Eastside Neighborhood Guide
The Eastside
Silver Lake, Echo Park, Los Feliz, Highland Park, Eagle Rock, Mount Washington, Atwater Village and Glassell Park
Free Buyer’s GuideFree Seller’s GuideThe Eastside runs from Los Feliz and Silver Lake, between Hollywood and downtown, up through Echo Park and into Northeast LA: Highland Park, Eagle Rock, Mount Washington, Atwater Village and Glassell Park. It is hillier, older and more varied than most of the Westside, with Craftsman bungalows, 1920s Spanish houses and mid-century modern landmarks, and it is one of the fastest-moving markets in this guide.
This overview compares the neighborhoods side by side using the last 12 months of MLS data. Each one has its own full guide with street-by-street values.
Updated October 2026
Silver Lake, Echo Park, Los Feliz, Highland Park, Eagle Rock, Mount Washington, Atwater Village, Glassell Park and Cypress Park, last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026.
Eastside market snapshot
Over the last 12 months, 1,207 homes sold across these neighborhoods at a median of about $1.33 million. 1,085 of them were houses, at a median of about $1.4 million, selling in a median of 17 days with about 3.9 months of supply. The 789 homes that sold in their first 30 days averaged 107.8% of asking, so in most of the Eastside, a well-priced house sells over list.
What happened to every listing
891 homes came off the market without selling. 619 of them (69%) came back with a new listing, and 252 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 107.8% of asking. After 120 days, 95.1%.
Houses vs. condos
Eastside houses sell for about $920 a square foot, condos about $770.
Silver Lake, Echo Park, Los Feliz, Highland Park, Eagle Rock, Mount Washington, Atwater Village, Glassell Park and Cypress Park (TheMLS areas of the same names), 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 “Relisted” means a listing was canceled, expired or withdrawn and the same home was listed again during the period; a home relisted more than once counts each time.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 | 1085 | $1,395,000 | $921 | 17 | 100.6% | 58% | 3.9 |
| Condos | 122 | $810,000 | $765 | 26 | 100.0% | 53% | 6.4 |
| All homes | 1207 | $1,325,000 | $895 | 18 | 100.3% | 58% | 4.2 |
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Eastside values, neighborhood by neighborhood
House prices step up as you move west toward Hollywood. Cypress Park had the lowest median, at about $976,000, followed by Highland Park and Glassell Park at about $1.2 million, and Mount Washington, Echo Park and Eagle Rock at about $1.3 million to $1.4 million. Atwater Village ran about $1.44 million, Silver Lake about $1.75 million, Franklin Hills about $2.1 million, and the Los Feliz hills about $3 million.
Median house price by neighborhood
Median of house sales of $450,000 and up, last 12 months.
Neighborhood guides
| Neighborhood | Houses sold | Median house price | Median days | First-month sales, avg. of asking |
|---|---|---|---|---|
| Silver Lake and Echo Park | 266 | $1,600,000 | 18 | 108.7% |
| Los Feliz and Franklin Hills | 134 | $2,450,000 | 20 | 106.4% |
| Highland Park and Eagle Rock | 383 | $1,250,000 | 16 | 107.4% |
| Mount Washington, Atwater Village and Glassell Park | 302 | $1,250,000 | 18 | 108.1% |
Renting on the Eastside
1,108 leases were signed across these neighborhoods over the last 12 months at a median of about $4,000 a month, and about 64% of the rentals that came on the market leased, in a median of 26 days. Rents ranged from about $3,400 in Cypress Park to about $6,000 or more for houses in Franklin Hills and the Los Feliz hills.
Median rent by bedrooms
Leases in the same areas, last 12 months. Source: TheMLS.
Buying and selling: what to know
The Eastside rewards preparation. Buyers should be fully approved, know their top number, and be ready to write a clean offer, because well-priced houses here often sell within three weeks and over asking. Many houses are 80 to 100 years old and sit on hillsides, so inspect the foundation, retaining walls, drainage, sewer line and permits, check for HPOZ rules in places like Highland Park and Angelino Heights, and get an insurance quote early on hillside streets.
For sellers, the first month matters most: homes that sold in their first 30 days averaged 107.8% of asking, and of the 891 listings that came off the market without selling, only 252 sold after being relisted.
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Questions buyers and sellers ask
Which Eastside neighborhood is the most affordable?
Over the last 12 months, Cypress Park had the lowest house median, at about $976,000, followed by Highland Park and Glassell Park at about $1.2 million. Mount Washington, Echo Park and Eagle Rock ran about $1.3 million to $1.4 million.
How competitive is the Eastside?
Very. Houses sold in a median of 17 days, and homes that sold in their first 30 days averaged about 108% of asking.
Is there a transfer tax on the Eastside?
Yes. These neighborhoods 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.
Do I need to worry about fire zones on the Eastside?
Some hillside streets in Los Feliz, Silver Lake, Echo Park, Mount Washington, Glassell Park and Eagle Rock 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.
Can I add an ADU to an Eastside house?
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 Eastside 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.
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.
Thinking about the Eastside?
Whether you are trying to win your first house in Highland Park or selling in Silver Lake, I will walk you through the neighborhood, the house and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
