyers and businesses

Named for its proximity to the banks of the Los Angeles River, Atwater Village is an under-the-radar neighborhood slowly becoming a destination. "The development in Glendale and Los Feliz over the last 10 to 20 years is now spilling over into this area, which is attracting hipsters and creative types, and businesses that cater to them," says Dario Svidler, Partner CRE's executive vice president who has almost $1 billion in career sales. Los Feliz and Glendale boulevards have become dining hotspots, with coffee shops, bakeries and a wide range of ethnic cuisines. "Atwater is like the baby brother of Los Feliz; it's quaint, walkable and very neighborly." The annual block party and holiday tree lighting are two events that bring people together in droves.

Dining hotspots on Glendale and Los Feliz boulevards

There are commercial stretches along Glendale and Los Feliz boulevards in Atwater Village. "Proof Bakery is the best in town. It's a small space, but it's always busy," Svidler says. The compact cafe and bakery offers fresh-made pastries, sandwiches, cakes and locally roasted coffee. "They sell the best coffee I've ever had," says Realtor Matt Tilley with First Team Real Estate, who has been selling in the area for over 15 years. There are ethnic restaurant options, including Mediterranean, Vietnamese, Salvadoran and Cuban, among many others. Tam O'Shanter is a steakhouse in a Scottish-style pub. The venue is Tudor-style, and the plaid-clad servers tote prime rib and cocktails. A table inside is dedicated to one-time frequent diner Walt Disney and his Imagineers. In terms of nightlife, there are a few bars like The High Low and The Roost Cocktails. Bigfoot Lodge is a lively bar with Yellowstone-like décor that serves novelty drinks and hosts events like bingo. Guests appreciate the hopping happy hour and love the classic old-fashioned. "One of the best things about the neighborhood is you've got Costco right there," Svidler says. There's also a Vons supermarket across the tracks in Glendale for stocking up on groceries.
Proof Bakery one of the most popular coffee shop at Atwater Village.
Proof Bakery one of the most popular coffee shop at Atwater Village.
Atwater Village
Atwater Village
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Heavy emphasis on the prewar bungalow

Most of the homes in Atwater Village were built before 1939, so there is a heavy emphasis on the prewar bungalow. Many homes in the neighborhood have Spanish influence, like stucco siding, terra cotta roof tiles and archways. “This area doesn’t have big houses; they are quaint and on the small side with two or three bedrooms and usually under 2,000 square feet,” Svidler says. The neighborhood is peaceful, with sleepy streets lined by sidewalks, streetlamps and diverse tree growth. “You will see a few homes around $950,000, but the biggest selection is between $1.2 and $1.5 million,” says Tilley. Prices can climb as high as $2.6 million for a meticulously restored historic home. There are no condos or townhomes in Atwater Village, but there are a lot of multifamily offerings, mainly between two and four units. Multifamily residences list between $900,000 and $2.3 million.
Atwater Village's Spanish cottage, is adorned with a blooming tree in the yard.
Atwater Village's Spanish cottage, is adorned with a blooming tree in the yard.
An elegant Craftsman cottage in Atwater Village, framed perfectly by neatly trimmed hedges.
An elegant Craftsman cottage in Atwater Village, framed perfectly by neatly trimmed hedges.
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Walking distance to world-famous Griffith Park

There is plenty of green space in and around Atwater Village, which is home to a handful of community parks and sits adjacent to one of the most famous parks in North America. Chevy Chase is a pocket park that's an excellent place for kids to play or to spread out for a picnic. It has a basketball court, but skateboarding is the most popular activity — there are ramps, ledges and a rail to grind on. At the southern tip of the neighborhood, Glenhurst Park has a robust playground protected by a sunshade. North Atwater Park is a hotspot of athletic pursuit, with a baseball diamond and multiple basketball and volleyball courts. The North Atwater Bridge is a pedestrian bridge crossing the Los Angeles River and provides direct access to Griffith Park, situated on over 4,200 acres at the eastern edge of the Santa Monica Mountains. The neighborhood is walkable to the Crystal Springs Picnic Area, the visitor center and the park’s magical merry-go-round. There are over 70 miles of hiking trails in the area.
Griffith Park sign, a beacon to nature's oasis, welcomes visitors near Atwater Village.
Griffith Park sign, a beacon to nature's oasis, welcomes visitors near Atwater Village.
LA Zoo great place for residents of Atwater Village and their kids.
LA Zoo great place for residents of Atwater Village and their kids.
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Annual community events and a weekly farmers market

In April 2024, Atwater Village hosted its sixth annual block party. The free, kid-friendly event features countless vendors and a carnival-like atmosphere with bounce houses and live music. The Atwater Tree Lighting is another big event that brings neighbors together. It started over 30 years ago with about a dozen people caroling in the median on Glendale Boulevard under donated string lights. Today, about 1,500 people gather annually for a whole stage show, and Santa arrives atop a fire truck. Each year, the town gathers to light an 80-foot cedar tree that towers over passing traffic. The neighborhood also hosts a weekly farmers market on Sundays.

High school the site of dozens of Hollywood productions

Children are served by Los Angeles Unified, a solid urban public school district graded B-plus from Niche. Kids can start their education at Atwater Avenue Elementary School, a walkable community school within Atwater Village graded B-minus. Irving STEAM Magnet Middle School is graded B by Niche. The Collegiate Gothic building of John Marshall High in Los Feliz is a classic design that has been the school backdrop for dozens of productions, including movies like “Pretty in Pink,” “A Nightmare on Elm Street” and “School of Rock.” It’s got a serious claim to fame in its most notable graduates — including actor Leonardo DiCaprio. JMHS has different programs for students, including the school for advanced studies, environmental studies, stage and studio, and sports medicine and health careers.
Irving STEAM Magnet School enrolls students in Glassell Park, CA.
Irving STEAM Magnet School enrolls students in Glassell Park, CA.
John Marshall Senior High is a public high school in the heart of Los Feliz.
John Marshall Senior High is a public high school in the heart of Los Feliz.
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Walkable, with highway access and train station

Interstate 5 makes up the western border of Atwater Village, which also has direct access to state Route 2, also known as the Glendale Freeway, and state Route 134, sometimes called the Ventura Freeway. Local thoroughfares like Glendale and Los Feliz boulevards are the main commercial stretches and experience a certain amount of congestion and traffic lights. For commuters, the neighborhood is just over 5 miles north of Los Angeles and 6 miles south of Burbank. “You can easily get to the Burbank studios, and Hollywood is only about a 15-minute drive up the 5,” Tilley says. The closest airport is Hollywood Burbank, about 10 miles north via the 5 — Los Angeles International is about 25 miles away, but it’s a drive that can take as long as two hours. Several bus routes serve the area, and the Glendale Transportation Center is an Amtrak and Metrolink train station. Atwater Village’s proximity to the freeway and the train tracks means traffic noise is a reality for residents living on the neighborhood’s edges.
The 2 highway skirts the southeast edge, defining Atwater Village's boundary.
The 2 highway skirts the southeast edge, defining Atwater Village's boundary.
Atwater Village
Atwater Village
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Amber Steinmetz-Cole
Written By
Amber Steinmetz-Cole
Christopher Montagne-Waggoner
Photography Contributed By
Christopher Montagne-Waggoner
Pasha Chichagov
Video By
Pasha Chichagov

Agents Specializing in this Area

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Schools

Source:
GreatSchools: The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process. View GreatSchools Rating Methodology

Interested in learning more about homes in this area? Reach out to Peter Lavin, an experienced agent in this neighborhood.

Parks in this Area

Transit

Airport

Bob Hope

14 min drive

Bus

Los Feliz & Revere

Bus

Glendale & Atwater

Bus

Glendale & Glenhurst

Bus

Los Feliz & Glenfeliz

Bus

Fletcher & La Clede

Bus

Fletcher & Larga

Bus

Los Feliz & Brunswick

Crime and Safety

1 - Low Crime, 10 - High Crime Atwater Village US
Homicide 3 4
Sexual Assault 3 4
Assault with Weapon 3 4
Robbery 4 4
Burglary 5 4
Motor Vehicle Theft 7 4
Larceny 5 4
Crime Score 4 4

Source: WhatIsMyCrimeRisk.com

Atwater Village Demographics and Home Trends

Housing Trends

Median List Price
$1,450,000
Median Sale Price
$1,425,000
Median Single Family Sale Price
$1,500,000
Median Townhouse Sale Price
$1,162,000
Median 2 Bedroom Sale Price
$730,000
Median Change From 1st List Price
0%
Last 12 months Home Sales
111
Median Home Sale Price YoY Change
-11%
Average Price Per Sq Ft
$970

Neighborhood Facts

Number of Homes in Neighborhood
2,762
Number of Homes for Sale
23
Median Year Built
1926
Months of Supply
2.50
Average Single Family Home Size Sq Ft
1,363
Significantly below the national average
1,930
Average Townhouse Size Sq Ft
1,926
Average 2 Bedroom Size Sq Ft
869
Average 1 Bedroom Size Sq Ft
950
Median Lot Size Sq Ft
5,227

Open Houses

  • Sunday, Jul 6
    1 - 4pm

    3326 La Clede Ave, Los Angeles, CA 90039

    $2,230,000

    • 4 Beds
    • 4 Baths
    • 2,313 Sq Ft
    • 3326 La Clede Ave
    • New 7 days ago

    Situated along the Los Angeles River, Atwater Village is a vibrant enclave where creativity thrives and community spirit abounds. This residence isn't just a home; it's an invitation to be part of a neighborhood that celebrates artistic expression, diversity, and a shared appreciation for the unique charm that defines this area. High ceilings stretch above you as you walk in, making space for big

    Colette Stevens Pardee Properties

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  • Saturday, Jul 5
    1 - 4pm

    3223 Hollydale Dr, Los Angeles, CA 90039

    $1,199,000

    • 4 Beds
    • 2 Baths
    • 1,175 Sq Ft
    • 3223 Hollydale Dr
    • New 2 days ago

    Tucked behind an automatic gate in red-hot Atwater Village just one block from the scenic L.A. River path, this remarkable property offers two charming and thoughtfully renovated 2 bed, 1 bath homes both vacant and ready to move-in and appreciate the unique character they offer. Each residence features private fenced grounds for true separation, stylish finishes, and all-new systems including

    Tom Sardo The ONE Luxury Properties

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  • Saturday, Jul 5
    1 - 3pm

    3021 Glenhurst Ave, Los Angeles, CA 90039

    $850,000

    • 3 Beds
    • 1 Bath
    • 1,320 Sq Ft
    • 3021 Glenhurst Ave
    • New 3 days ago

    Located in the desirable Atwater Village area, this Tudor-style home presents a prime opportunity for builders, investors, or cash buyers ready to restore or redevelop. The property features an attic with its own stair access, which could potentially qualify as an ADU Junior. Additionally, the spacious backyard provides ample room for adding an ADU, making this property ideal for expansion. With

    Teddy Tran Transcendent Real Estate

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Distribution of Home Values

Source: Public Records

Homes for Sale

Homes for Rent

Interested in learning more about homes in this area? Reach out to Peter Lavin, an experienced agent in this neighborhood.

Average Home Value




Source: Public Records

Property Mix - Square Feet

This Neighborhood Has More Renters

Demographics

Total Population
12,475
Median Age
43
Population Density
11 ppl/acre
Population under 18
18.2%
Below the national average
23.8%
Population over 65
18.5%
On par with the national average
19.1%

Finances

Median Household Income
$89,870
Above the national average
$71,702
Average Household Income
$117,191

Education and Workforce

High School Graduates
87.4%
College Graduates
47.6%
Above the national average
34.1%
Advanced Degrees
12.8%
% Population in Labor Force
68%
On par with the national average
65.1%

Weather

Annual Precipitation
20''
Average Winter Low Temperature
45°F
Average Summer High Temperature
90°F
Annual Snowfall
0''

Area Factors

Bikeable

Bike Score®

67 / 100

Very Walkable

Walk Score®

75 / 100

Good Transit

Transit Score®

52 / 100
Source: Walk Score
Source: Walk Score

Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.

Reviews

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Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
NEIGHBORHOOD
Atwater Village
Peter Lavin
Links Real Estate
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