Los Angeles neighborhood guide
Atwater Village
Vertical tick marks the LA neighborhood median.
Rent in Atwater Village
Why two numbers? Long-term tenants (often in rent-stabilized units) pay less than today's asking prices. Budget from the asking rent, not the resident median.
Rent control: City of Los Angeleshas a Rent Stabilization Ordinance (RSO). Most buildings first occupied before October 1978 limit annual increases for sitting tenants; newer buildings at least 15 years old fall under California's statewide cap (AB 1482). Check a specific address with the LA Housing Department's ZIMAS tool before signing.
General information, not legal advice.
How Atwater Village scores for you
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Atwater Village is a northeast LA neighborhood tucked between Griffith Park and Silver Lake, with Glendale forming its northern border. The area straddles the Los Angeles River floodplain and has a notably international character, with nearly half of residents born abroad. It's a quieter, more residential corner of the city than many inner neighborhoods, though it sits along major traffic corridors.
The neighborhood mixes single-family homes with low-rise apartments and some newer development. You'll find cafes, taquerias, and local restaurants scattered throughout, but this is not a dense urban core. Parking and car access shape daily life more than in more walkable LA areas.
Living here
Day-to-day life in Atwater Village requires a car for most errands. While you can walk to some coffee shops and restaurants within a short distance, grocery shopping and other regular trips typically demand driving. The neighborhood sits in a high-traffic corridor and has some of the heaviest vehicle congestion in LA, so commute times can be frustrating. Air quality is notably poor, ranking in the bottom tier citywide due to diesel PM exposure.
On the upside, rent here ranks around the median for LA, and you're close enough to Griffith Park for weekend recreation. The tree canopy is sparse compared to other LA neighborhoods, so summers feel hotter and the streetscape is predominantly concrete. If you're drawn to the quieter, less touristy side of northeast LA and don't mind car dependency, Atwater Village offers modest pricing and a residential feel.
Who it's for
Atwater Village suits renters who work nearby (Glendale, Burbank) or have flexible commutes, prioritize a quieter neighborhood over walkability, and are comfortable driving for daily needs. It's less appealing if you rely on public transit, prioritize air quality, or want an urban neighborhood where you can walk to most errands. The area also appeals to those looking for a less trendy, more working-class northeast LA vibe with international community roots.
Environment & livability
Air quality: high diesel PM exposure, top quartile in California.
Linked to elevated respiratory and cardiovascular risk in long-term residents. See the air quality flag for more detail.
Traffic exposure: high traffic corridor exposure.
This area is near major traffic corridors, linked to higher noise levels, diesel PM, and reduced street-level comfort.
Tree cover: very limited tree cover, predominantly concrete.
Low canopy areas tend to run hotter and feel more exposed. Research links tree cover to lower ambient temperatures and improved pedestrian comfort.
Walkability: walkable for some errands, car useful for others.
A mixed walkability area. Good for quick trips on foot, but some destinations will require driving or transit.
Transit: minimal transit access, car strongly recommended.
Very infrequent or no meaningful transit nearby. Car dependency is high in this area.
Environmental data from CalEnviroScreen 4.0 and the EPA Smart Location Database. Informational only, not professional advice for a housing decision.
Who lives in Atwater Village
Population
11,588
Renters
57%
of households rent
Median age
42
Median income
$106k
per household
Census ACS 5-year estimates.
Schools in Atwater Village
2 public schools sit inside this area · 2 with published results. Figures are the share of students who met or exceeded state standards.
| School | Grades | English | Math |
|---|---|---|---|
| Atwater Avenue Elementary Elementary | K-6 | 57% | 54% |
| Glenfeliz Boulevard Elementary Elementary | K-6 | 54% | 49% |
Source: California Dept. of Education (directory) and CAASPP Smarter Balanced, 2025. We publish these figures as the state reports them and show the same table for every neighborhood. Saktoo does not rate schools, and school data is never part of a neighborhood match score. Attendance boundaries change — confirm the assigned school with the district before relying on it.
Around Atwater Village
Vince's Market
Black Elephant Coffee · Cafecito Organico · Ritual Açai
All'Acqua · Baracoa Cuban Cafe · Coral Reef Chinese Restaurant · Crispy Crust
Bond Park · Chevy Chase Park · Crystal Street Bike Park · Glenhurst Park
Metro Fitness
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Similar neighborhoods
Elysian Valley
~$2,862/mo
#67 of 346 for walkability
Harbor Gateway
~$2,634/mo
#155 of 346 for walkability
South El Monte
#223 of 346 for walkability
Lynwood
#124 of 346 for walkability
Next to Atwater Village
What the census says about Atwater Village
Facts about the neighborhood from the American Community Survey. These describe Atwater Village; none of them feed the scores above.
- Typical commute
- 31 min
- one way, residents who work
- Settled households
- 67%
- moved in before 2018
- Housing built
- ~1948
- average year of construction
- Above 1 per room
- 11%
- a measure of housing pressure
- Vacant units
- 6%
- of all housing units
- Broadband
- 93%
- of households subscribe
- Detached houses
- 50%
- the rest are attached or apartments
- Typical size
- 2 bed
- median across all homes here
- Homes here
- 3,050
- total housing units
Averaged across 5 areas of about a kilometre each. ACS 5-year estimates.
Atwater Village in the regional index
How Atwater Village places when every neighborhood in LA and Orange County is scored the same way.
- The areas with no affordable escape from pollution
Ranks #31 of 262 neighborhoods on this weighting.
- Where police report the fewest incidents
Ranks #61 of 254 neighborhoods on this weighting.
- Plenty nearby, easy to get around
Ranks #74 of 263 neighborhoods on this weighting.
Finding a place in Atwater Village
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Frequently asked questions
What's the transit situation in Atwater Village?+
There are no Metro rail stations in or immediately near Atwater Village, so public transit access is minimal. You will strongly need a car to get around reliably.
What should I budget for rent here?+
New leases average about $3,217 per month, which ranks roughly in the middle across LA neighborhoods. Current residents pay less (about $1,898 median) because that figure includes long-term and rent-stabilized tenants. If you're apartment hunting, budget from the $3,217 asking rate.
Is Atwater Village walkable?+
It's walkable for some errands but car-useful for others. You'll find coffee shops and restaurants within a short walk, but grocery stores are sparse, and many daily needs require driving. The neighborhood also ranks 79th of 114 LA neighborhoods for walkability.
How's the air quality and traffic?+
Both are significant concerns. Atwater Village ranks 109th of 114 LA neighborhoods for air quality due to high diesel PM exposure, and it's 112th for traffic, sitting in a major vehicle corridor. If respiratory health or quiet streets matter to you, this may not be the best fit.
What is the average rent in Atwater Village?+
A new lease in Atwater Village typically asks around $3,217 per month (Zillow Observed Rent Index, all unit sizes blended). Current residents pay a median of about $1,898 (Census ACS), which includes long-term and rent-stabilized tenants, so expect asking prices closer to the first number.
How is the air quality in Atwater Village?+
Atwater Village has high diesel PM exposure, top quartile in California, based on CalEnviroScreen 4.0 diesel particulate data (percentile 92 of 100, lower is cleaner).
Which LA neighborhoods are similar to Atwater Village?+
Based on walkability, rent levels, amenities, and environment, the most similar neighborhoods to Atwater Village are Elysian Valley, Harbor Gateway, South El Monte and Lynwood.