Angeles Pointe Condos in Lake View Terrace, CA (Detached Homes on Terra Vista Way)

Written by Antonio Vaziri, Realtor, Epique Realty, DRE #01927866 · Last updated: October 6, 2026

Angeles Pointe is a community of 39 detached two-story homes at the end of Terra Vista Way in Lake View Terrace, in the foothills of the northeast San Fernando Valley. The homes were built in 2020 and 2021, and the builder's MLS listings name Watt Communities as the builder. Each home stands on its own with no shared walls, but the County records every one of them as a condominium unit on a single shared lot, which is why the MLS and the title records call them condos.

I listed and sold a home here in December 2023, at 11881 Terra Vista Way #120. This guide puts what I learned on that sale together with the public record: the three addresses and how the homes are numbered, the three floor plans and their square footage, the association dues and what listings say they cover, every MLS sale here since 2023, and the questions a buyer should ask early because the homes are condominiums.

Detached homes with condominium ownership

The Los Angeles County Assessor records Angeles Pointe as Tract 62196, with all 39 homes recorded as condominium units on Lot 1 and released in seven phases. In practical terms, each owner holds a condominium unit together with an interest in the shared lot, as described in the recorded condominium plan and CC&Rs, rather than a separately subdivided lot for each house. Your escrow officer, title officer or attorney can walk you through the details. This is also why the MLS shows some of these homes as detached houses and others as condominiums.

The ownership type can affect three things a buyer should ask about before writing an offer: how the lender will treat the loan (see the FHA note below), what the association's master insurance covers compared with what your own policy must cover, and which parts of the exterior and yard the association maintains. The association's CC&Rs answer the last two. Your lender and your insurance agent answer the first two for your own situation.

The association is the Angeles Pointe Owners Association. Listings from 2023 through 2025 name The Management Trust as the management company.

The three addresses and the floor plans

Angeles Pointe has three kinds of addresses on Terra Vista Way, and each one lines up with a floor plan. The County Assessor's parcel records show this split:

The total is 39. Every home is two stories with an attached two-car garage. In the 1,886 square foot plan I sold, all three bedrooms are upstairs along with the loft and the laundry room, and the main floor is an open kitchen, dining and living area with a half bath.

Square footage in the MLS comes from the Assessor or from the listing agent and is not a measurement. The builder's 2020 listings showed slightly different figures for the same plans (1,912, 2,076 and 2,912 sq ft). If size matters to your price, measure.

Not part of Angeles Pointe: the older detached houses across Terra Vista Way, including 11874 and 11880 Terra Vista Way, and the homes on Kathyann Street, Eldridge Avenue and Carl Street, are on their own lots and are not in the association. The listing buttons on this page are drawn around the Angeles Pointe homes only.

HOA dues and what listings say they cover

Dues at Angeles Pointe are modest for a newer community because there is no pool, spa or clubhouse listed in any MLS record I reviewed. They have risen gradually since the builder's listings in 2020:

Listings describe the dues as covering grounds maintenance and professional management. The community features listed in the MLS are sidewalks and street lights. Read the association budget to see exactly what the dues pay for and which utilities you pay directly.

Parking, pets and renting out a home

Every home has an attached two-car garage with side-by-side spaces. The garage in the home I sold was pre-wired for an electric vehicle charger, so ask about that for the specific home you are considering. Listings also mention guest parking within the community. Terra Vista Way ends at Angeles Pointe, so the drive inside the community carries no through traffic.

Pet and leasing rules are set by the association's CC&Rs and rules, and I have not seen a current copy, so I will not guess at limits here. As of October 6, 2026, I found no lease of an Angeles Pointe home recorded in the MLS. If you plan to rent a home out or bring a pet, ask the management company for the current rules before you make an offer, and read them during escrow.

FHA approval: what the federal list shows today

Because Angeles Pointe is recorded as a condominium, a buyer using an FHA loan needs either an approved project or a single-unit approval. On October 6, 2026, I searched the HUD FHA condominium list by name and by ZIP code 91342 and did not find Angeles Pointe or any project at Terra Vista Way. Ask your lender how it would handle the loan before you write an offer. This is a financing question for the lender, not a reason to rule the community out.

Every Angeles Pointe sale in the MLS since 2023

Six Angeles Pointe homes closed through the MLS from January 2023 through early October 2026. Here they are, newest first:

What the numbers say

• 1,886 square foot plan: five sales from $745,000 to $840,000. The three 2023 sales closed above their asking prices within 6 to 12 days on the market. The two 2025 sales closed below their asking prices after longer marketing periods.
• 2,033 square foot plan: one sale, $840,000 in December 2025.
• 3,036 square foot four-bedroom plan: no MLS resale has closed. One was listed in 2025 and the listing expired without a sale.

On October 6, 2026, the MLS showed no Angeles Pointe home for sale or for lease. The buttons above always show what is available now.

Where Angeles Pointe sits in Lake View Terrace

Terra Vista Way runs off Pierce Street in the hillside part of Lake View Terrace, near Eldridge Avenue and Kagel Canyon Street. From Angeles Pointe:

• Hansen Dam Recreation Area, at 11770 Foothill Boulevard, is about a mile to the south in a straight line. The Hansen Dam area also holds the aquatic center, the horse park, golf and Discovery Cube Los Angeles.
• The Lake View Terrace Branch Library, at 12002 Osborne Street, is also about a mile away in a straight line.
• The 210 Foothill Freeway runs through Lake View Terrace, with a ramp at Osborne Street.
• The MLS listing for the home I sold showed views of the hills and the city lights. Views differ from home to home, so judge each one in person.

The property is in the City of Los Angeles and in ZIP code 91342, which Lake View Terrace shares with Sylmar. That is why MLS records show the city as Lake View Terrace, Lakeview Terrace or Sylmar for the same street.

Public school assignment depends on the exact address. Use the LAUSD Resident School Identifier with the full address to see the assigned schools. For the wider area, see my Sylmar homes for sale page.

What I learned selling a home at Angeles Pointe

When I listed 11881 Terra Vista Way #120 at the end of November 2023, the home went into contract in six days and closed on December 29, 2023 at $840,000, above its $799,000 asking price. The home had no shared walls, an attached two-car garage, a 2020 build date and association dues of $254 a month at the time.

Two details deserve attention early. The home I sold had solar panels that the seller owned outright. Confirm whether the panels on any home you are considering are owned, financed or leased, because that changes what transfers with the sale. And because the homes are recorded as condominiums, start the financing and insurance conversations in the first days of escrow rather than at the end.

I have also closed a purchase and several leases elsewhere in ZIP code 91342, on Dronfield Avenue and on Nicklaus Drive in Sylmar, so I can compare Angeles Pointe with the other newer and older communities around it on price, dues and financing.

Sources and dates

• CRMLS MLS records for 11825, 11837 to 11873 and 11881 Terra Vista Way (sales, dues, listing descriptions and the builder's 2020 listings), pulled October 6, 2026.
• Los Angeles County Assessor parcel data for Tract 62196 (homes by address, square footage, year built, condominium phases), pulled October 6, 2026.
• HUD FHA condominium approval search by name and by ZIP code 91342, checked October 6, 2026.
• City of Los Angeles Recreation and Parks, Los Angeles Public Library and Council District 7 pages for the addresses and places named above.
• Antonio Vaziri's own transaction records (listing and sale of 11881 Terra Vista Way #120, 2023).