Eastside Neighborhood Guide
Silver Lake and Echo Park
Hillside houses, mid-century modern landmarks and two lakes, with what homes actually sold for
Free Buyer’s GuideFree Seller’s GuideSilver Lake and Echo Park sit in the hills between Hollywood and downtown, built around two lakes: the Silver Lake Reservoir and its meadow to the north, and Echo Park Lake to the south. The streets climb steeply, the lots are often small and terraced, and the housing runs from 1920s Spanish bungalows to some of the best mid-century modern houses in the city, including work by Richard Neutra and Rudolph Schindler.
It is also one of the most competitive markets in this guide. This page uses the last 12 months of MLS sales and leases so you can see values street by street and pocket by pocket.
Updated October 2026
Silver Lake and Echo Park, last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026. Details in the market snapshot below.
Silver Lake and Echo Park market snapshot
Over the last 12 months, 314 homes sold here at a median of about $1.45 million. Houses were the story: 266 sold at a median of about $1.6 million in a median of about 18 days, with about 4.2 months of supply. The 207 homes that sold in their first 30 days averaged 108.7% of asking, so well-priced homes routinely went over list.
What happened to every listing
257 homes came off the market without selling. 169 of them (66%) came back with a new listing, and 58 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 108.7% of asking. After 120 days, 99.2%.
Houses vs. condos
Silver Lake and Echo Park houses sell for about $1,000 a square foot, condos about $750.
Silver Lake and Echo Park (TheMLS areas Silver Lake – Echo Park), houses and condos priced $450,000 and up, October 21, 2025 to October 21, 2026. Sold counts exclude sales recorded off the MLS. “Relisted” means a listing was canceled, expired or withdrawn and the same home was listed again during the period; a home relisted more than once counts each time. Information deemed reliable but not guaranteed.
| Last 12 months | Sold | Median price | Median $/sq ft | Median days | Sale-to-list | Listings that sold | Months of supply |
|---|---|---|---|---|---|---|---|
| Houses | 266 | $1,600,000 | $999 | 18 | 101.5% | 55% | 4.2 |
| Condos | 48 | $925,000 | $748 | 22 | 100.0% | 56% | 7.3 |
| All homes | 314 | $1,453,000 | $949 | 18 | 101.0% | 55% | 4.6 |
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“He will tell you when he doesn’t think a home is a good fit, a good investment, or the right neighborhood.”
Deanna H. · Dec 2022 · Read more reviews
Silver Lake and Echo Park values, street by street
In Echo Park, houses on streets like Clifford and Landa sold for medians of about $1 million to $1.2 million. Silver Lake ran higher: Effie and Occidental about $1.6 million to $1.7 million, Coronado, Lucile and Westerly around $1.9 million to $2.2 million, and the hillside streets near the reservoir, like Panorama, Redcliff, Moreno and Micheltorena, about $2.4 million to $2.8 million. Micheltorena had the most sales, with 11.
Median house price by street
Median of house sales of $450,000 and up, last 12 months, streets with four or more sales within one area.
Condos ran from about $620,000 on Marathon Street to about $970,000 on Waverly Drive near the reservoir, with Bellevue, Micheltorena and Griffith Park Boulevard in between.
Renting in Silver Lake and Echo Park
477 leases were signed here over the last 12 months at a median of about $3,900 a month, and about 63% of the rentals that came on the market leased, in a median of 26 days. Many older buildings fall under the City of Los Angeles Rent Stabilization Ordinance, which generally covers units built before October 1978, so check the rules before you buy an income property.
Median rent by bedrooms
Leases in the same areas, last 12 months. Source: TheMLS.
Silver Lake and Echo Park at a glance
| Silver Lake and Echo Park | |
|---|---|
| Jurisdiction | City of Los Angeles |
| Neighborhoods | Silver Lake, Echo Park, Elysian Heights and Angelino Heights |
| ZIP codes | Mainly 90026 and 90039 |
| Homes | 1920s Spanish and Craftsman houses, mid-century modern hillside houses, Victorians in Angelino Heights, and small condo buildings |
| Median sale price | Houses $1,600,000. Condos $925,000 |
| School district | Los Angeles Unified |
| Transfer tax | $5.60 per $1,000 (city and county combined), plus Measure ULA on sales above $5.4 million |
| Historic districts | Angelino Heights is an HPOZ |
Silver Lake and Echo Park, area by area
Silver Lake
The hills around the Silver Lake Reservoir and the shops and restaurants along Sunset Boulevard, from Sunset Junction up to the Moreno and Micheltorena hillsides. 182 houses sold at a median of about $1.75 million, about $1,030 a square foot, from about $600,000 to $6.7 million. The 123 houses that sold in their first month averaged 110.2% of asking. 42 condos sold at a median of about $882,500.
Echo Park, Elysian Heights and Angelino Heights
East of Glendale Boulevard, around Echo Park Lake and up into Elysian Heights next to Elysian Park and Dodger Stadium, plus the Victorian houses of Angelino Heights. 84 houses sold at a median of about $1.37 million, from about $500,000 to $3.25 million, in a median of 18 days, with about 3.9 months of supply. The 57 that sold in their first month averaged 105.9% of asking.
Where I eat in Silver Lake and Echo Park
My go-to spots in the neighborhood.
Indian sports bar
Pijja Palace
2711 Sunset Blvd.
An Indian sports bar with games on the TVs and a Michelin Bib Gourmand. Get the rigatoni in creamy tomato masala, the dosa-battered onion rings and a thin, crisp pizza.
Raw bar
Ceviche Project
2524 1/2 Hyperion Ave.
A small raw bar built around ceviche and tostadas. Get the kanpachi tostada and the scallop shooters, and ask for the habanero oil if you like heat.
All day
Doto
654 N. Hoover St.
Coffee and breakfast in the morning, sandwiches at lunch and a patio at night. The fried chicken sandwich and the Comté cheeseburger are the moves.
Pizza and cake
Quarter Sheets
1305 Portia St., Echo Park
A tiny Echo Park spot for pan pizza and cake by the slice. Order ahead, since it sells out.
Tacos
El Ruso
Silver Lake
Sonoran-style tacos and burritos on thin, handmade flour tortillas.
Sandwiches
Wax Paper
Frogtown
A tiny sandwich shop by the LA River with sandwiches named after NPR hosts, built on great bread.
Buying and selling: what to know
Buyers should expect competition. Most well-priced houses sold within three weeks and over asking, so get fully approved before you shop, know your number, and be ready to write a clean offer. Many hillside houses have steep lots, retaining walls, older foundations and unpermitted additions, so a thorough inspection, a sewer line scope and a permit check matter a lot.
For sellers, the first month matters most: homes that sold in their first 30 days averaged 108.7% of asking, while those that sold after 120 days came in around 99%. Of the 257 listings that came off the market without selling, 169 were relisted and only 58 of those sold.
What is your home worth?
Tell me the address and I will send you a value based on recent sales on your street, not an online estimate.
Schools
Silver Lake and Echo Park are served by Los Angeles Unified, including well-regarded neighborhood elementary schools like Ivanhoe Elementary in Silver Lake, along with a number of charter and private schools. Assignments depend on the address, so confirm the attendance area for any specific home.
Getting around
Sunset Boulevard is the main spine, with Glendale Boulevard and Hyperion Avenue running north toward Atwater Village and Los Feliz. The 101 and the 5 are close by, downtown is about 10 minutes away, and the Metro B Line stops at Vermont/Sunset on the west edge. Dodger Stadium is right next door to Echo Park.
“Brett never gave up, never made us feel like we were asking for too much and kept fighting for us until we found the right home.”
Paulina M. · Aug 2026 · Read more reviews
Questions buyers and sellers ask
Is Silver Lake a competitive market?
Yes. Over the last 12 months, houses sold in a median of about 17 days, and homes that sold in their first 30 days averaged about 109% of asking. Supply was about 4 months.
What is the difference between Silver Lake and Echo Park?
Silver Lake sits to the north and west, around the reservoir, and its houses sold for a median of about $1.75 million. Echo Park, around Echo Park Lake and up into Elysian Heights, ran about $1.37 million.
Is there a transfer tax in Silver Lake and Echo Park?
Yes. Both are in the City of Los Angeles, so the combined city and county rate applies: $5.60 per $1,000 (city and county combined), plus Measure ULA on sales above $5.4 million.
What should I check on a hillside house?
Have the foundation, retaining walls, drainage, sewer line and permits checked, and get an insurance quote early, since some hillside streets are in mapped fire hazard zones.
Can I add an ADU on a hillside lot?
In most of the City of Los Angeles you can add an ADU, and often a junior ADU, to a single-family lot, and state law limits how much a city can restrict them. Hillside lots, substandard streets, fire zones and HPOZs can add limits, so have the lot reviewed before you count on the extra unit.
Is my building rent controlled?
In the City of Los Angeles, the Rent Stabilization Ordinance generally covers buildings with two or more units that got their certificate of occupancy on or before October 1, 1978. Single-family houses and condos are usually exempt from the rent cap under state law, though tenant protections still apply. Check the building's permit history before you buy an income property.
Nearby areas
- Los Feliz
- Mount Washington, Atwater Village and Glassell Park
- Hancock Park, Larchmont and Miracle Mile
- The Eastside overview
Thinking about Silver Lake or Echo Park?
Whether you are trying to win a hillside house in Silver Lake or selling a bungalow near Echo Park Lake, I will walk you through the street, the house and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
