Glassell Park, Los Angeles: Complete Homebuyer & Realtor Guide
Artsy hillside village meets Northeast LA cool
About Glassell Park, Los Angeles
Glassell Park is a neighborhood of Northeast Los Angeles, California, in the San Rafael Hills with ZIP codes 90065 and 91205. Bordered by Glendale to the north, Eagle Rock to the northeast and east, Mount Washington to the southeast, Elysian Valley to the south and southwest, and Atwater Village to the west, this 2.75-square-mile neighborhood sits in the scenic San Rafael Hills. Due to its hilly geography, many Glassell Park homes are built on hillsides with views of the surrounding area.
Based on 2021 US Census estimates, the neighborhood was 52.7% Latino, 24.3% white, 17.8% Asian, and 1.9% black with an estimated population of 22,911. The area is experiencing significant demographic shifts due to its abundant craftsman and hillside homes, attracting creative professionals and young families drawn to its proximity to Silver Lake, Highland Park, and downtown while offering rapidly appreciating home values that rose 25.3 percent in 2016 compared to 7 percent countywide.
Glassell Park Real Estate Market 2026
The Glassell Park housing market is somewhat competitive with homes selling after 53 days on market compared to 51 days last year. Most homes with views receive 4 offers while typical properties receive 1 offer.
Expect 1-2 competing offers on well-priced homes, with view properties generating 3-4 offers. Most sales close near asking price with conventional financing.
Glassell Park's median home price rose 25.3 percent in 2016 compared to 7 percent countywide, driven by creative professionals seeking proximity to Downtown LA, Silver Lake, and Highland Park.
Source: Redfin Q4 2025
Is Glassell Park Right for You?
Glassell Park, Los Angeles suits different buyers in different ways. Here’s who thrives here — and who should consider alternatives.
Access to Washington Irving Middle School Math Music and Engineering Magnet and Alliance Leichtman-Levine Environmental Science High School. Glassell Park Recreation Center provides family activities. Diverse, creative community atmosphere.
LAUSD school assignment system, limited grocery options nearby
Proximity to Silver Lake and Highland Park creative scenes, character craftsman homes, excellent transit access to Downtown LA, emerging artist community with galleries and studios.
Rapid gentrification changing neighborhood character
Easy freeway access to tech hubs, modern small lot developments, walkable coffee shops like Habitat Coffee, strong appreciation potential in emerging neighborhood.
Limited nightlife, fewer dining options than Silver Lake
Types of Homes in Glassell Park
Glassell Park real estate is primarily made up of small to medium sized single-family homes and apartment complexes with many residences built between 1940-1969 and some before 1940.
Craftsman Single-Family Home
Period details, hillside views, character features
Older systems, hillside parking challenges
Modern Small Lot Development
New construction, modern amenities, roof decks
Higher price point, smaller lots
How to Sell Glassell Park to Your Clients
Ideal client match: Creative professionals, young families, and tech workers seeking character homes with views in an emerging Northeast LA neighborhood with easy downtown access.
5 Talking Points
- 1 Walk Score of 66 provides moderate walkability with excellent transit access
- 2 Hillside geography means many homes have views of surrounding areas
- 3 Benefits from $1.6B Los Angeles River revitalization creating wetlands and bike trails
- 4 Price per square foot at $766 offers value compared to Silver Lake/Los Feliz
- 5 Access to both 2 and 5 freeways for easy commuting
Handling Common Objections
Living in Glassell Park, Los Angeles
- La Esquina Restaurant 2
- Happy Donut
- Bub and Grandma's
- Dunsmoor
30+ restaurants · $–$$
- Habitat Coffee
- Hilltop Coffee + Kitchen
- Starbucks
-
Glassell Park Recreation Center
· neighborhood park
central community hub with sports facilities
- Super King
- Super A
- Luzon Food Mart
- Glassell Park Senior Citizen Center
- LAKO Boxing Gym
- Nela Athletics
Annual events: Glassell Park Farmers Market · Northeast LA Art Walk
Schools Near Glassell Park, Los Angeles
Students attend Los Angeles Unified School District schools with elementary options including Glassell Park Elementary or Fletcher Drive Elementary, and Washington Irving Middle School. The district offers specialty magnets like Washington Irving Math Music and Engineering and Alliance Environmental Science High School.
Elementary Schools
Math 37%, Reading 32% proficiency based on Proximitii data
Proximitii 2025Middle Schools
Specialty STEAM programming with 41% math, 46% reading proficiency
Proximitii 2025High Schools
Environmental science focus with 37% math, 82% reading proficiency
Proximitii 2025Private Schools Nearby
- Renaissance Arts Academy (K–12 Charter) — Arts-focused education with 56% math, 78% reading proficiency
- Ribet Academy (K–12 Private) — College preparatory school with international student body
Source: Proximitii, LAUSD 2025
Commute from Glassell Park
Glassell Park has close access to the 2 and 5 freeways with excellent public transit connections to downtown and regional destinations.
Frequently Asked Questions: Glassell Park, Los Angeles
Answers to the most common questions homebuyers and realtors ask about Glassell Park, Los Angeles, California.
-
The median sale price in Glassell Park, Los Angeles is $1.2M as of late 2025 (Redfin). At $766 per square foot, buyers typically find craftsman homes, modern small lot developments, and hillside properties with views.
-
Yes, Glassell Park is an emerging creative neighborhood with strong fundamentals. Its convenient location close to Downtown LA, Silver Lake, and Highland Park plus rapid home price appreciation (25.3% vs 7% countywide) make it attractive for creative professionals and young families.
-
Good for families seeking character and community. Washington Irving Middle School offers Math Music and Engineering magnet programs, Glassell Park Recreation Center provides youth activities, and the diverse neighborhood has a strong sense of community, though LAUSD school assignment requires research.
-
Washington Irving Middle School Math Music and Engineering Magnet and Alliance Leichtman-Levine Environmental Science High School offer specialized programs. Ribet Academy provides excellent college prep with graduates accepted to top universities.
-
Glassell Park has a Walk Score of 66, making it moderately walkable. Daily errands may require a car, but the neighborhood has local coffee shops, restaurants, and good transit access to Highland Park and downtown areas.
-
Living in Glassell Park means hillside views, craftsman character homes, and a diverse creative community. Close freeway access to the 2 and 5 provides easy commuting while maintaining a village feel with local spots like Habitat Coffee and proximity to Highland Park's dining scene.
-
Primarily small to medium single-family homes built 1940-1969, including original craftsman homes with period details and modern small lot developments with designer finishes and roof decks. Median price $1.2M.
-
Glassell Park has a crime score of 4, on par with the average neighborhood in the U.S. The hillside location and strong community presence contribute to overall safety, though like any urban area, standard city precautions apply.
Neighborhoods Near Glassell Park
Not sure Glassell Park is the right fit? Compare these nearby Los Angeles neighborhoods.
Get Your Free Glassell Park Homebuyer Guide
Personalized analysis of Glassell Park homes, schools, commute fit, and agent selection — in your inbox.
No spam. Join 2,500+ LA homebuyers.
Data sources: Redfin, Zillow, California Association of Realtors, US Census ACS 2023, GreatSchools, Walk Score, OpenStreetMap. Content generated 2026. Always verify current market data with a licensed real estate professional.