Eastside Neighborhood Guide
Highland Park and Eagle Rock
Craftsman bungalows, York and Figueroa, and the hills around Occidental College, with what homes actually sold for
Free Buyer’s GuideFree Seller’s GuideHighland Park and Eagle Rock sit side by side in Northeast LA, along the Arroyo Seco and up into the hills toward Glendale and Pasadena. Highland Park has one of the largest collections of Craftsman bungalows in the city, much of it inside the Highland Park-Garvanza historic district, with York Boulevard and Figueroa Street as its main streets. Eagle Rock, named for the rock formation at its north end, is a little quieter and more suburban, with Occidental College and the shops along Colorado Boulevard.
Houses here sell fast and often over asking. This page uses the last 12 months of MLS sales and leases so you can see values street by street.
Updated October 2026
Highland Park and Eagle Rock, last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026. Details in the market snapshot below.
Highland Park and Eagle Rock market snapshot
Over the last 12 months, 398 homes sold here at a median of about $1.24 million, almost all of them houses. Houses sold in a median of about 16 days with only about 3.4 months of supply, and about 60% of all listings that came off the market sold. The 271 homes that sold in their first 30 days averaged 107.4% of asking.
What happened to every listing
267 homes came off the market without selling. 186 of them (70%) came back with a new listing, and 94 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 107.4% of asking. After 120 days, 94.1%.
Houses vs. condos
Highland Park and Eagle Rock houses sell for about $900 a square foot, condos about $550.
Highland Park and Eagle Rock (TheMLS areas Highland Park and Eagle Rock), 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 “Relisted” means a listing was canceled, expired or withdrawn and the same home was listed again during the period; a home relisted more than once counts each time.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 | 383 | $1,250,000 | $895 | 16 | 101.4% | 61% | 3.4 |
| Condos | 15 | $719,000 | $548 | 29 | 100.0% | 42% | 4.8 |
| All homes | 398 | $1,236,000 | $885 | 16 | 100.9% | 60% | 3.5 |
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Highland Park and Eagle Rock values, street by street
In Highland Park, the numbered avenues off Figueroa, like Avenues 49, 52, 53 and 57, sold for medians of about $1.1 million to $1.3 million, and Avenue 55 reached about $1.5 million. Eagle Rock ran a little higher: Yosemite and Addison around $1.2 million to $1.35 million, Oak Grove and College View about $1.6 million, and the hillside houses on Hill Drive about $2.2 million.
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 are a small part of this market. 15 sold at a median of about $719,000.
Renting in Highland Park and Eagle Rock
243 leases were signed here over the last 12 months at a median of about $3,800 a month, and about 65% of the rentals that came on the market leased, in a median of 25 days. Highland Park ran about $3,600 and Eagle Rock about $3,975. Many older buildings fall under the City of Los Angeles Rent Stabilization Ordinance, which generally covers units built before October 1978.
Median rent by bedrooms
Leases in the same areas, last 12 months. Source: TheMLS.
Highland Park and Eagle Rock at a glance
| Highland Park and Eagle Rock | |
|---|---|
| Jurisdiction | City of Los Angeles |
| Neighborhoods | Highland Park, Garvanza and Eagle Rock |
| ZIP codes | 90042 and 90041 |
| Homes | Craftsman bungalows and Victorians in Highland Park and Garvanza, 1920s through mid-century houses in Eagle Rock |
| Median sale price | Houses $1,250,000 |
| 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 | Highland Park and Garvanza are HPOZs |
Highland Park and Eagle Rock, area by area
Highland Park
From the Arroyo Seco up through the avenues off Figueroa and York, with the Metro A Line stop at Avenue 57. 218 houses sold at a median of about $1.19 million, about $880 a square foot, from about $475,000 to $2.6 million, in a median of 18 days, with about 3.6 months of supply. The 144 that sold in their first month averaged 106.7% of asking.
Eagle Rock
North of the 134 and around Occidental College, from the flats along Colorado and Eagle Rock boulevards up into the hills. 165 houses sold at a median of about $1.38 million, about $910 a square foot, from about $620,000 to $5.3 million. It was the fastest market on this page: a median of 15 days, about 3.2 months of supply, and about 69% of listings sold. The 119 that sold in their first month averaged 108.7% of asking.
Where I eat in Highland Park
A few places I keep going back to.
Mexican-Italian
Amiga Amore
5668 York Blvd.
Mexican and Italian cooking under one roof. Try the elote agnolotti and the pork chop Milanese with a tortilla crust.
Tacos
Villa's Tacos
5455 N. Figueroa St.
Victor Villa started grilling in a Highland Park backyard. Blue-corn tortillas made by hand, great salsas, and lines worth waiting in.
Donuts
Donut Friend
5107 York Blvd.
Plant-based donuts with punny names and over-the-top fillings. An easy morning stop.
Taiwanese
Joy
5100 York Blvd.
A Taiwanese counter from the team behind Pine and Crane. Get the clamshell bun, the thousand-layer pancake and the Chiayi chicken rice.
Sandwiches
Jeff's Table
York Blvd., Highland Park
A sandwich counter tucked inside a wine shop. Grab a sandwich and a bottle on the way home.
Buying and selling: what to know
Buyers should expect competition for well-priced houses. Get fully approved before you shop, decide your top number in advance, and be ready to write a clean offer. Many houses here are 100 years old, so a thorough inspection, a sewer line scope, a foundation check and a permit check matter a lot, and inside the HPOZ, exterior changes go through design review.
For sellers, the first month matters most: homes that sold in their first 30 days averaged 107.4% of asking, while those that sold after 120 days averaged about 94%. Of the 267 listings that came off the market without selling, 186 were relisted and 94 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
Highland Park and Eagle Rock are served by Los Angeles Unified, including Franklin High School in Highland Park and Eagle Rock High School, 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
The Metro A Line runs through Highland Park, with a station at Avenue 57, connecting to Pasadena and downtown. The 110 Arroyo Seco Parkway runs along the south edge, and the 134 and the 2 serve Eagle Rock, with Pasadena and Glendale a few minutes away. Downtown is about 15 minutes by car.
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Questions buyers and sellers ask
How fast do homes sell in Highland Park and Eagle Rock?
Fast. Over the last 12 months houses sold in a median of about 16 days with only about 3.4 months of supply, and homes that sold in their first 30 days averaged about 107% of asking.
Is Highland Park in a historic district?
Much of it is. The Highland Park-Garvanza HPOZ covers a large part of the neighborhood, so exterior changes visible from the street go through design review. Check the HPOZ map for any address.
Is there a transfer tax in Highland Park and Eagle Rock?
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 an older Craftsman?
Have the foundation, electrical, plumbing and sewer line inspected, check permits for additions and converted garages, and get an insurance quote early on hillside streets.
What can I change on a house in the Highland Park-Garvanza HPOZ?
Exterior changes visible from the street, like windows, doors, porches, roofs and additions, go through design review, and some smaller work can be approved by staff. Interiors are generally not reviewed. Check the HPOZ map and the preservation plan for the address before you plan a remodel.
Can historic homes here get a property tax break?
Owners of qualifying historic homes in the City of Los Angeles can apply for a Mills Act contract, which can lower property taxes in exchange for maintaining and restoring the house. The city accepts applications once a year, so ask about it early if you are buying a historic home.
Can I add an ADU in Highland Park or Eagle Rock?
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.
Nearby areas
- Mount Washington, Atwater Village and Glassell Park
- Silver Lake and Echo Park
- Los Feliz
- The Eastside overview
Thinking about Highland Park or Eagle Rock?
Whether you are trying to land a Craftsman in Highland Park or selling a hillside house in Eagle Rock, I will walk you through the street, the house and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
