Sylmar 91342 Homes for Sale and Neighborhood Guide

Sylmar 91342 ZIP Code Guide

ZIP code 91342 covers Sylmar and Lake View Terrace, two neighborhoods of the City of Los Angeles at the northern edge of the San Fernando Valley. This guide pulls together the current market numbers by home type, the housing mix, where the ZIP code begins and ends, and the official sources to check before you buy, sell or lease here.

Written by Antonio Vaziri, Realtor, Epique Realty, DRE #01927866. Last updated October 15, 2026.

On October 15, 2026, my site's MLS search showed 171 active listings for sale and 38 for lease in ZIP code 91342. Use the Save Search button on either results page to get new listings by email.

The 91342 market by property type

Source: Redfin, 91342 housing market, three months ending September 2026, read October 15, 2026. Condominium and townhome medians rest on very few sales and can swing sharply from month to month.

Across all home types, the median price per square foot was $514, up 9.7% from a year earlier, so the lower overall median reflects which homes sold more than a drop in value per square foot. Homes sold at 100.0% of list price on average, 38.4% sold above list price, and 26.8% had a price reduction before selling. Redfin rates 91342 "somewhat competitive," with a Compete Score of 65 out of 100. Single-family homes moved much faster than attached homes: 37 days at the median, compared with more than 110 days for condominiums and townhomes.

Where 91342 begins and ends

91342 covers a large area. The Census Bureau's ZIP Code Tabulation Area for 91342 covers about 45.5 square miles of land, running from the neighborhoods on the Valley floor north into the San Gabriel Mountains. Sylmar makes up the western part of the ZIP code and Lake View Terrace the eastern part, around Hansen Dam.

• West: Granada Hills, ZIP code 91344.
• South and southwest: Mission Hills (91345), the separate City of San Fernando (91340) and Pacoima (91331).
• East and southeast: Tujunga (91042) and Sunland (91040).
• North and northwest: mountain and canyon land that borders Canyon Country (91387), Newhall (91321) and Stevenson Ranch (91381).

Boundaries are described from the Census Bureau's ZIP Code Tabulation Area map, which approximates postal ZIP codes. Confirm the ZIP code and the neighborhood name for any specific address.

How 91342 compares with the ZIP codes around it

Source: Redfin, all home types, three months ending September 2026.

The overall 91342 median sits below Mission Hills, Granada Hills, Sunland and Tujunga and above San Fernando and Pacoima. Part of the reason is the housing mix: 91342 has a larger share of townhomes, buildings with five or more units and manufactured homes than Granada Hills, and those lower-priced sales pull the overall median down.

What the housing in 91342 looks like

According to the Census Bureau's 2020-2024 American Community Survey, 91342 has 26,533 housing units, more than any of the ZIP codes in the table above. The mix:

• 62.8% single-family detached homes
• 9.6% single-family attached homes, such as townhomes
• 18.1% in buildings with five or more units, including 7.3% in buildings with 50 or more
• 1,920 mobile and manufactured homes, about 7.2% of all units

About 67.8% of occupied homes are owner-occupied. The median year built is 1977, newer than Mission Hills (1959), San Fernando (1957), Pacoima and Arleta (1959) and Granada Hills (1963). The survey's median gross rent is $1,963 a month and the median owner-estimated home value is $695,600. Survey values lag the market and carry margins of error, so use the Redfin figures above for current pricing.

Source: U.S. Census Bureau, American Community Survey 2020-2024 five-year estimates (tables B25024, B25003, B25035), via Census Reporter.

Freeways and transit

Three freeways meet in Sylmar. The Golden State Freeway (I-5) runs through the ZIP code, the Foothill Freeway (I-210) begins at I-5 in Sylmar and heads east through Lake View Terrace, and the San Diego Freeway (I-405) ends at I-5 in Sylmar. For rail, the Sylmar/San Fernando Metrolink station at 12219 Frank Modugno Drive is on the Antelope Valley Line.

Parks, landmarks and the hospital

• Hansen Dam Recreation Area, 11770 Foothill Boulevard, Lake View Terrace, run by the City of Los Angeles Department of Recreation and Parks.
• El Cariso Golf Course, 13100 Eldridge Avenue, Sylmar, an executive 18-hole course operated by Los Angeles County.
• Los Angeles Mission College, 13356 Eldridge Avenue, Sylmar.
• Olive View-UCLA Medical Center, 14445 Olive View Drive, Sylmar, a Los Angeles County Department of Health Services hospital.
• The Nethercutt Museum, 15151 Bledsoe Street, Sylmar.
• Libraries: Sylmar Branch, 14561 Polk Street, and Lake View Terrace Branch, 12002 Osborne Street, both part of the Los Angeles Public Library.

Schools, crime data and property records

I do not rate schools or neighborhoods. Every buyer should check these official sources for the specific address they are considering:

• LAUSD Resident School Identifier for the public schools assigned to an address, and the California School Dashboard for state performance data.
• City of Los Angeles Open Data for reported crime data from the Los Angeles Police Department.
• ZIMAS for zoning, hazard zones and permits on any parcel in the City of Los Angeles.
• Los Angeles County Assessor for parcel and property records.

Sylmar and Lake View Terrace HOA Communities

Angeles Pointe is a community of 39 detached homes built in 2020 and 2021 at the end of Terra Vista Way in Lake View Terrace, ZIP code 91342. The homes are recorded as condominiums, and I listed and sold one there in 2023. My Angeles Pointe Condos guide covers the floor plans, HOA dues and every MLS sale since 2023.

My own work in 91342

• Nicklaus Drive, Sylmar: a three-bedroom townhome built in 2007 at The Legends at Cascades. I leased it for its owners in 2022 and again in 2025, and it is listed for lease now at $3,795 a month.
• Terra Vista Way, Lake View Terrace: I listed and sold a home at Angeles Pointe in December 2023.
• Dronfield Avenue, Sylmar: I represented the buyer of a condominium in 2016.

Nearby ZIP Code Guides

Explore Nearby Neighborhoods