Los Angeles neighborhood guide
Lake View Terrace
Vertical tick marks the LA neighborhood median.
Rent in Lake View Terrace
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 Lake View Terrace scores for you
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Lake View Terrace is a suburban residential neighborhood in the San Fernando Valley, built around quiet streets and single-family character. It sits north of the commercial spine of Van Nuys Boulevard, offering the low-density feel typical of the outer Valley.
The area is car-dependent. You'll need a vehicle for most errands and getting around town. Public transit access is minimal, with no Metro rail stations nearby. For renters prioritizing space and a calm suburban setting over walkability, it can work; for those without a car or who want to walk to shops and restaurants, it will not.
Living here
Day-to-day life here centers on driving. While some errands can be handled locally, most shopping, dining, and entertainment require a car. The neighborhood ranks 102nd of 114 LA neighborhoods in walkability, well below the city median. Traffic is heavy in the area, ranking 101st in traffic conditions, so commutes can be slow. Air quality is moderate, with diesel PM exposure slightly above the LA average.
Parks are the main outdoor amenity. Lopez Canyon Park, Kagel Canyon Park, and the Lakeview Terrace Recreation Center provide neighborhood gathering spots. Tree cover is sparse at about 6 percent, so expect a concrete-heavy streetscape. Rents for a new lease currently run about $2,748 per month, roughly 36 percent above the LA median.
Who it's for
Lake View Terrace suits renters who need affordable suburban space, have reliable access to a car, and are willing to trade walkability and transit access for quiet residential streets. It is not a good fit for car-free renters, those working downtown or on the Westside without flexibility on commute time, or anyone seeking walkable neighborhood life with restaurants and shops nearby.
Environment & livability
Air quality: below the California median for diesel PM exposure.
Air quality here is better than average for the state. Worth noting if you have respiratory sensitivities.
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: most errands require a car or transit.
Lower intersection density and fewer destinations within walking distance, typical of suburban LA/OC areas.
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 Lake View Terrace
Population
12,179
Renters
26%
of households rent
Median age
38
Median income
$85k
per household
Census ACS 5-year estimates.
Schools in Lake View Terrace
4 public schools sit inside this area · 4 with published results. Figures are the share of students who met or exceeded state standards.
| School | Grades | English | Math |
|---|---|---|---|
| Brainard Elementary Elementary | K-5 | 66% | 60% |
| Fenton Avenue CharterCharter Elementary | K-5 | 47% | 35% |
| PUC Lakeview Charter AcademyCharter Intermediate/Middle/Junior High | 6-8 | 39% | 24% |
| PUC Community Charter Middle and PUC Community Charter Early College HighCharter Elementary-High Combination | 6-12 | 67% | 43% |
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 Lake View Terrace
Kagel Canyon Park · Lakeview Terrace Recreation Center · Lopez Canyon Park · Lopez Canyon Trailhead Park
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Next to Lake View Terrace
What the census says about Lake View Terrace
Facts about the neighborhood from the American Community Survey. These describe Lake View Terrace; none of them feed the scores above.
- Typical commute
- 35 min
- one way, residents who work
- Settled households
- 78%
- moved in before 2018
- Housing built
- ~1972
- average year of construction
- Above 1 per room
- 9%
- a measure of housing pressure
- Vacant units
- 2%
- of all housing units
- Broadband
- 95%
- of households subscribe
- Detached houses
- 77%
- the rest are attached or apartments
- Typical size
- 3 bed
- median across all homes here
- Homes here
- 3,108
- total housing units
Averaged across 7 areas of about a kilometre each. ACS 5-year estimates.
Lake View Terrace in the regional index
How Lake View Terrace places when every neighborhood in LA and Orange County is scored the same way.
- Where police report the fewest incidents
Ranks #78 of 254 neighborhoods on this weighting.
Finding a place in Lake View Terrace
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Frequently asked questions
Do I need a car in Lake View Terrace?+
Yes, strongly. The neighborhood has minimal public transit and ranks 102nd of 114 LA neighborhoods in walkability. A car is essential for daily life.
What is the rent here?+
New leases currently rent for about $2,748 per month. Current residents pay a median of $2,197, but that reflects long-term and stabilized tenants. Budget from the asking rent if you are moving in.
Are there parks nearby?+
Yes. Lopez Canyon Park, Kagel Canyon Park, and the Lakeview Terrace Recreation Center are within the neighborhood and offer green space and recreational facilities.
How is the air quality?+
Air quality is moderate. PM exposure ranks around the LA median, with moderate diesel pollution typical for a Valley location near major corridors.
Is Lake View Terrace walkable?+
Lake View Terrace ranks #301 of 346 LA neighborhoods for walkability. In practice, most errands require a car or transit.
What is the average rent in Lake View Terrace?+
A new lease in Lake View Terrace typically asks around $2,748 per month (Zillow Observed Rent Index, all unit sizes blended). Current residents pay a median of about $2,086 (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 Lake View Terrace?+
Lake View Terrace has below the California median for diesel PM exposure, based on CalEnviroScreen 4.0 diesel particulate data (percentile 49 of 100, lower is cleaner).
Which LA neighborhoods are similar to Lake View Terrace?+
Based on walkability, rent levels, amenities, and environment, the most similar neighborhoods to Lake View Terrace are Newport Beach, Val Verde, Elizabeth Lake and Lake Hughes.