Eastside Neighborhood Guide
Mount Washington, Atwater Village and Glassell Park
Hilltop houses, the LA River and some of the best values on the Eastside, with what homes actually sold for
Free Buyer’s GuideFree Seller’s GuideThese neighborhoods sit between Silver Lake, Highland Park and Glendale. Mount Washington is a hilltop of narrow, winding streets, canyon views and wooded lots, with the Self-Realization Fellowship grounds at the top. Atwater Village is flat and walkable, between the LA River and Glendale, with Glendale Boulevard as its main street. Glassell Park and Cypress Park fill in the hills and flats in between, and they are some of the more accessible entry points on the Eastside.
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
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. Details in the market snapshot below.
Mount Washington, Atwater Village and Glassell Park market snapshot
Over the last 12 months, 311 homes sold here at a median of about $1.25 million, almost all of them houses. Houses sold in a median of about 18 days with about 4.1 months of supply, and about 58% of all listings that came off the market sold. The 204 homes that sold in their first 30 days averaged 108.1% of asking.
What happened to every listing
224 homes came off the market without selling. 160 of them (71%) came back with a new listing, and 63 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 108.1% of asking. After 120 days, 94.5%.
Houses vs. condos
Mount Washington, Atwater Village and Glassell Park houses sell for about $870 a square foot, condos about $790.
Mount Washington, Atwater Village, Glassell Park and Cypress Park (TheMLS areas Mount Washington, Atwater, Glassell Park and Cypress 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 “Relisted” means a listing was canceled, expired or withdrawn and the same home was listed again during the period; a home relisted more than once counts each time.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 | 302 | $1,250,000 | $869 | 18 | 100.6% | 59% | 4.1 |
| Condos | 9 | $665,000 | $788 | 22 | 100.0% | 33% | 16 |
| All homes | 311 | $1,245,710 | $864 | 18 | 100.6% | 58% | 4.4 |
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“They managed to secure a huge credit that significantly offset our costs, which was such an incredible bonus.”
Rebecca K. · Nov 2024 · Read more reviews
Mount Washington, Atwater Village and Glassell Park values, street by street
Cypress Park and the lower Mount Washington streets, like Thorpe, Museum and Isabel, sold for medians of about $890,000 to $1 million. Glassell Park streets like Roderick, York and Cazador ran about $1.2 million to $1.4 million. In Mount Washington, Glenalbyn had the most sales, at a median of about $1.5 million, and San Rafael Avenue reached about $2.4 million. In Atwater Village, Brunswick and Garden ran about $1.4 million to $1.9 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.
Renting in Mount Washington, Atwater Village and Glassell Park
214 leases were signed here over the last 12 months at a median of about $4,200 a month, and about 63% of the rentals that came on the market leased, in a median of about 23 days. Mount Washington, where most rentals are houses, ran about $5,500, while Atwater Village and Glassell Park were around $4,000. 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.
Mount Washington, Atwater Village and Glassell Park at a glance
| Mount Washington, Atwater Village and Glassell Park | |
|---|---|
| Jurisdiction | City of Los Angeles |
| Neighborhoods | Mount Washington, Atwater Village, Glassell Park and Cypress Park |
| ZIP codes | Mainly 90065 and 90039 |
| Homes | Hillside houses from the 1910s through mid-century in Mount Washington and Glassell Park, 1920s and 1930s bungalows in Atwater Village |
| 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 |
Mount Washington, Atwater Village and Glassell Park, area by area
Mount Washington
The hilltop between Highland Park and Cypress Park, with narrow streets, canyon views and plenty of trees, close to Elyria Canyon Park. 121 houses sold at a median of about $1.3 million, from about $500,000 to $4.2 million, with about 3.3 months of supply. The 79 houses that sold in their first month averaged 110% of asking.
Atwater Village
Flat, walkable blocks between the LA River and Glendale, with shops and restaurants along Glendale Boulevard and the river path at the end of the street. 73 houses sold at a median of about $1.44 million, about $1,070 a square foot, the highest per foot on this page, in a median of 15 days.
Glassell Park
Hills and flats between Mount Washington, Eagle Rock and Atwater Village, along Eagle Rock Boulevard and the 2 freeway. 87 houses sold at a median of about $1.2 million, from about $480,000 to $2.35 million, with about 5.5 months of supply.
Cypress Park
The smaller pocket along Figueroa and Cypress Avenue near the river. 21 houses sold at a median of about $976,000, one of the lower price points on the Eastside.
Where I eat around Glassell Park
My go-to in the neighborhood.
Wood-fired
Dunsmoor
3501 Eagle Rock Blvd.
Southern-inspired cooking off two wood-fired ovens. Get the pork and green chili stew, the grilled quail with pepper jelly and the braised greens.
Thai
Holy Basil
Atwater Village
The Atwater location of Holy Basil, with bright, fiery Thai cooking.
Barbecue
Moo's Craft Barbecue
N. Broadway, Lincoln Heights
Texas-style barbecue a few minutes from Cypress Park. Get the brisket and come early before it sells out.
Buying and selling: what to know
Buyers should expect competition for well-priced houses. Get fully approved before you shop and be ready to write a clean offer. Hillside houses in Mount Washington and Glassell Park often need a close look at foundations, retaining walls, drainage, street access 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 108.1% of asking, while those that sold after 120 days averaged about 94.5%. Of the 224 listings that came off the market without selling, 160 were relisted and only 63 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
These neighborhoods are served by Los Angeles Unified, including Mount Washington Elementary, 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 stops at Southwest Museum, at the foot of Mount Washington, and at Lincoln/Cypress. The 2, the 5 and the 110 all run through or along the edges, so downtown, Glendale and Pasadena are each about 10 to 15 minutes away, and Atwater Village has direct access to the LA River path and Griffith Park.
“Our financing fell through and he helped us to find two alternatives and worked with those companies until we could get it finalized.”
Elizabeth P. · Oct 2026 · Read more reviews
Questions buyers and sellers ask
Which of these neighborhoods is the most affordable?
Cypress Park and Glassell Park had the lowest house medians over the last 12 months, at about $976,000 and $1.2 million. Mount Washington ran about $1.3 million and Atwater Village about $1.44 million.
How fast do homes sell here?
Fast. Houses sold in a median of about 18 days, and homes that sold in their first 30 days averaged about 108% of asking.
Is there a transfer tax here?
Yes. All of 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.
What should I check on a Mount Washington house?
Street width and parking, the foundation, retaining walls, drainage, the sewer line and permits, and get an insurance quote early, since some hillside streets are in mapped fire hazard zones.
Is Mount Washington in a fire zone?
Some hillside streets in Mount Washington and Glassell 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 Atwater Village in a flood zone?
Most of Atwater Village sits outside FEMA's high-risk flood zones, but it runs along the LA River, so check the FEMA flood map for the specific address and ask your lender whether flood insurance will be required.
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.
Nearby areas
Thinking about Mount Washington, Atwater Village or Glassell Park?
Whether you are buying your first house on the Eastside or selling a hilltop home in Mount Washington, I will walk you through the street, the house and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
