North Hills, Los Angeles, in Four Corners: How the 405 and Nordhoff Street Divide 172 Home Sales
Written by Antonio Vaziri, Realtor, Epique Realty, DRE #01927866 · Last updated October 2026
A freeway and a boulevard do most of the sorting in North Hills. The San Diego Freeway, the 405, is the line between the North Hills West and North Hills East neighborhood councils. Nordhoff Street runs most of the way across the neighborhood and cuts it into a northern and a southern half. Put the two together and you get four corners, and the 172 MLS sales that closed here in the past year read very differently from one corner to the next.
Redfin's download of MLS records, pulled October 26, 2026. Data as of October 2026.
The two lines used to divide this page
The neighborhood outline is the one the City of Los Angeles publishes for the North Hills East and North Hills West neighborhood councils, put together as a single shape. North Hills East's bylaws, approved in May 2024, name the 405 Freeway as the western edge, Lassen Street as the north, the Pacoima Wash as the east and Roscoe Boulevard as the south, with a southwest extension along the 405, west of Sepulveda Boulevard, down to the Metrolink tracks. North Hills West's own website gives Lassen Street on the north, Roscoe Boulevard on the south, the 405 on the east and the Bull Creek Wash on the west. I did not find the West council's bylaws text, so treat that description as the council's summary rather than the legal wording.
Each sale was placed by the latitude and longitude of its address. A home counts as west or east of the 405 by that coordinate, and as north or south of Nordhoff Street by the street's own coordinates in the records. An address sitting right on a line can land on either side. The three townhomes at 15735 Nordhoff Street are the clearest example, and they are counted in the northwest corner.
The sales come from Redfin's download of MLS records for CRMLS and other MLS sources. The CRMLS Matrix session was not available on the day of the pull, and Redfin states that its download leaves out some listings, so read 172 as the number of MLS closings visible, not a guaranteed total. Another 49 records in the download had no sale date and no MLS listing. They were left out.
The four corners side by side
| Corner | Houses sold | Median house | House price range | Attached sold | Median attached | For sale now: houses / attached |
|---|---|---|---|---|---|---|
| Northwest | 34 | $926,324 | $700,000 to $1,555,000 | 3 | $545,000 | 9 / 2 |
| Southwest | 43 | $950,000 | $760,000 to $1,740,000 | 0 | none | 14 / 0 |
| Northeast | 17 | $825,000 | $680,000 to $1,699,000 | 37 | $569,500 | 5 / 11 |
| Southeast | 7 | $775,000 | $525,000 to $1,000,000 | 27 | $439,999 | 2 / 21 |
| All four | 101 | $925,000 | $525,000 to $1,740,000 | 67 | $510,000 | 30 / 34 |
"Attached" means condos and townhomes. Apartment buildings are covered separately below. The month with the most closings was March 2026, with 24; February 2026 had 8.
The split west of the freeway is the first thing to notice. The northwest and southwest corners together hold 77 of the 101 house sales, and their medians sit within about $24,000 of each other. East of the freeway the picture changes: houses are scarcer, and condos and townhomes make up almost all of the sales.
Northwest corner: Calahan, Gledhill and Plummer, west of the 405 and north of Nordhoff
This corner logged 34 house sales at a median of $926,324, from $700,000 on Sophia Avenue to $1,555,000, also on Sophia Avenue. The most frequent street names in the sales were Calahan Street with 5, Gledhill Street and Plummer Street with 4 each, and Tupper Street and Knapp Street with 3 each.
The houses here are uniform in a way the other corners are not. No lot was larger than 9,414 square feet, and the median lot was about 7,698 square feet. Twenty-four of the 34 houses were built before 1960, ten between 1960 and 1979, and none after 1979. The median size was 1,772 square feet, which works out to about $526 per square foot. Eighteen had three bedrooms or fewer, fifteen had four, and one had five.
The Sepulveda VA Medical Center is at 16111 Plummer Street, in this part of the neighborhood. The VA's construction page says the parking lot northeast of Building 200 and the dirt area west of it are closed from March 2, 2026 to March 1, 2027 for staging during a roof replacement. That page was last updated October 23, 2026.
Nine houses and two attached homes were for sale here on October 26, with a median asking price of $995,000 for the houses.
Southwest corner: Napa, Collett and Hayvenhurst, west of the 405 and south of Nordhoff
The southwest has the most house sales of any corner, 43, and the highest median, $950,000. Prices ran from $760,000 to $1,740,000. Napa Street and Parthenia Street each had 4 sales, and Collett Street, Hayvenhurst Avenue, Sunburst Street and Rubio Avenue each had 3.
The housing stock is almost as consistent as the northwest. Thirty-nine of the 43 lots were 10,000 square feet or smaller, and the largest was 21,004 square feet on Woodley Avenue, which sold for $1,100,000. Twenty-four of the houses were built before 1960 and sixteen between 1960 and 1979. Three are newer: a 1984 house on Collett Avenue at $850,000, a house built in 2018 at 16075 Cook Lane that carries monthly association dues of $148 in its MLS record and sold for $1,100,000, and a 2005 house at 16005 Parthenia Street with seven bedrooms and 3,514 square feet that sold for $1,740,000, the top price in this corner and in the whole neighborhood.
The median house here is 1,736 square feet at about $532 per square foot. Twenty houses had three bedrooms or fewer, twenty-one had four and two had five or more.
There were no condo or townhome sales in this corner in the past year. On October 26 it had 14 houses for sale at a median ask of $1,117,000, one small apartment property, and 4 listings under contract.
Northeast corner: big old lots on Lemona, Noble and Burnet, townhomes along Sepulveda
East of the freeway and north of Nordhoff, two different markets share the same ground. The house market is small, 17 sales at a median of $825,000, and unusually mixed. Five of those houses sit on ordinary-looking addresses with lots of 14,843 to 34,508 square feet: two on Lemona Avenue, two on Burnet Avenue and one on Noble Avenue. The Noble Avenue house, built in 1947, sold for $1,699,000, the highest house price in this corner. A 1938 Burnet Avenue house sold for $1,600,000.
Another five of the 17 are detached homes inside homeowner associations, with dues from $153 to $450 a month in the MLS records. In those sales the lot figure describes a shared parcel, so it should not be read as private yard space. Nine of the 17 houses were built before 1960 and seven in 1980 or later.
The second market is attached housing: 37 sales, 19 townhomes and 18 condos, with a median of $569,500 and a range of $409,000 to $765,000. The median size was 1,275 square feet and the median year built was 1989. The sales cluster in complexes along Sepulveda Boulevard in the 9500 to 9800 blocks, built between 1977 and 1982, where the dues shown on closed sales ran from $300 to $515 a month, and in a group of complexes on Nordhoff Street, Burnet Avenue and Lemona Avenue. Nine of the 37 are the new Sepulveda Boulevard condos described in the next section. For the older attached sales alone, the median was $520,000 across 28 sales. A separate guide covers one community in this corner, Lemona Lisa on Lemona Avenue.
On October 26 the northeast listed 5 houses (median ask $999,000) and 11 attached homes (median ask $494,000).
Southeast corner: the Burnet and Columbus condo belt, east of the 405 and south of Nordhoff
This is the smallest corner for houses and the busiest for condos. Seven houses sold, at a median of $775,000, from $525,000 for a 1947 house on Parthenia Street with a 2,910 square foot lot up to $1,000,000. With so few sales, a single closing moves the median, so I would not lean on that figure.
The attached market is the story: 27 sales, 16 condos and 11 townhomes, at a median of $439,999 and a range of $299,000 to $715,000. The median condo sold for $380,000 and the median townhome for $493,000. The median size was 1,120 square feet and the median year built was 1981. Five sales came from one complex at 8505 Columbus Avenue, built in 1981, at $299,000 to $380,000, with monthly dues of $325 to $424 in the MLS records. Langdon Avenue added four sales at 8020 and 8221 Langdon, between $365,000 and $415,000, and Burnet Avenue added sales at 8744 and 8800 Burnet from $439,999 to $570,000. The newest attached sale here was a townhome built in 2003 at 8554 Burnet Avenue for $715,000.
The corner stands about $130,000 below the northeast on attached homes, $439,999 against $569,500 at the median. Part of that gap is the new construction in the northeast, which sold at a median of $649,990. This is also where the supply sits: on October 26 there were 21 attached listings at a median ask of $499,000, two houses, and three larger properties, which were a vacant parcel and two apartment buildings.
Nine new condos on Sepulveda Boulevard
Nine sales stand apart from everything else in the neighborhood. They are 2025-built condos at 9423, 9425, 9427 and 9429 North Sepulveda Boulevard, in the northeast corner. They closed between December 24, 2025 and August 28, 2026, for $499,990 to $740,080, with a median of $649,990. Sizes ran from 1,172 to 1,757 square feet. The set holds one one-bedroom, three two-bedrooms and five three-bedrooms, and the MLS record for every unit shows dues of $439 a month.
The median works out to about $443 per square foot, close to the $423 per square foot of the neighborhood's whole attached group. Two more units at 9425 North Sepulveda Boulevard were under contract on October 26, listed at $499,900 and $769,990.
Four apartment buildings that changed hands
| Closed | Address | MLS category | Built | Building size | Sold for |
|---|---|---|---|---|---|
| Sep 15, 2026 | 8734 to 8736 Burnet Avenue | 5 or more units | 1990 | 24,060 sq ft | $4,100,000 |
| Sep 2, 2026 | 16233 Parthenia Street | 2 to 4 units | 1957 | 3,226 sq ft | $1,185,000 |
| Aug 12, 2026 | 15246 to 15250 Acre Street | 5 or more units | 1957 | 8,316 sq ft | $1,750,000 |
| Mar 31, 2026 | 15040 Parthenia Street | 5 or more units | 1963 | 39,120 sq ft | $8,274,000 |
Four sales are too few for a market average, and the sizes differ widely, so no median is given. Two more such properties were listed on October 26: an apartment building on Burnet Avenue built in 2024 and another on Nordhoff Street.
What is listed on October 26, 2026, corner by corner
| Type | Active | Median ask | Ask range | Under contract |
|---|---|---|---|---|
| Houses | 30 | $1,037,000 | $624,900 to $1,699,000 | 8 |
| Townhomes | 16 | $517,500 | $399,900 to $814,900 | 3 |
| Condos | 18 | $442,000 | $299,000 to $795,000 | 3 |
| Other: apartment buildings, 2 to 4 units and land | 5 | not shown | $1,895,000 to $6,280,000 | 0 |
A rough supply figure helps put those counts in context. Houses closed at about 8.6 a month over the past year, so 30 active houses amount to about 3.5 months of sales. Attached homes closed at about 5.7 a month, so 34 active condos and townhomes amount to about 6 months. This is my own arithmetic from one year of closings, not a forecast, and a few listings can change it fast.
The buttons below open the live search on this site for the same outline. The site's search is fed by a different source than the Redfin download, and on October 26 it showed 88 homes for sale and 31 rentals, so the numbers will not match the tables above.
Seen from the boulevards: three bus lines and a few public places
Three Metro bus lines run along the streets that frame this page. Line 234 follows Sepulveda Boulevard, and its timetable, effective December 14, 2025, lists Sepulveda and Nordhoff, the Sepulveda G Line station and Sylmar Station, where it meets Metrolink. Line 166 follows Nordhoff Street, with timepoints at the Nordhoff G Line station and at Balboa, according to the timetable effective June 7, 2026. Line 152 follows Roscoe Boulevard, the southern edge, per the timetable effective June 7, 2026. Check the current schedules before you plan a commute around any of them.
Three public places carry North Hills addresses in official listings: the Sepulveda VA Medical Center at 16111 Plummer Street, the Los Angeles Recreation and Parks department's North Hills Community Park at 8756 N. Parthenia, and the Mid-Valley Regional Branch Library at 16244 Nordhoff Street. Confirm hours with each before a visit.
For scale, the Census Bureau's 2024 five-year estimates for ZIP code tabulation area 91343, which is similar to the neighborhood but not identical, count 60,783 residents and 18,887 housing units, with a margin of error of 501 on the housing figure. They put the median value of owner-occupied homes at $823,700, with a margin of error of $16,257. The city's Mission Hills, Panorama City and North Hills Community Plan, which guides zoning here, shows on the Planning Department's page as last updated in 1995. I found no published schedule for a new one.
Permits, proposals and openings around North Hills
The statuses below come from the dated news reports and agency pages named in each item. A proposed or approved project can still change, stall or never break ground.
- ApprovedThe Main Apartments, 15302 West Rayen Street. Urbanize LA reported on April 8, 2026 that the plan is for 64 apartments in a four-story building, affordable to renters at up to 30 percent of area median income, with a $3 million Los Angeles County loan approved.
- Proposed9537 Lemona Avenue. A plan to divide one lot into 10 parcels with a two-story house and a junior accessory unit on each, reported by Urbanize LA on October 11, 2026. This is the house that appears among the Lemona Avenue sales above, which closed in March 2026.
- Approved9335 Noble Avenue. Seven three-story townhome-style rental units, approved by the City Planning Commission according to Urbanize LA on January 25, 2026.
- Proposed15242 West Parthenia Street. A seven-story building with 85 apartments, 14 of them affordable, filed under case EAR-2026-2811-DB-HCA, according to Urbanize LA on June 5, 2026.
- OpenThe Pano, 8209 North Sepulveda Boulevard, Panorama City. Urbanize LA reported on October 20, 2026 that this supportive housing project of 90 apartments has opened.
- Under constructionNorth San Fernando Valley Transit Corridor. Metro's project page lists the phase as construction with an estimated completion in 2026, and describes weekday peak-hour bus lanes on 10.5 miles of Roscoe Boulevard and no new lanes on Nordhoff Street. The page shows no update date.
- ProposedSepulveda Transit Corridor. Metro's underground rail concept between the Van Nuys Metrolink station and the E Line near Expo and Sepulveda reached a preferred alternative in January 2026, and public comment on the environmental review is open until November 18, 2026. I found no station listed in North Hills.
I did not find a dated opening or closure of a North Hills shopping center in the sources I checked, so none is listed.
Sixteen public schools with North Hills addresses
The California Department of Education's School Directory lists the active public schools below with a North Hills address and ZIP code 91343. All are in the Los Angeles Unified School District, and the three marked charter are charter schools according to the directory. Select a school name to open its report on the California School Dashboard.
| School | Grades | Address |
|---|---|---|
| Carlos Santana Arts Academy | K to 5 | 9301 Columbus Avenue |
| Gledhill Street Elementary | K to 5 | 16030 Gledhill Street |
| Langdon Avenue Elementary | K to 5 | 8817 Langdon Avenue |
| Lassen Elementary | K to 5 | 15017 Superior Street |
| Mayall Street Elementary | K to 5 | 16701 Mayall Street |
| Noble Avenue Elementary | K to 5 | 8329 Noble Avenue |
| Parthenia Academy of Arts and Technology | K to 5 | 16825 Napa Street |
| Plummer Elementary | K to 6 | 9340 Noble Avenue |
| Rosa Parks Learning Center | K to 5 | 8855 Noble Avenue |
| Vintage Math/Science/Technology Magnet | K to 5 | 15848 Stare Street |
| Valley Charter Elementary (charter) | K to 5 | 16514 Nordhoff Street |
| Francisco Sepulveda Middle | 6 to 8 | 15330 Plummer Street |
| Valor Academy Middle (charter) | 5 to 8 | 9034 Burnet Avenue |
| James Monroe High | 9 to 12 | 9229 Haskell Avenue |
| Valor Academy High (charter) | 9 to 12 | 9356 Lemona Avenue |
| Albert Einstein Continuation | 9 to 12 | 15938 Tupper Street |
Attendance follows the exact street address, and a school on this list may not be the one assigned to a given home. Enter the address in the LAUSD Resident School Identifier and confirm with the district. The directory search covered schools filed under the city name North Hills, so a school filed under Los Angeles with a North Hills street address would not appear here.
Thinking about selling in one of these corners?
A house in the northwest and a condo in the southeast are priced off entirely different sets of closed sales, so the corner decides which comparisons matter. Request a home value report and I will compare your home with recent closings in its own corner and type. To talk it through by phone or text, my cell is 818-381-9977.
More guides nearby
Close by: Lemona Lisa condos in North Hills, the Mission Hills, Van Nuys and Northridge home pages, and the full list on the neighborhood guides page.
Sources and pull dates
- Sales and listings: Redfin download of MLS records (CRMLS, TheMLS and CSMAR sources) inside the North Hills outline; closings October 29, 2025 to October 19, 2026; active and under-contract listings on October 26, 2026. Pulled October 26, 2026.
- Outline: City of Los Angeles Neighborhood Council boundaries, North Hills East and North Hills West. East bylaws approved May 22, 2024 on the Department of Neighborhood Empowerment portal; West boundary from nhwnc.org. Checked October 26, 2026.
- Sepulveda VA Medical Center: VA location page, updated August 19, 2026, and construction projects page, updated October 23, 2026.
- Public places: LA Recreation and Parks and Los Angeles Public Library, checked October 26, 2026.
- Transit: Metro timetables for Line 234, Line 166 and Line 152; North San Fernando Valley Transit Corridor and Sepulveda Transit Corridor project pages, checked October 26, 2026.
- Planning and census: City Planning, Mission Hills, Panorama City and North Hills Community Plan; Census Reporter, ZCTA 91343, ACS 2024 five-year. Checked October 26, 2026.
- Projects: Urbanize LA, 15302 Rayen Street, April 8, 2026; 9537 Lemona Avenue, October 11, 2026; 9335 Noble Avenue, January 25, 2026; 15242 West Parthenia Street, June 5, 2026; 8209 North Sepulveda Boulevard, October 20, 2026.
- Schools: CDE School Directory search for North Hills, 91343, checked October 26, 2026.
The information on this page was compiled from public MLS records and other public sources and is current only as of October 2026. It is deemed reliable but is not guaranteed, and it is not a representation or warranty of any kind. Prices, rents, association dues and rules, zoning, development plans, school assignments and neighborhood boundaries change over time and can change without notice. Do not rely on this page for any purchase, sale, lease or financing decision; verify everything that matters to you through your own inspections, the disclosure package, any homeowners association documents, the preliminary title report, the county tax records, the City of Los Angeles, your insurance agent and your lender. Nothing here is legal, tax, financial, insurance or lending advice. All real estate advertised is subject to the federal Fair Housing Act and the California Fair Employment and Housing Act; we do not discriminate and do not support discrimination against any protected class.
Antonio Vaziri, Realtor · Epique Realty · DRE #01927866 · buyandsellcaliforniahomes.com