Highland Park, LA: Median Home Prices & Neighborhood Insights

Source: CRMLS · Area 632 · 365 days ending March 2026 · Single-family residences only

Highland Park Neighborhood Overview: Boundaries & Demographics

Highland Park is a 3.42-square-mile neighborhood in northeastern Los Angeles, situated along the Arroyo Seco in the San Rafael Hills. It borders Pasadena and South Pasadena to the east, Mount Washington to the south, Eagle Rock to the north, and Cypress Park and Glassell Park to the west. With roughly 57,000–61,000 residents, it is one of the most densely populated neighborhoods in NELA — and the most active single-family market in the submarket by transaction volume.

Two parallel commercial corridors define Highland Park’s identity: York Boulevard runs east-west through the heart of the neighborhood as its unofficial downtown, lined with independent coffee shops, restaurants, vintage stores, and design boutiques. Figueroa Street runs north-south along the eastern edge with a growing dining and entertainment scene. Walk Score rates Highland Park at 77 — the 28th most walkable neighborhood in Los Angeles and significantly more walkable than most NELA peers.

The core of the market sits in the $1.1M–$1.5M range (42% of sales), with an entry point around $465,000 for small cottages and fixers, and a ceiling around $3,000,000 for custom contemporary homes. With 54% of homes selling above asking and a 103.4% average list-to-sale ratio, competitive offers are the norm on well-priced properties. The 33% concession rate signals genuine negotiating room on condition-challenged or overpriced listings.

Architecture & Historic Character

Highland Park contains one of the highest concentrations of pre-WWII residential architecture in Los Angeles. The dominant styles include California Craftsman bungalows, Spanish Colonial Revival, Victorian-era residences (including Queen Anne), American Foursquare, Tudor Revival, and Streamline Moderne. Contemporary infill and mid-century ranch homes are also present.

The Highland Park–Garvanza Historic Preservation Overlay Zone (HPOZ) — established in 1994 — is the largest HPOZ in the City of Los Angeles. Properties within the HPOZ are subject to exterior modification review by the HPOZ Board for any changes including paint colors, windows, roofing, additions, and demolitions. Not all of Highland Park falls within the HPOZ — verify status on a parcel-by-parcel basis with the Department of City Planning.

The neighborhood contains approximately 50 designated Los Angeles Historic-Cultural Monuments, including the Charles Lummis Home (El Alisal, HCM #68), Highland Park Bowl (HCM #1000), the Southwest Museum (HCM #283), and Judson Studios.

History

Highland Park was subdivided in 1886 and annexed to the City of Los Angeles in 1895, making it one of the city’s first suburban annexations. The Arroyo Seco Parkway (SR-110) — America’s first freeway, completed in 1940 — runs through the neighborhood. Charles Fletcher Lummis, who founded the California Landmarks Club in 1896 (the first historic preservation society on the West Coast), built his stone home El Alisal from Arroyo Seco river rocks beginning in 1898.

Where to Eat & Drink

Highland Park’s dining scene runs along two corridors — York Boulevard and Figueroa Street — with a mix of longtime institutions and critically reviewed newer openings spanning Mexican, Italian, Sichuan, Georgian, American, and fusion cuisines.

• Hippo (Italian-California) — Crudos, pasta, and larger plates in a high-ceilinged space. Anchors the Figueroa corridor. 5916 N Figueroa St.
• Amiga Amore (Mexican-Italian Fusion) — Elote agnolotti, duck carnitas linguine. One of the highest-rated restaurants in NELA.
• Hermon’s (American) — Bar and grill with a menu heavy on meat, cream, and nostalgia.
• Mala Class (Sichuan) — Chef Michael Yang. Named to Time Out LA’s 30 Best Restaurants. Spicy wings, dan dan noodles, and mapo tofu. 5816 York Blvd.
• El Huarache Azteca (Mexican Traditional) — Longtime Highland Park institution and namesake huaraches. 5225 York Blvd.
• My Taco (Tacos) — 20-year York Blvd institution.
• La Estrella Taco Truck (Street Tacos) — A Highland Park landmark. Tacos under $1.50. York Blvd & Ave 54.
• HomeState (Texas Breakfast) — Kolaches and breakfast tacos. Weekend waits. 5943 N Figueroa St.
• Maximiliano (Italian-American) — Chef Andre Guerrero (also of The Oinkster in Eagle Rock). 5930 N Figueroa St.
• Highly Likely (All-Day Café) — Counter-service by day, sit-down dinner by 5 PM. Outstanding garden patio. Figueroa St.
• Checker Hall (American) — Upscale comfort food with exhibition kitchen and cocktails.
• Mason’s Dumpling Shop (Chinese) — Handmade dumplings in a cozy neighborhood setting.
• Deda Restaurant (Georgian) — Georgian cuisine featuring khinkali and eggplant salad.
• Metro Balderas (Mexico City-Style) — Authentic DF-style cooking.

Coffee

• Intelligentsia Coffee — Highland Park outpost. A York Blvd anchor. 6300 York Blvd.
• Café Birdie — Neighborhood café on the Figueroa corridor. 5614 N Figueroa St.
• Lemon Poppy Kitchen — Bakery-café known for baked goods.
• Kitchen Mouse — Plant-forward café with a strong local following.

Shopping & Local Commerce

Highland Park’s retail identity is split between two corridors. York Boulevard functions as the primary retail spine — often described as a mini-design district — with vintage shops, furniture stores, home goods boutiques, and independent retailers. Figueroa Street adds music venues, gallery spaces, and a growing mix of restaurants and bars.

• Galco’s Soda Pop Stop — Family-owned for over 100 years. 600+ soda varieties. A Highland Park institution with national media coverage. 5702 York Blvd.
• Avenue 50 Studio — Nonprofit community art space with gallery exhibitions, workshops, and events.
• York Blvd Vintage & Design Corridor — Concentration of vintage shops, furniture stores, and independent boutiques along York Boulevard.
• Permanent Records Roadhouse — Independent record store with live shows. Part of Highland Park’s vinyl and music culture.
• Figueroa St Commercial Corridor — Growing commercial strip with restaurants, bars, galleries, and all-day cafes.

Things to Do & Recreation

Highland Park contains one of the highest concentrations of Historic-Cultural Monuments in Los Angeles, along with Arroyo Seco parkland, cycling infrastructure, and a string of cultural landmarks spanning architecture, art, and public history.

Historic Landmarks

• Highland Park Bowl — Built 1927, HCM #1000. Restored as a boutique bowling alley, live music venue, and Italian restaurant. National Historic Landmark. 5621 N Figueroa St.
• Southwest Museum of the American Indian — One of California’s oldest museums, designed by Myron Hunt (architect of the Rose Bowl). Currently managed by the Autry Museum. HCM #283. 234 Museum Dr.
• Charles Lummis Home (El Alisal) — Stone house built from Arroyo Seco river rocks beginning 1898. HCM #68. Free to visit on weekends. 200 E Avenue 43.
• Heritage Square Museum — Outdoor architectural museum with rescued Victorian-era buildings, including the Hale House. 3800 Homer St.
• Judson Studios — Working stained glass studio since 1897. California Historical Landmark. Created stained glass for the National Cathedral. 200 S Ave 66.
• Chicken Boy Statue — Iconic roadside art statue above Future Studio Gallery. A quirky Highland Park landmark and photo destination.

Parks & Outdoors

• Sycamore Grove Park — Arroyo Seco corridor park with picnic areas and open green space. 4702 N Figueroa St.
• Hermon / Arroyo Seco Park — Riparian corridor access for walking and cycling. 5566 Via Marisol.
• Highland Park Recreation Center — City of LA parks facility with sports courts, playground, and community programming. 6150 Piedmont Ave.
• Arroyo Seco Bicycle Path — Cycling connectivity to Pasadena and the LA River path system. Highland Park has an active cycling culture anchored by community organizations like the Bike Oven.
• Tierra de la Culebra Park — Public art park with community murals and green space.

Schools & Education

Highland Park is served by LAUSD, with a mix of neighborhood schools, magnet programs, and charter options. Attendance boundaries are parcel-specific — buyers should verify the assigned school for any address at finder.lausd.net.

GALA is ranked #2 among Best Public High Schools in California by Niche, with a strong arts-integrated curriculum. Eagle Rock High School (neighboring) offers AP, International Baccalaureate (IB), and 27 sports programs. Larchmont Charter School (K–12, Niche 4.1) is also accessible. Mt. Washington Elementary in the adjacent neighborhood is consistently ranked among top LAUSD schools. N/R = not rated or rating not confirmed — verify at greatschools.org.

Getting Around

Highland Park offers Metro rail access, direct freeway connectivity to Downtown LA, and two walkable commercial corridors — plus cycling infrastructure along the Arroyo Seco.

• Metro Rail: Highland Park Station (Metro A Line / Gold Line) provides direct service to Union Station (~15 min) and Pasadena (~15 min). Southwest Museum Station also serves the neighborhood’s southern end.
• Freeways: Arroyo Seco Parkway (SR-110) — America’s first freeway — provides direct access to Downtown LA (~6 miles, 15–25 min). I-5 is accessible from the south side.
• Bus Routes: LADOT DASH Highland Park/Eagle Rock connects schools, shopping districts, and Eagle Rock Plaza. Multiple Metro bus lines serve York Blvd and Figueroa St.
• Walkability: Walk Score 77. York Blvd and Figueroa St corridors are walkable for dining, shopping, and transit. Residential hillside areas are car-dependent.
• Cycling: Arroyo Seco Bicycle Path connects to Pasadena and the LA River path system. The neighborhood has an active cycling culture anchored by community organizations like the Bike Oven.

What Buyers Should Know

Highland Park–Garvanza HPOZ

The Highland Park–Garvanza HPOZ is the largest Historic Preservation Overlay Zone in the City of Los Angeles. Properties within the HPOZ require HPOZ Board approval for any exterior changes — including paint colors, windows, roofing materials, additions, and demolitions — before permits can be issued. Not all of Highland Park falls within the HPOZ; large sections are outside the overlay zone. Verify HPOZ status on a parcel-by-parcel basis with the Department of City Planning.

Zoning & Multi-Family Opportunities

Highland Park includes R1, R2, and commercial zoning. Unlike many NELA neighborhoods that are predominantly single-family, Highland Park offers duplexes, triplexes, and fourplexes — making it attractive for investors seeking multi-family rental income or house-hacking strategies. Verify zoning for any parcel at zimas.lacity.org.

ADU Potential

Los Angeles ADU regulations apply citywide. Highland Park’s mix of flat residential lots and hillside parcels means ADU viability varies. Flat lots near commercial corridors tend to have higher feasibility than steep hillside parcels. HPOZ properties may face additional exterior design review for ADU construction. Consult LADBS for parcel-specific guidance.

Fire & Natural Hazards

Highland Park is not uniformly classified as a Very High Fire Hazard Severity Zone, unlike neighboring Mount Washington. However, hillside portions — particularly those bordering Mt. Washington — may carry VHFHSZ designation. Verify fire hazard classification per parcel. The January 2025 Eaton Fire has heightened insurance scrutiny for all NELA hillside areas. Obtain insurance quotes before removing contingencies.

Freeway Proximity & Noise

The Arroyo Seco Parkway (SR-110) runs through Highland Park along the southeastern boundary. Properties within approximately 500–800 feet of the freeway may experience significant traffic noise. Assess freeway proximity as part of due diligence.

Highland Park FAQ

What is Highland Park known for?

Highland Park is known for its two walkable commercial corridors (York Boulevard and Figueroa Street), one of the highest concentrations of pre-WWII residential architecture in Los Angeles, the largest Historic Preservation Overlay Zone in the city, and landmarks including Highland Park Bowl (1927, National Historic Landmark), the Southwest Museum, the Charles Lummis Home (El Alisal), and Judson Studios (stained glass since 1897). It is the highest-volume single-family market in Northeast LA.

What is the median home price in Highland Park?

The median sale price for single-family homes in Highland Park is $1,203,333 based on 222 closed transactions over the trailing 365-day period ending March 2026. The core of the market (42% of sales) sits in the $1.1M–$1.5M range. Prices range from approximately $465,000 for entry-level cottages to $3,000,000 for custom homes. With 54% of homes selling above asking and a 103.4% list-to-sale ratio, competitive offers are common. Source: CRMLS, Area 632.

What are the best restaurants in Highland Park?

Highland Park’s dining runs along York Boulevard and Figueroa Street. Standouts include Hippo (Italian-California), Amiga Amore (Mexican-Italian fusion), Mala Class (Sichuan, Time Out LA 30 Best), El Huarache Azteca (Mexican institution), HomeState (Texas breakfast), Maximiliano (Italian-American), Deda (Georgian), and La Estrella Taco Truck (street tacos). Intelligentsia Coffee anchors York Blvd.

How do you get around Highland Park?

Highland Park Station (Metro A Line / Gold Line) provides direct rail service to Union Station (~15 min) and Pasadena (~15 min). The Arroyo Seco Parkway (SR-110) connects to Downtown LA in 15–25 minutes. Walk Score is 77 — York Blvd and Figueroa St are walkable for dining, shopping, and transit. The Arroyo Seco Bicycle Path connects to Pasadena and the LA River path system.

What schools serve Highland Park?

Highland Park is served by LAUSD schools including Aldama Elementary, Garvanza Elementary, Luther Burbank Middle School, and Benjamin Franklin High School. GALA (Global Arts & Literacy Academy), ranked #2 among California’s best public high schools by Niche, is a strong charter alternative. Eagle Rock High School (GS 7/10, IB program) is in the neighboring community. Attendance boundaries are parcel-specific — verify at finder.lausd.net.

What is the Highland Park HPOZ?

The Highland Park–Garvanza HPOZ is the largest Historic Preservation Overlay Zone in Los Angeles, established in 1994. Properties within the HPOZ require HPOZ Board approval for any exterior modifications — including paint, windows, roofing, additions, and demolitions. Not all of Highland Park is within the HPOZ; verify status per parcel with the Department of City Planning before planning renovations.

Can you build an ADU in Highland Park?

Yes. Los Angeles ADU regulations apply citywide. Flat lots near commercial corridors tend to have higher feasibility than steep hillside parcels. Properties within the HPOZ may face additional exterior design review for ADU construction. Consult LADBS or a licensed architect for parcel-specific guidance.

Is Highland Park good for investment properties?

Highland Park includes R2 and multi-family zoned parcels alongside single-family R1 lots — offering duplexes, triplexes, and fourplexes that are less common in other NELA neighborhoods. The neighborhood’s Metro rail access, walkable corridors, and strong rental demand make it one of the more investor-friendly areas in NELA. Verify zoning for any parcel at zimas.lacity.org.