A Day in Valley Glen: The Greenway, the Great Wall, Valley College and the 167 Homes That Sold Around Them

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

Picture a walk that starts at Vanowen Street and follows the Tujunga Wash south. For the first mile, as far as Oxnard Street, the path runs beside a stream restoration that opened in 2007. South of Oxnard, the west wall of the concrete flood channel carries a mural 2,754 feet long. That stretch of wash runs through the middle of Valley Glen, and it is a good thread to follow through the neighborhood. This guide follows one ordinary day across the neighborhood and, along the way, lays out what 167 homes sold for and what 194 rentals leased for over the past twelve months.

Data as of October 2026, CRMLS Matrix, closed status dates October 12, 2025 through October 12, 2026, pulled October 12, 2026. The 167 sales include 142 houses, 24 condominium, townhome and co-op units, and one triplex.

Lines on the map: where Valley Glen starts and stops

Valley Glen has official edges because it has its own neighborhood council. The Greater Valley Glen Council bylaws draw the line along Hazeltine Avenue on the west, Burbank Boulevard on the south and the Hollywood Freeway (170) on the east. On the north the line follows Vanowen Street, except for one notch: between Woodman Avenue and the Tujunga Wash it reaches up to Sherman Way. Every MLS figure on this page comes from inside that outline.

The name itself is fairly new. In 1998 the city designated Valley Glen as a community of its own, on land that had been part of Van Nuys and North Hollywood, and in 2004 the City Council voted to ratify that designation so that Caltrans would post a Valley Glen sign on the 170. The neighborhood council was certified in 2002, and the Postal Service accepted Valley Glen as a place name for all or part of ZIP codes 91401, 91405 and 91606 in 2008. Because of that history, many addresses here still carry Van Nuys or North Hollywood as the city name, which is one reason a map outline gives a truer count than a city search.

Early morningA mile of rebuilt stream between Vanowen and Oxnard

The Tujunga Wash Greenway runs north to south through the heart of the neighborhood. In November 2007, Los Angeles County and the Santa Monica Mountains Conservancy celebrated the opening of the Tujunga Wash Greenway and Stream Restoration Project, a one-mile reach of the wash between Vanowen Street and Oxnard Street that cost about $7 million. In August 2012 a second section of about three quarters of a mile, built by the U.S. Army Corps of Engineers with the county, opened north of Vanowen up to Sherman Way, along the notch in the neighborhood's northern edge.

Back on the residential streets, Mammoth Avenue led the year with eight house sales, followed by Erwin Street with six and Atoll Avenue with five, and Teesdale, Goodland, Nagle, Costello, Colbath and Saint Clair Avenues each recorded four.

What 142 houses sold for, sorted by the decade they were built

Most Valley Glen houses were built in the 1940s and 1950s. Of the 142 houses that closed, 115 were built in the 1940s and 1950s, and only six were built in 2000 or later. That makes the year built a useful way to read prices here.

Days on market are cumulative days as recorded in the MLS. The last column compares each closing price with the price the home first listed at, then takes the middle value; homes with no original price in the MLS are left out of it.

The 1940s houses were the entry point: the least expensive house of the year, a two-bedroom of 996 square feet on Nagle Avenue built in 1948, closed at $611,500. The 1950s group was both the largest and the one that sold closest to its asking prices. At the top, the most expensive sale was a seven-bedroom house of 4,292 square feet finished in 2026 on Collins Street, which closed at $3,072,000.

By price, 45 houses sold under $1,000,000, 41 between $1,000,000 and $1,250,000, 35 between $1,250,000 and $1,500,000, 16 between $1,500,000 and $2,000,000, and 5 at $2,000,000 or more. Between $1,000,000 and $1,250,000, sellers did best against their own asking prices: the middle sale in that group closed at 100.7 percent of the original list price, and 19 homes went for more than their first ask. Across all houses with an original price on record, the median closed at 98.3 percent of first ask, and 47 closed above it. Fifteen of the 142 house sales were trust, probate, bank-owned or notice-of-default sales.

Commute hourThe busway, the 170 and the work rebuilding the G Line

Metro's G Line, the bus rapid transit line that crosses the San Fernando Valley, stops at stations named Woodman and Valley College. On the east side, the Hollywood Freeway forms the neighborhood's boundary.

The G Line itself is in the middle of a rebuild just west of Valley Glen. Metro's improvement project adds bridges that carry the busway over Van Nuys Boulevard, Vesper Avenue and Sepulveda Boulevard, an aerial station at Van Nuys Boulevard, and railroad-style gates at street crossings. Work began in February 2025, and in September 2026 Urbanize LA reported the Van Nuys crossing at about 77 percent complete, with completion anticipated in 2027. Metro's fact sheet notes detours on Oxnard Street between Sepulveda and Woodman station while the work continues.

Late morningHalf a mile of mural in a flood channel

The Great Wall of Los Angeles runs along the west wall of the Tujunga Flood Control Channel beside Coldwater Canyon Avenue, between Oxnard Street and Burbank Boulevard. According to its National Register of Historic Places nomination, it is 13.5 feet high and 2,754 feet long, and it was painted during summers between 1974 and 1984 by 35 artists and about 400 young mural makers, in a project led by Judith F. Baca and the Social and Public Art Resource Center (SPARC). The mural was listed on the National Register on September 18, 2017.

The story is not finished. A pedestrian bridge over the channel was installed on July 25, 2024, and SPARC says it plans to extend the mural to one mile by the 2028 Summer Olympics. In 2026, newly completed sections covering later decades have been exhibited off site, at galleries and museums in Los Angeles and Santa Monica.

MiddayLunch on a 105-acre college campus

Los Angeles Valley College sits at 5800 Fulton Avenue, near the southern edge of the neighborhood. The college was founded in 1949 and moved to its permanent 105-acre site on Fulton Avenue in 1951. Its district fact sheet counted 18,188 students in fall 2024. A new 60,931 square foot classroom building, Academic Building 2, broke ground in April 2024 under a $60.5 million construction contract, with completion targeted for 2026.

Ulysses S. Grant High School is a short distance away, at 13000 Oxnard Street.

Shared walls: the condominium, townhome and co-op market

Attached ownership is a small slice of Valley Glen. Twenty-four condominium, townhome and co-op homes changed hands during the year, from $270,000 to $700,000, at a median of $513,500, and they needed more time to find a buyer than the houses did, a median of 68 days on the market.

The sales clustered in a few older complexes. Five came from a 1964 complex on Morse Avenue whose MLS records show one shared lot of about 6.4 acres, and five more came from buildings on Coldwater Canyon Avenue built between 1960 and 1965, including the single co-op sale. Newer choices were few: the youngest attached homes sold were a 2001 condominium on Woodman Avenue at $549,000 and a 2004 condominium on Laurel Canyon Boulevard at $630,000. By size, four one-bedroom units sold at a median of $325,000, fourteen two-bedroom units at $559,500 and six three-bedroom units at $513,500.

AfternoonThe rental side of the neighborhood

Over that same year, 194 leases closed inside the boundary, at a median of $3,800 a month and a median of 37 days on the market. Houses made up 113 of them.

All 113 house leases had a median rent of $4,595, and the other 81 leases (apartments, condominiums and other units) had a median of $2,300. The Los Angeles Housing Department says the city's Rent Stabilization Ordinance generally applies to rental properties first built on or before October 1, 1978, so check a specific building's status with the department before signing a lease or setting a rent. For an owner deciding whether to sell or rent out a three-bedroom house, the two medians here are $1,120,000 to sell and $4,575 a month to lease; whether renting out beats selling depends on your loan balance, property tax bill, insurance and upkeep, which is a conversation for your accountant.

Late afternoonTwo city parks

Valley Glen Community Park, formerly known as Erwin Park, sits at Erwin Street and Ethel Avenue, with a baseball diamond, picnic tables and walking paths, according to the city's Recreation and Parks department. Laurel Grove Park, another city park, is at 6226 Laurelgrove Avenue in the eastern part of the neighborhood. The restored greenway ends at Oxnard Street, where the mural section of the channel begins.

Shopping the neighborhood right now

On October 12, 2026, the same map search showed 60 active listings, 9 under contract with showings continuing and 17 pending. The 45 active houses carried a median asking price of $1,299,000, from $765,000 to $3,400,000: 9 asked under $1,000,000, 8 between $1,000,000 and $1,250,000, 14 between $1,250,000 and $1,500,000, 12 between $1,500,000 and $2,000,000, and 2 at $2,000,000 or more. The 15 active condominiums and townhomes had a median asking price of $520,000, from $375,000 to $699,000.

Both buttons search a map traced on the neighborhood council boundary. Their counts can differ from the MLS figures above and shift as listings come and go. Narrow the results with the price and bedroom filters, and use Save Search to get new listings by email.

Projects that could reshape Valley Glen and its edges

Each project below carries the status reported in the dated source named with it, checked in October 2026. Proposals can be revised, delayed or dropped, and an approval does not mean a project will be built.

Inside the boundary

• Under constructionAcademic Building 2, Los Angeles Valley College. A 60,931 square foot classroom building with completion targeted for 2026. LACCD project fact sheet, November 2025.
• Approved13610 Sherman Way, on the northern edge. A five-story building with 168 apartments, 18 of them for very low income households, approved by the City Planning Commission. Urbanize LA, June 27, 2025.
• Proposed6100 Hazeltine Avenue, on the western edge. A seven-story building with 72 apartments, all but a manager's unit set aside for low- and moderate-income households, beside the G Line crossing of Hazeltine. Urbanize LA, April 22, 2025.
• Landmark, approved project5922 to 5930 Buffalo Avenue. The 1954 William Mellenthin Birdhouse Apartments. A developer filed in December 2024 to replace them with 104 affordable units, and the Planning Department approved that project on March 13, 2025. The City Council then declared the building a Historic-Cultural Monument, with the action final on May 2, 2025. The Los Angeles Conservancy wrote in June 2025 that the site is still at risk because of the approved project. Urbanize LA, December 10, 2024; City Clerk file 25-0179; Los Angeles Conservancy.
• ProposedGreat Wall of Los Angeles extension. SPARC's stated goal is a one-mile mural by the 2028 Summer Olympics; new panels were on display off site in 2026. SPARC, October 2026.

Just outside

• Under constructionG Line Improvements, west of Hazeltine. Busway bridges at Van Nuys Boulevard, Vesper Avenue and Sepulveda Boulevard and gated crossings at 13 intersections, with completion anticipated in 2027. Urbanize LA, September 9, 2026; Metro.
• Proposed6901 to 6907 Woodman Avenue. A five-story building with 55 apartments, all but a manager's unit set aside for low- and moderate-income renters. Urbanize LA, March 20, 2025.
• Approved12001 Victory Boulevard, east of the 170. An eight-story building with 294 affordable apartments, with construction reported to start in 2026. Urbanize LA, November 24, 2025.
• Closed, demolitionValley Plaza, Laurel Canyon Boulevard and Victory Boulevard, east of the 170. Demolition of the former shopping center was underway on the 17-acre site, and city leaders said the site could be redeveloped, potentially including affordable housing. Spectrum News, December 16, 2025.
• Under constructionNorth Hollywood to Pasadena bus rapid transit. Construction broke ground in April 2026. Metro gives completion as late 2027 in its FAQ and 2028 on its project page. Metro.
• Early constructionEast San Fernando Valley light rail on Van Nuys Boulevard. A 6.7-mile line in the median of Van Nuys Boulevard from Oxnard Street north to San Fernando Road. Early work is underway; service is targeted for October 29, 2031. Metro project status report, January 2026.

Public schools with Valley Glen street addresses

The California Department of Education School Directory lists six active Los Angeles Unified schools whose street addresses fall inside the boundary. Every school name below opens its page on the California School Dashboard.

• Erwin Elementary: kindergarten through grade 5, 13400 Erwin Street, Van Nuys 91401.
• Kittridge Street Elementary: kindergarten through grade 5, 13619 Kittridge Street, Van Nuys 91401.
• John B. Monlux Elementary: kindergarten through grade 5, 6051 Bellaire Avenue, North Hollywood 91606.
• Ulysses S. Grant Senior High: grades 9 through 12, 13000 Oxnard Street, Van Nuys 91401.
• Jack London Continuation: grades 9 through 12, 12924 Oxnard Street, Van Nuys 91401.
• Jack London Community Day: grades 7 through 12, 12924-A Oxnard Street, Valley Glen 91401.

No regular middle school has an address inside the boundary. The closest are James Madison Middle (grades 6 through 8, 13000 Hart Street, North Hollywood 91605), Roy Romer Middle (grades 6 through 8, 6501 Laurel Canyon Boulevard, North Hollywood 91606) and Van Nuys Middle (grades 6 through 8, 5435 Vesper Avenue, Van Nuys 91411).

A list of nearby campuses does not tell you which school a particular home is assigned to. That depends on the exact address, so enter it in the LAUSD Resident School Identifier and confirm with the district.

Where my own experience fits in

I have not yet represented a buyer, seller or tenant on a home inside these boundaries, so this guide is built from MLS records and public sources rather than from my own files. I have handled sales nearby, in Lake Balboa, Valley Village, Studio City and Encino, and the questions owners ask me there, what a house like mine sold for this year and whether it is better to sell or to rent it out, are the ones this guide answers for Valley Glen.

Nearby guides: North Hollywood homes for sale, Van Nuys homes for sale, Valley Village compared with Studio City and North Hollywood, Lake Balboa home values, the 91406 ZIP code guide, the Toluca Lake buyer's guide and every area on the neighborhood guides page.

Sources and pull dates for this guide

• Home sales, listings and leases: CRMLS Matrix residential and residential lease searches, closed status dates October 12, 2025 through October 12, 2026, plus active, under contract and pending listings on October 12, 2026, all filtered by a map polygon traced from the City of Los Angeles neighborhood council boundary layer for Greater Valley Glen. Pulled October 12, 2026.
• Boundary and name: Greater Valley Glen Council bylaws; EmpowerLA council page; City Council file 04-0175; Greater Valley Glen Council identity history; LAist, September 10, 2008.
• Greenway: Santa Monica Mountains Conservancy, November 2007; U.S. Army Corps of Engineers via DVIDS, August 22, 2012.
• Great Wall: National Register nomination; San Fernando Valley Sun, July 31, 2024; SPARC; Great Wall Institute.
• College: LACCD Valley College fact sheet, August 2025; Los Angeles Valley College; Academic Building 2 fact sheet; American School and University, April 24, 2024.
• Transit: Metro G Line Improvements; Metro project fact sheet; Urbanize LA, September 9, 2026; Metro North Hollywood to Pasadena; East San Fernando Valley status report, January 2026.
• Projects: Urbanize LA on 13610 Sherman Way, 6100 Hazeltine, 5930 Buffalo, 6901 Woodman and 12001 Victory; City Clerk file 25-0179; Spectrum News on Valley Plaza, December 16, 2025; Los Angeles Conservancy on the Birdhouse Apartments.
• Parks: City of Los Angeles Recreation and Parks, Valley Glen Community Park and Laurel Grove Park.
• Rent rules: Los Angeles Housing Department, Rent Stabilization Ordinance overview.
• Schools: California Department of Education School Directory, checked October 12, 2026; Dashboard links open the 2025 reports.