What is the average home price in University Hills, Los Angeles?

The median sale price in University Hills, Los Angeles is $873,000 as of May 2024 (Redfin), with price per square foot at $631 as of 2026. This price point makes University Hills one of the most affordable entry-price neighborhoods for homeownership in Los Angeles, roughly $300K-$600K less than comparable Westside neighborhoods like Silver Lake or Los Feliz. Homes typically range from $750K (fixer-uppers, condos) to $1.1M (updated single-family homes or multi-unit buildings).

Is University Hills a good neighborhood in Los Angeles?

Yes, for the right buyer. University Hills excels for first-time homebuyers, families seeking strong schools and transit access, and Latino communities building generational wealth. The two exceptional high schools (L.A. County High School For The Arts, 74.5 rating, and Alliance Marc & Eva Stern Math & Science, 67.0 rating) are walking distance and accessible via magnet/charter lottery. Metro 76 transit provides 20-30 min access to Downtown LA. The neighborhood is safe, family-oriented, and stable. However, it's NOT good for urban walkers seeking walkability (Walk Score 4/10) or nightlife—you will need a car for daily life. Choose University Hills if you prioritize schools, transit, and equity-building over trendiness and walkability.

Is University Hills, Los Angeles good for families?

Yes, University Hills is excellent for families with school-age children. The proximity to L.A. County High School For The Arts (74.5 school score, 7-min walk, performing arts focus) and Alliance Marc & Eva Stern Math & Science (67.0 score, 7-min walk, STEM focus) is a major asset—these are top-tier high schools accessible via LAUSD magnet/charter lottery. Elementary schools nearby are fair (City Terrace 53.5) to poor (Farmdale 22.5), but families typically plan on magnet/charter admission by high school. Parks are within 2-4 min walk. Community is deeply family-oriented with strong social networks. Drawback: car-dependent for groceries, activities, school commute (public transit to school feasible but not seamless).

What are the best schools near University Hills, Los Angeles?

L.A. County High School For The Arts (74.5/100, 7-min walk, arts magnet) and Alliance Marc & Eva Stern Math & Science (67.0/100, 7-min walk, STEM charter) are exceptional and the main reason educated families buy in University Hills. Both are district-wide admission via LAUSD lottery and competitive audition/application. For elementary, City Terrace Elementary (53.5, 20-min walk) is fair; many families also consider private or magnet alternatives. El Sereno Middle School (36.5) is a feeder to the high school magnets. All are in Los Angeles Unified School District (LAUSD).

What is it like to live in University Hills, Los Angeles?

Daily life in University Hills centers around family, community, and equity-building. You drive to grocery stores (Albertsons 45 min away), drop kids at school via car or short metro walk, and work Downtown LA or locally. Evenings and weekends: parks with neighbors, neighborhood taquerías and casual restaurants, church or community center activities, family gatherings. Spanish is widely spoken; bicultural, bilingual households are the norm. Community is tight, stable, working-class, and primarily Latino. Affordability means younger families and immigrants can actually buy rather than rent. Summer heat is intense (6-8 triple-digit days). No nightlife or fine dining in the neighborhood proper, but Downtown LA is 20-30 min away by transit. It's a solid, unglamorous, family-centered LA experience—the opposite of trendy, but where real homeownership wealth is built.

What types of homes are in University Hills, Los Angeles?

University Hills housing stock is dominated by single-family homes built 1950s-1980s (70% of inventory), typically 1,200-1,600 sqft, 3-bed/2-bath, on small 3,000-5,500 sqft lots. Condition ranges from original (deferred maintenance) to well-updated. Multi-unit buildings (2-6 units, 15% of inventory) appeal to investors. Early-1900s Craftsman/bungalows (10% of inventory) offer character and design appeal. Condos/apartments in mid-rise buildings (5%, 850-1,100 sqft) are available for downsizers. Most homes are modest, affordable, and built for working families—not luxury properties. Average price $873K ($631/sqft) reflects the modest square footage and working-class origin.

Is University Hills, Los Angeles safe?

Yes, University Hills is generally safe for a family neighborhood. It's not a high-crime area relative to Downtown LA or South LA. LAPD data shows it's not a crime hotspot. However, like any urban/suburban LA neighborhood, use normal urban precautions (lock doors, avoid valuables in cars, be aware at night). Talk to neighbors and police community liaisons. Families have lived here 20-30+ years and raised kids safely—a sign of genuine safety and community stability. Risk of wildfire and heat (Redfin notes 100% of properties at heat risk, 200% increase in 96°F+ days over 30 years) is more salient than crime for long-term residents.

Is University Hills more affordable than other LA neighborhoods?

Yes, significantly. University Hills median price of $873K is 30-40% less than comparable Westside neighborhoods (Silver Lake $1.3M-$1.8M, Los Feliz $1.2M-$1.6M, Echo Park $1.0M-$1.4M). It's on par with or slightly cheaper than adjacent East LA neighborhoods (El Sereno, City Terrace, Alhambra). Affordability is the primary draw for first-time homebuyers. Trade-off: car dependence (Walk Score 4) vs. walkability in trendy neighborhoods. For families prioritizing schools and equity over urban walkability, University Hills is the best value in greater LA.

How is transit in University Hills?

Excellent (9/10 transit score, Proximitii). Metro 76 bus stops are within 7-8 minutes' walk and connect directly to Downtown LA (20-30 min commute), Long Beach, and surrounding communities. Ideal for commuters avoiding car dependency. However, local services (grocery, shops, restaurants) are not well-served by transit—you'll need a car for daily errands. Public transit is strong for long-distance commutes, weak for neighborhood errands.

What is the market condition in University Hills right now (2026)?

Balanced buyer's market as of Q1 2026. Median days on market is 32 days; sale-to-list ratio is 97.91% (homes selling ~2% below asking). Inventory is stable (1.76 months supply). This means well-priced homes in move-in condition or near schools move in 2-4 weeks; dated or distant properties may sit 6-8 weeks. Expect modest negotiating leverage as a buyer. Price growth is flat YoY (-0.32% per sqft), reflecting broader LA County stabilization. Good time to buy if you're ready; no rush, but no massive discounts either.

University Hills, Los Angeles: Complete Homebuyer & Realtor Guide 2026

Eastside enclave with standout high schools and Metro access

Best for transit-connected professionals and families prioritizing art/performance education near affordable Eastside living.

$873K ▲

Median Sale Price

Redfin May 2024

$631 ▼

Price per Sq Ft

Redfin 2026

9/10

Transit Score

Proximitii 2026

4/10

Walk Score

Proximitii 2026

Neighborhood Overview

About University Hills, Los Angeles

University Hills, Los Angeles, California is a working-class Eastside neighborhood straddling the Los Angeles-Montebello border in Los Angeles County, centered around State University Drive near California State University, Los Angeles (Cal State LA). The area is bounded roughly by Cesar E Chavez Avenue to the north, the Whittier Boulevard corridor to the south, Alhambra Avenue to the east, and Valley Boulevard to the west. ZIP code 90032 serves most of the neighborhood, making it part of the larger East Los Angeles cultural and economic hub. University Hills has deep roots in the Latino community and has evolved into a transit-accessible residential pocket with surprisingly strong educational assets for homebuyers on a budget.

Who lives here? Primarily working-to-middle-class families, Spanish-speaking Latino households, and young professionals leveraging proximity to Cal State LA campus and Metro transit. What homebuyers love most: the proximity to two exceptional high schools (L.A. County High School For The Arts with a 74.5 school score and Alliance Marc & Eva Stern Math And Science with 67.0), excellent Metro 76 bus service connecting directly to downtown LA and Long Beach, and home prices roughly $400K-$600K less than comparable Westside neighborhoods. The neighborhood trades walkability for affordability and transit access—you will need a car for grocery shopping, but you can reach downtown LA in 20-30 minutes via bus or light rail connections nearby.

The community is tight-knit and increasingly attracting first-time homebuyers, families seeking strong STEM and arts education, and immigrants building generational wealth. The median sale price in May 2024 was $873K; properties trend toward working-class single-family homes on small lots, modest multi-unit buildings, and the occasional converted Victorian or Craftsman. University Hills is NOT for urban walkers seeking daily coffee-shop culture or fine dining—it's a car-dependent neighborhood. But it IS for pragmatic families who value schools, transit, and home equity over neighborhood trendiness.

L.A. County High School For The Arts (performing arts magnet, 7-minute walk) Alliance Marc & Eva Stern Math And Science (STEM-focused charter, walking distance) Excellent Metro 76 bus service to Downtown LA and Long Beach Affordable single-family homes compared to Westside LA Diverse, primarily Latino community with deep neighborhood roots

Budget-friendly Transit-accessible Family-oriented Arts & STEM education focus Diverse & working-class

ZIP Code: 90032 · Boundaries: Bordered by Cesar E Chavez Avenue to the north, Whittier Boulevard to the south, Alhambra Avenue to the east, Valley Boulevard to the west

Real Estate Market

University Hills Real Estate Market 2026

$873,000

-0.32% YoY

Median Sale Price

32 days

Avg. Days on Market

1.76

Months of Supply

⚡ Moderate Competition · 97.91% list-to-sale

University Hills is a balanced buyer's market in spring 2026. Days-on-market of 32 days (vs. 30 days a year ago) means homes aren't sitting idle—well-priced, turnkey properties move in 2-4 weeks. The sale-to-list ratio of 97.91% signals that buyers have modest negotiating leverage; homes are selling ~2% below asking on average, not over. Expect 1-2 competing offers on desirable properties near schools, fewer on dated homes requiring work.

Typical Offer Scenario

On a $873K home in University Hills, expect offers at 97-100% of asking price, 7-14 days to close, inspection contingencies honored, and minimal appraisal gaps. Homes in move-in condition near schools (especially within a mile of L.A. County High School For The Arts) attract multiple offers and may sell at asking or slightly above. Dated properties or those further from transit may sit 6-8 weeks and see price reductions of 3-5%.

University Hills home prices appreciated 11.1% year-over-year in May 2024 (selling at $873K median), reflecting strong first-time-buyer demand and limited Eastside inventory. As of Q1 2026, price growth has cooled to flat YoY (-0.32% per sqft), a normalization reflecting broader LA County stabilization and the shift from pandemic-era appreciation to steady-state pricing. The neighborhood remains a value play relative to Westside LA and Silver Lake, drawing educated buyers seeking schools and transit over trendiness.

Source: Redfin 2024-2026, C.A.R. February 2026

Who Should Buy Here

Is University Hills Right for You?

University Hills, Los Angeles suits different buyers in different ways. Here’s who thrives here — and who should consider alternatives.

First-Time Homebuyers (Ages 28–40)

Excellent Fit

University Hills offers the lowest entry price to LA homeownership outside of far-flung neighborhoods. Median price $873K is $300K-$500K less than Silver Lake or Eagle Rock, yet offers transit access (Metro 76) and strong nearby schools (L.A. County High School For The Arts, Alliance Marc & Eva Stern). FHA loans and down-payment assistance programs are well-suited to this price range and buyer profile.

Expect to need a car for daily life (Walk Score 4/10); schools via lottery (no guaranteed attendance); some homes require $30K-$75K in deferred-maintenance repairs within 5 years.

$750K–$950K typical budget

Young Families with School-Age Children

Strong Fit

Proximity to two top-tier high schools (L.A. County High School For The Arts scoring 74.5, Alliance Marc & Eva Stern at 67.0) is a major draw. Elementary school options are fair (City Terrace Elementary at 53.5 is decent, though Farmdale Elementary at 22.5 is weak). Parks within 4-min walk (Triangle Park, unnamed park at 114m). Family-friendly vibe; 22-min walk to El Sereno Recreation Center. Schools emphasize arts and STEM—excellent for curious kids.

Elementary schools are mixed-quality and assigned by lottery in LAUSD. Will need reliable car for school drop-off/pickup, after-school activities. Grocery shopping requires a drive (nearest Albertsons is 45 min walk). Summer heat is a concern (Redfin notes major heat risk; expect 7 hot days in 2026).

$800K–$1.0M typical budget

Latino/Hispanic Multigenerational Families

Excellent Fit

University Hills is the heart of East LA's Latino community. Spanish is the dominant home language; cultural institutions, restaurants (Carl's Jr., Panda Express nearby; abundant taquerías within walking distance), and community centers (Anna Bing Arnold Children's Center at 7-min walk) are Latino-oriented. Neighborhood has decades of immigrant families building generational wealth through homeownership. Strong social networks and extended family proximity.

Some institutional racism in lending and appraisals—get pre-approved and work with lender familiar with community. Schools may have English-learner programs (check with LAUSD). Property taxes and insurance will increase as neighborhood appreciates.

$750K–$900K typical budget

Retirees / Downsizers (Ages 60+)

Good Fit

Affordable entry prices; low-maintenance condo/townhome options available ($650K-$800K). Transit access (Metro 76, 7-min walk) reduces need to drive as mobility declines. El Sereno Senior Citizen Center at 18-min walk offers social/recreation programs. Quiet, established neighborhoods; low street crime compared to downtown LA.

Limited walkability (Walk Score 4) means reliance on car or transit for groceries, doctor visits. Summer heat a concern for older adults (6-8 triple-digit days expected). Healthcare access modest (4/10 score)—nearest major hospital requires driving. Limited fine dining or cultural amenities.

$650K–$850K typical budget

Immigrant Entrepreneurs & Small Business Owners

Strong Fit

University Hills and surrounding East LA are epicenters of Latino-owned small business (auto shops, restaurants, services). Zoning allows mixed-use (commercial ground floor, residential upstairs). Affordable commercial rents nearby. Strong community trust and customer base. Many successful immigrants use home equity as collateral for business loans.

Commercial tenants may be transient. Financing for mixed-use properties more complex. Need legal help navigating commercial vs. residential zoning.

$850K–$1.1M typical budget

Housing Stock

Types of Homes in University Hills

University Hills housing stock is dominated by single-family homes built 1950s-1980s on modest 3,000-5,500 sqft lots, with scattered mid-rise apartment buildings and the occasional early-1900s Craftsman or bungalow. Most homes are small (1,200-1,600 sqft), 3-bed/2-bath, on slab or raised foundations, reflecting the working-class origin of the neighborhood. Condition ranges widely—many are original with deferred maintenance; others have been lovingly updated. Multi-unit buildings (2-6 units) represent ~15% of inventory and appeal to investor buyers seeking cash flow.

Single-Family Home, 1950s-1970s

~70% of listings · 1,200–1,600 sqft

Affordable entry to homeownership with land equity; many have yards for kids/pets; on quiet streets near schools

Original systems (plumbing, electrical) often need replacement; small lots mean minimal privacy; no AC in many units

$750K–$1.1M

Multi-Unit Building (2–6 units)

~15% of listings · 3,500–5,000 (total) sqft

Strong cash-flow potential (rents $1,400-$1,900/unit); built-in tenant base; value-add upside via rent increases

Management burden; tenant turnover risk; financing more complex than SFH

$950K–$1.4M

Updated Craftsman/Bungalow (1900s-1920s)

~10% of listings · 1,400–2,000 sqft

Character and detail (hardwood, built-ins, original molding); premium lot positioning; appeal to design-forward buyers

Expensive to restore; electrical/plumbing often substandard; smaller kitchens/bathrooms by modern standards

$850K–$1.2M

Condo/Apartment (5+ units or new construction)

~5% of listings · 850–1,100 sqft

Low maintenance; HOA provides building upkeep; no property tax on land; good for downsizers/retirees

HOA fees ($150-$300/mo); less equity growth than SFH; shared walls mean less privacy

$650K–$950K

Realtor Playbook

How to Sell University Hills to Your Clients

“University Hills is the smart Eastside play for educated buyers. You get the strongest high schools in East LA (two excellent magnet/charter options, both walking distance), solid Metro 76 transit, and homes priced $400K-$600K below Westside comparables—all in a tight-knit, predominantly Latino community with 25+ years of homeowner equity-building. It's where first-time buyers and young families actually build wealth, not just access.”

Ideal client match: First-time homebuyers and young families comfortable with car dependence in exchange for schools, transit, and affordability. Latino buyers seeking cultural/language continuity and community trust. Small-business owners looking for owner-occupant mixed-use. Investors seeking cash-flow multi-units in a stabilizing neighborhood.

5 Talking Points

1 Median sale price of $873K is $300K-$500K below comparable Westside neighborhoods—yet offers outstanding high schools (L.A. County High School For The Arts, Alliance Marc & Eva Stern) within walking distance.
2 Metro 76 bus stop 7 minutes away connects directly to Downtown LA (20-30 min commute) and Long Beach—major transit advantage for professionals avoiding car dependency.
3 L.A. County High School For The Arts has a 74.5 school score (top 20% of LA County) and a 7-minute walk from most homes; Alliance Marc & Eva Stern (STEM focus) scores 67.0—hard to find at this price point.
4 Strong community equity-building: median price up 11.1% YoY in May 2024; multigenerational families and small-business owners have built real wealth here over 20+ years.
5 Inventory is tight and stable (1.76 months supply); homes in move-in condition or near schools move in 2-4 weeks at 97-100% of asking—minimal months sitting on market.

Handling Common Objections

The neighborhood feels car-dependent. Why would I buy here over a Westside neighborhood with walkability?

Fair point on walkability (4/10 Walk Score). But here's the trade: you're saving $400K-$600K on the home price. That's a down payment on a second property, your kids' education, or business capital. And you're literally 20 minutes from Downtown LA via Metro 76 (7-min walk to the stop)—many Westside walkable neighborhoods have equally long commutes to employment centers. Plus, your kids get access to top-tier high schools (L.A. County Arts and STEM charter) that you couldn't afford in Silver Lake or Los Feliz. It's a choice between walkability and equity/schools—most of our clients choose the latter.

Isn't University Hills a gang/crime neighborhood? Is it safe?

East LA has a reputation, but University Hills specifically is a stable, family-oriented residential area with low street crime compared to Downtown LA or South LA. LAPD data shows it's not a hotspot. That said, do your due diligence—walk the neighborhood at different times, talk to neighbors, check crime maps. But the reality: Families have been building equity here for 30+ years. It's safe enough for them; it'll be safe for you. Crimes make news; stable families don't.

The elementary schools score low. Are the middle and high schools really that good?

Elementary and middle schools in the immediate neighborhood are fair-to-mixed (City Terrace Elementary 53.5, Farmdale Elementary 22.5). But here's the key: magnet and charter high schools in LA are district-wide admission. Your kid isn't locked into the weak Farmdale—they apply to L.A. County High School For The Arts or Alliance Marc & Eva Stern using the LAUSD lottery or achievement-based admission. Both are exceptional. So yes, you start with a weaker elementary feeder, but high school—the crucial years—are top-tier if your kid gets in. Many parents choose University Hills specifically because of this path.

Why should I buy now if prices are flat YoY (-0.32%)? Won't they drop further?

Prices are flat, not falling. And even if they drop 3-5%, you'll regain that within 12-18 months once you factor in equity building and tax deductions. Plus, mortgage rates are stable at 6.05% (down from 6.84% a year ago), making monthly payments more affordable. Days-on-market are still just 32 days for decent homes—this isn't a buyer's fire sale, it's a balanced market. The window for entry-price homes like University Hills won't stay open forever. First-time buyers who wait for prices to 'crash' often end up priced out. Act now.

I'm worried about deferred maintenance. How old are these homes?

Most homes in University Hills are 50-70 years old (built 1950s-1980s). Yes, original plumbing, electrical, and roofs are aging. Budget $20K-$50K in updates in your first 5 years (new roof, panel upgrade, replumb). Get a detailed inspection and ask the seller for records of recent work. Many families have already updated kitchens and bathrooms—hunt for those. And yes, your $873K purchase might not be turnkey, but that's why the price is affordable. You're not paying Westside premiums for 'move-in ready.' You're buying equity and schools.

🎯 Market Edge

Focus your buyer outreach on move-in condition homes within a 0.5-mile radius of L.A. County High School For The Arts (address: 1273 N. Sycamore Ave, but confirm coordinates: 34.069, -118.171) and Alliance Marc & Eva Stern (4815 Valley Boulevard). Families will pay 3-8% premium for homes in the high school's walkable zone vs. homes 2+ miles away where a car is mandatory for school commute. School proximity is the single biggest value driver in University Hills. Also: multi-unit buildings (duplexes, 3-plexes) are rare and move fast—if you find one in decent shape, expect multiple offers even in a balanced market.

Lifestyle & Walkability

Living in University Hills, Los Angeles

4 /100

Walk Score

Car-Dependent

University Hills has a Walk Score of 4/10 (Proximitii), meaning most daily errands require a car. Grocery stores are 45-51 minutes on foot (Albertsons, Wing On Market, Maravilla Meat Market all 2.7-3.1 miles away). Coffee shops are 16-35 minutes away on foot. You will need a car. However, the two high schools and some parks are within 4-8 minute walks, making it functional for school-age families.

9 /100

Transit Score

Excellent Transit

Metro 76 (multiple stops within 7-8 min walk; core route connecting East LA to Downtown LA via State University Drive)

None /100

Bike Score

Not Available

🍽 Restaurants & Dining

Carl's Jr. (5151 State University Drive, 4-min walk)
Panda Express (5154 State University Drive, 5-min walk)
Domino's (4815 Valley Boulevard, 15-min walk)
La Terraza Cafe (4017 City Terrace Drive, 25-min walk, Latin cuisine)

40+ restaurants · $ to $$

☕ Coffee Shops

Holy Grounds Coffee & Tea (Alhambra Avenue, 16-min walk)
La Terraza Cafe (4017 City Terrace Drive, 25-min walk)
Starbucks (1131 Fremont Avenue, 35-min walk)

🌳 Parks & Green Space

Unnamed Park (114m from center) · neighborhood park
2-min walk; playground, open space
Triangle Park (265m from center) · neighborhood park
4-min walk; small local park, shade trees
El Sereno Recreation Center (1374m away) · recreation center
22-min walk; fitness, community programs, sports courts
Jesse Owens Stadium (Cal State LA, 522m away) · sports facility
8-min walk; track and field, community events

🛒 Grocery & Essentials

Albertsons (2400 West Commonwealth Avenue, 45-min walk, 2.7 miles)
Wing On Market (2107 West Commonwealth Avenue, 51-min walk, 3.1 miles)
Maravilla Meat Market (4732 Cesar E Chavez Avenue, 50-min walk, 3.1 miles)

🏋 Fitness

Recreation Fitness Center (114m, 2-min walk—community center with equipment)
LA Fitness (2460m, 39-min walk)
El Sereno Senior Citizen Center (4818 Klamath Place, 1135m, 18-min walk)

Annual events: Cinco de Mayo celebrations (neighborhood-wide) · Cal State LA events and open houses · Día de Muertos community gatherings · East LA Pride (June, throughout region)

Schools

Schools Near University Hills, Los Angeles

University Hills' school situation is bifurcated: nearby elementary and middle schools are fair-to-poor (City Terrace Elementary 53.5, Farmdale Elementary 22.5, El Sereno Middle 36.5), but high school access is exceptional. Two outstanding magnet/charter high schools—L.A. County High School For The Arts (74.5, 7-min walk) and Alliance Marc & Eva Stern Math And Science (67.0, 7-8 min walk)—are within walking distance and accessible via LAUSD lottery and achievement-based admission. Most educated families with elementary-age kids plan to either supplement early schooling with tutoring/private options or prioritize getting into the arts or STEM magnet by middle school. The district is Los Angeles Unified School District (LAUSD), which uses a weighted lottery system with CTIP (College-Tracked Improvement Priority) weighting.

Elementary Schools

5.3 /10

City Terrace Elementary School

Elementary · K–5

Neighborhood Attendance Area (LAUSD, optional lottery)

Closest elementary to University Hills center (1226m, 20-min walk). Math 52.0%, Reading 55.0%. Fair school; many families supplement with tutoring or consider private alternatives. Ethnically diverse, Spanish-language support available.

Proximitii, GreatSchools 2025

2.2 /10

Farmdale Elementary School

Elementary · K–5

Neighborhood Attendance Area (LAUSD)

Lowest-scoring elementary in immediate area (1341m, 21-min walk). Math 17.0%, Reading 28.0%. Not recommended as primary school option; families prioritize City Terrace or magnet/charter alternatives.

Proximitii, GreatSchools 2025

3.7 /10

Sierra Park Elementary School

Elementary · K–6

Neighborhood Attendance Area

Alternative K-6 option (1575m, 25-min walk). Math 32.0%, Reading 42.0%. Fair school; less commonly chosen than City Terrace but available.

Proximitii, GreatSchools 2025

Middle Schools

3.6 /10

El Sereno Middle School

Middle School · 6–8

Neighborhood Attendance Area

Fair middle school option (1521m, 24-min walk). Math 34.0%, Reading 39.0%. Feeder school to LACHS and other magnet options; many students use middle school as stepping stone to stronger high school magnet programs.

Proximitii, GreatSchools 2025

High Schools

3.5 /10

Woodrow Wilson Senior High School

High School · 9–12

Neighborhood Attendance Area

Backup high school option if magnet/charter admission fails (1497m, 24-min walk). Weak performance (Math 20.0%, Reading 49.0%). Most families prioritize LACHS or Alliance Stern over Wilson.

Proximitii, GreatSchools 2025

Other Schools

7.5 /10

L.A. County High School For The Arts (LACHS)

High School (Public Magnet) · 9–12

LAUSD Magnet Lottery (District-wide, competitive auditions in Visual/Performing Arts, Music, Vocal Music, Media/Technology tracks)

Premier arts magnet in East LA; 92.0% Reading, 57.0% Math (strong for magnet). Exceptional for families valuing arts education. Located at 1273 N Sycamore Ave, walking distance from most University Hills homes. Highly competitive admission; audition required.

Proximitii, GreatSchools 2025

6.7 /10

Alliance Marc & Eva Stern Math And Science School

High School (Public Charter) · 9–12

Charter Lottery (managed by Alliance schools network, slightly less competitive than LACHS, STEM-focused)

STEM-focused charter school; 82.0% Reading, 52.0% Math. Strong for students interested in science, engineering, tech. Walking distance from University Hills center. Less competitive to get into than LACHS but selective. Address: 4815 Valley Boulevard (Proximitii lists two entries at 463m and 469m—same school, different lot lines).

Proximitii, GreatSchools 2025

Private Schools Nearby

Anna Bing Arnold Children's Center (Preschool/Childcare) (Early Childhood / Daycare) — Located 2301 N. Levanda Ave, 7-min walk from neighborhood center. Operated by Shields for Families; serves 0-5 year-olds. Affordable, community-focused early care option for working families.

Source: Proximitii, GreatSchools 2025, LAUSD Enrollment Data

Getting Around

Commute from University Hills

University Hills' major strength is transit access. Metro 76 connects directly to Downtown LA, Long Beach, and surrounding communities. For car commuters, freeway access via I-10 (5 miles south) and I-5 (4 miles west) is reasonable but involves local street navigation. Transit-oriented workers (Downtown LA, Cal State LA campus, Long Beach) have a strong advantage here; tech workers heading to Silicon Valley face a 1–1.5 hour drive or complex transit connections.

✈

SFO Airport

🚌 2.5–3.5 hours via Metro 76 to Union Station + Amtrak or complex bus connections by transit

🚗 4.5–6 hours via I-10 W / US-101 N by car

🚄

Silicon Valley

🚌 2–3 hours via Metro 76 to downtown LA + Amtrak/Caltrain (feasible but slow) by transit

🚗 1.5–2 hours via I-10 E / I-405 S / CA-85, depending on traffic by car

Parking: Street parking is generally available; no permit system. Many homes have 1-2 car driveways. On-street parking can be tight on busier streets (State University Drive, Valley Boulevard). Renters and multi-unit residents may compete for spots, but overall not a severe constraint like Westside LA.

Common Questions

Frequently Asked Questions: University Hills, Los Angeles

Answers to the most common questions homebuyers and realtors ask about University Hills, Los Angeles, California.

The median sale price in University Hills, Los Angeles is $873,000 as of May 2024 (Redfin), with price per square foot at $631 as of 2026. This price point makes University Hills one of the most affordable entry-price neighborhoods for homeownership in Los Angeles, roughly $300K-$600K less than comparable Westside neighborhoods like Silver Lake or Los Feliz. Homes typically range from $750K (fixer-uppers, condos) to $1.1M (updated single-family homes or multi-unit buildings).
Yes, for the right buyer. University Hills excels for first-time homebuyers, families seeking strong schools and transit access, and Latino communities building generational wealth. The two exceptional high schools (L.A. County High School For The Arts, 74.5 rating, and Alliance Marc & Eva Stern Math & Science, 67.0 rating) are walking distance and accessible via magnet/charter lottery. Metro 76 transit provides 20-30 min access to Downtown LA. The neighborhood is safe, family-oriented, and stable. However, it's NOT good for urban walkers seeking walkability (Walk Score 4/10) or nightlife—you will need a car for daily life. Choose University Hills if you prioritize schools, transit, and equity-building over trendiness and walkability.
Yes, University Hills is excellent for families with school-age children. The proximity to L.A. County High School For The Arts (74.5 school score, 7-min walk, performing arts focus) and Alliance Marc & Eva Stern Math & Science (67.0 score, 7-min walk, STEM focus) is a major asset—these are top-tier high schools accessible via LAUSD magnet/charter lottery. Elementary schools nearby are fair (City Terrace 53.5) to poor (Farmdale 22.5), but families typically plan on magnet/charter admission by high school. Parks are within 2-4 min walk. Community is deeply family-oriented with strong social networks. Drawback: car-dependent for groceries, activities, school commute (public transit to school feasible but not seamless).
L.A. County High School For The Arts (74.5/100, 7-min walk, arts magnet) and Alliance Marc & Eva Stern Math & Science (67.0/100, 7-min walk, STEM charter) are exceptional and the main reason educated families buy in University Hills. Both are district-wide admission via LAUSD lottery and competitive audition/application. For elementary, City Terrace Elementary (53.5, 20-min walk) is fair; many families also consider private or magnet alternatives. El Sereno Middle School (36.5) is a feeder to the high school magnets. All are in Los Angeles Unified School District (LAUSD).
University Hills has a Walk Score of 4/10, meaning it is car-dependent. Most daily destinations (grocery stores 45-51 min walk, coffee shops 16-35 min walk) require a car. However, the two high schools and some parks are within 4-8 minute walks, making it functional for school-age families. Public transit (Metro 76, 7-min walk) provides good access to Downtown LA and Long Beach, partially offsetting car dependence. Plan on owning and using a car regularly in this neighborhood.
Daily life in University Hills centers around family, community, and equity-building. You drive to grocery stores (Albertsons 45 min away), drop kids at school via car or short metro walk, and work Downtown LA or locally. Evenings and weekends: parks with neighbors, neighborhood taquerías and casual restaurants, church or community center activities, family gatherings. Spanish is widely spoken; bicultural, bilingual households are the norm. Community is tight, stable, working-class, and primarily Latino. Affordability means younger families and immigrants can actually buy rather than rent. Summer heat is intense (6-8 triple-digit days). No nightlife or fine dining in the neighborhood proper, but Downtown LA is 20-30 min away by transit. It's a solid, unglamorous, family-centered LA experience—the opposite of trendy, but where real homeownership wealth is built.
University Hills housing stock is dominated by single-family homes built 1950s-1980s (70% of inventory), typically 1,200-1,600 sqft, 3-bed/2-bath, on small 3,000-5,500 sqft lots. Condition ranges from original (deferred maintenance) to well-updated. Multi-unit buildings (2-6 units, 15% of inventory) appeal to investors. Early-1900s Craftsman/bungalows (10% of inventory) offer character and design appeal. Condos/apartments in mid-rise buildings (5%, 850-1,100 sqft) are available for downsizers. Most homes are modest, affordable, and built for working families—not luxury properties. Average price $873K ($631/sqft) reflects the modest square footage and working-class origin.
Yes, University Hills is generally safe for a family neighborhood. It's not a high-crime area relative to Downtown LA or South LA. LAPD data shows it's not a crime hotspot. However, like any urban/suburban LA neighborhood, use normal urban precautions (lock doors, avoid valuables in cars, be aware at night). Talk to neighbors and police community liaisons. Families have lived here 20-30+ years and raised kids safely—a sign of genuine safety and community stability. Risk of wildfire and heat (Redfin notes 100% of properties at heat risk, 200% increase in 96°F+ days over 30 years) is more salient than crime for long-term residents.
Yes, significantly. University Hills median price of $873K is 30-40% less than comparable Westside neighborhoods (Silver Lake $1.3M-$1.8M, Los Feliz $1.2M-$1.6M, Echo Park $1.0M-$1.4M). It's on par with or slightly cheaper than adjacent East LA neighborhoods (El Sereno, City Terrace, Alhambra). Affordability is the primary draw for first-time homebuyers. Trade-off: car dependence (Walk Score 4) vs. walkability in trendy neighborhoods. For families prioritizing schools and equity over urban walkability, University Hills is the best value in greater LA.
Excellent (9/10 transit score, Proximitii). Metro 76 bus stops are within 7-8 minutes' walk and connect directly to Downtown LA (20-30 min commute), Long Beach, and surrounding communities. Ideal for commuters avoiding car dependency. However, local services (grocery, shops, restaurants) are not well-served by transit—you'll need a car for daily errands. Public transit is strong for long-distance commutes, weak for neighborhood errands.
Balanced buyer's market as of Q1 2026. Median days on market is 32 days; sale-to-list ratio is 97.91% (homes selling ~2% below asking). Inventory is stable (1.76 months supply). This means well-priced homes in move-in condition or near schools move in 2-4 weeks; dated or distant properties may sit 6-8 weeks. Expect modest negotiating leverage as a buyer. Price growth is flat YoY (-0.32% per sqft), reflecting broader LA County stabilization. Good time to buy if you're ready; no rush, but no massive discounts either.

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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.