Eastside Neighborhood Guide
Los Feliz and Franklin Hills
Hillside estates below Griffith Park, walkable Vermont and Hillhurst, and Franklin Hills, with what homes actually sold for
Free Buyer’s GuideFree Seller’s GuideLos Feliz runs from the walkable flats along Vermont and Hillhurst up into the hills below Griffith Park, the Observatory and the Greek Theatre. The upper streets hold some of the most important houses in Los Angeles, including Frank Lloyd Wright’s Ennis House and Richard Neutra’s Lovell Health House, alongside 1920s Spanish and Tudor estates. Franklin Hills, to the east, is a quieter pocket of hillside houses around the Shakespeare Bridge.
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
Los Feliz and Franklin Hills, last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026. Details in the market snapshot below.
Los Feliz market snapshot
Over the last 12 months, 184 homes sold in Los Feliz and Franklin Hills at a median of about $1.99 million. 134 houses sold at a median of about $2.45 million in a median of about 20 days, with about 4.4 months of supply, and 50 condos sold at a median of about $815,000. The 107 homes that sold in their first 30 days averaged 106.4% of asking.
What happened to every listing
143 homes came off the market without selling. 100 of them (70%) came back with a new listing, and 36 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 106.4% of asking. After 120 days, 94.4%.
Houses vs. condos
Los Feliz houses sell for about $1,010 a square foot, condos about $820.
Los Feliz and Franklin Hills (TheMLS areas Los Feliz), 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 “Relisted” means a listing was canceled, expired or withdrawn and the same home was listed again during the period; a home relisted more than once counts each time.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 | 134 | $2,450,000 | $1,013 | 20 | 99.2% | 54% | 4.4 |
| Condos | 50 | $815,000 | $815 | 27 | 100.0% | 63% | 4.3 |
| All homes | 184 | $1,989,000 | $916 | 21 | 100.0% | 56% | 4.4 |
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Los Feliz values, street by street
In Franklin Hills, houses on Lyric and Franklin avenues sold for medians of about $1.9 million to $2.1 million. In the Los Feliz hills, Ambrose, Commonwealth, Catalina and Hobart ran from about $2.7 million to $3.3 million, with the larger estates higher up selling well above that.
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 $554,000 on Vermont to about $830,000 on Los Feliz Boulevard, the busiest condo street with 15 sales, with Finley Avenue and Griffith Park Boulevard in between.
Renting in Los Feliz
174 leases were signed here over the last 12 months at a median of about $4,500 a month, and about 65% of the rentals that came on the market leased, in a median of 26 days. Houses in the hills and in Franklin Hills rented for about $6,000 to $6,400 a month, and apartments and condos in the flats for about $3,500. 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.
Los Feliz at a glance
| Los Feliz | |
|---|---|
| Jurisdiction | City of Los Angeles |
| Neighborhoods | Los Feliz, Los Feliz Oaks and Franklin Hills |
| ZIP code | 90027 |
| Homes | 1920s Spanish, Tudor and Mediterranean estates, modernist landmarks, hillside houses, and condos and apartments in the flats |
| Median sale price | Houses $2,450,000. Condos $815,000 |
| 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 |
| Nearby | Griffith Park, Griffith Observatory and the Greek Theatre |
Los Feliz, area by area
The Los Feliz hills
The streets climbing north toward Griffith Park, including Los Feliz Oaks and the upper ends of Catalina, Commonwealth and Hobart. 64 houses sold at a median of about $3.05 million, from about $1.3 million to $24.75 million, with about 3.2 months of supply. Big estates take longer to sell, so the median here was about a month.
Franklin Hills and east Los Feliz
East of Hillhurst toward the Shakespeare Bridge and Griffith Park Boulevard, with hillside houses on streets like Lyric and Franklin. 59 houses sold at a median of about $2.07 million, in a median of just 14 days, and the 43 that sold in their first month averaged 107.8% of asking. 12 condos sold at a median of about $830,000.
The Los Feliz flats
Closer to Hollywood Boulevard and the Vermont and Hillhurst shops, with more apartments and condos than houses. 18 condos sold at a median of about $617,500, and 11 houses at about $1.8 million.
Where I eat near Los Feliz
My go-to, just south of the neighborhood.
Seafood
Found Oyster
4880 Fountain Ave., East Hollywood
A small New England-style raw bar and seafood shack. Get oysters, the scallop tostada and the lobster roll.
Burgers
Goldburger
Los Feliz
Smash burgers done right, with a bar to sit at. An easy weeknight dinner.
Buying and selling: what to know
Buyers should expect competition, especially for well-priced houses under about $2.5 million. Get fully approved before you shop and be ready to write a clean offer. Hillside houses here often need a close look at foundations, retaining walls, drainage and permits, and some streets are in mapped fire hazard zones, so get an insurance quote early.
For sellers, the first month matters most: homes that sold in their first 30 days averaged 106.4% of asking, while those that sold after 120 days averaged about 94%. Of the 143 listings that came off the market without selling, 100 were relisted and only 36 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
Los Feliz is served by Los Angeles Unified, including Franklin Avenue Elementary and John Marshall 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
Los Feliz Boulevard, Franklin Avenue and Hollywood Boulevard run east-west, with Vermont and Hillhurst running north into Griffith Park. The Metro B Line stops at Vermont/Sunset, the 5 is a few minutes east, and Hollywood, Silver Lake and Glendale are all close by.
“Brett was always honest, available to answer questions, provide updates, and offer guidance backed by cutting edge data analysis.”
Alsatia S. · Nov 2024 · Read more reviews
Questions buyers and sellers ask
How much is a house in Los Feliz?
Over the last 12 months houses sold for a median of about $2.45 million: about $2.1 million in Franklin Hills and about $3 million in the Los Feliz hills, with the largest estates selling for much more.
How fast do homes sell in Los Feliz?
Houses sold in a median of about 20 days, and homes that sold in their first 30 days averaged about 106% of asking. Franklin Hills was the fastest, at about 14 days.
Is there a transfer tax in Los Feliz?
Yes. Los Feliz is 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.
Is Los Feliz in a fire zone?
Some hillside streets in Los Feliz and Franklin Hills, especially near Griffith Park, are in state-mapped Very High Fire Hazard Severity Zones. That affects brush clearance requirements, building rules and, most of all, insurance. Look up the address on the CAL FIRE map and get an insurance quote early in escrow, before your contingencies are up.
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
- Silver Lake and Echo Park
- Hancock Park, Larchmont and Miracle Mile
- Studio City and Toluca Lake
- The Eastside overview
Thinking about Los Feliz?
Whether you are buying a Spanish house below the Observatory or selling in Franklin Hills, I will walk you through the street, the house and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
