Los Angeles neighborhood guide
North Hills
Vertical tick marks the LA neighborhood median.
Rent in North Hills
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 North Hills scores for you
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North Hills is a San Fernando Valley neighborhood known for its suburban character and diverse, working-class community. The area has a straightforward layout with wide streets and ample parking, making it feel more car-oriented than many LA neighborhoods.
Day-to-day life centers around local businesses and family-oriented amenities rather than the dense walkability of urban cores. You'll find grocery stores, restaurants, and services scattered throughout, with a mix of independent shops and chain establishments serving the neighborhood's residents.
Living here
Getting around North Hills requires a car for most errands and destinations. While some spots are walkable for basic needs, the neighborhood's spread-out design and limited tree canopy make it more practical to drive. Traffic can be heavy during peak hours, and air quality is moderate by California standards.
The neighborhood offers an affordable rental market compared to LA overall, with new leases averaging about $2,859 per month. You'll have access to restaurants, groceries, and gyms within a short drive, and the area feels quieter and less crowded than denser parts of the city.
Who it's for
North Hills works best for renters who prioritize affordability and don't mind a car-dependent lifestyle. It suits families, workers with flexible commutes, and anyone looking for a straightforward, suburban feel without the density or transit options of central LA. If you need walkability or public transit access, this neighborhood will feel limiting.
Environment & livability
Air quality: moderate diesel PM exposure for California.
Above the state median, linked to mild long-term respiratory risk in some studies. Worth considering for sensitive households.
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 North Hills
Population
41,694
Renters
44%
of households rent
Median age
38
Median income
$93k
per household
Census ACS 5-year estimates.
Schools in North Hills
15 public schools sit inside this area · 15 with published results. Figures are the share of students who met or exceeded state standards.
| School | Grades | English | Math |
|---|---|---|---|
| Balboa Gifted/High Ability Magnet Elementary Elementary | 1-5 | 94% | 91% |
| Carlos Santana Arts Academy Elementary | K-5 | 33% | 31% |
| Gledhill Street Elementary Elementary | K-5 | 44% | 46% |
| Langdon Avenue Elementary Elementary | K-5 | 25% | 18% |
| Mayall Street Elementary Elementary | K-5 | 74% | 65% |
| Panorama City Elementary Elementary | K-5 | 50% | 56% |
| Plummer Elementary Elementary | K-6 | 35% | 27% |
| Rosa Parks Learning Center Elementary | K-5 | 27% | 31% |
| Valley Charter ElementaryCharter Elementary | K-5 | 56% | 50% |
| Vintage Math/Science/Technology Magnet Elementary | K-5 | 65% | 60% |
| Francisco Sepulveda Middle Intermediate/Middle/Junior High | 6-8 | 27% | 23% |
| Valor Academy MiddleCharter Intermediate/Middle/Junior High | 5-8 | 36% | 17% |
| Albert Einstein Continuation High School | 9-12 | 17% | 8% |
| James Monroe High High School | 9-12 | 35% | 11% |
| Valor Academy HighCharter High School | 9-12 | 59% | 27% |
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 North Hills
La Tapachulteca · Panadería y Mercado La Fiesta · Seafood City · Sola's African Market
Best Donuts · JV Espresso Bar · Lili's Café · San Fernando Coffee Company
BBQ Cab · Burger King · California Tamale House · Carl's Jr.
Nordhoff Recreation Center
Speakeasy Fitness
Check your commute from North Hills
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Similar neighborhoods
Next to North Hills
What the census says about North Hills
Facts about the neighborhood from the American Community Survey. These describe North Hills; none of them feed the scores above.
- Typical commute
- 36 min
- one way, residents who work
- Settled households
- 79%
- moved in before 2018
- Housing built
- ~1966
- average year of construction
- Above 1 per room
- 13%
- a measure of housing pressure
- Vacant units
- 3%
- of all housing units
- Broadband
- 92%
- of households subscribe
- Detached houses
- 64%
- the rest are attached or apartments
- Typical size
- 3 bed
- median across all homes here
- Homes here
- 7,547
- total housing units
Averaged across 16 areas of about a kilometre each. ACS 5-year estimates.
North Hills in the regional index
How North Hills places when every neighborhood in LA and Orange County is scored the same way.
- The areas with no affordable escape from pollution
Ranks #39 of 262 neighborhoods on this weighting.
Finding a place in North Hills
Found a place you like? Score it against your priorities to see how well any address fits your budget and commute.
Frequently asked questions
Do I need a car in North Hills?+
Yes, a car is strongly recommended. The neighborhood ranks 107th out of 114 LA areas for transit access, with no nearby Metro rail stations. While some errands are walkable, most trips require driving.
What's the rent here compared to LA overall?+
New leases in North Hills run about $2,859 per month, placing it around the LA average. Current residents pay a median of $2,150, but that figure includes long-term tenants; budget from the asking rent if you're moving in now.
How walkable is North Hills?+
The neighborhood is somewhat walkable for basic errands but not consistently so. It ranks 76th out of 114 LA neighborhoods in walkability, meaning you'll manage some trips on foot but will rely heavily on your car.
Is the air quality and tree cover good?+
North Hills has moderate air quality with moderate diesel exposure, and very limited tree canopy at about 2.4 percent coverage. Traffic is heavy during peak hours, so the environment is more concrete-heavy than shaded.
Is North Hills walkable?+
North Hills ranks #158 of 346 LA neighborhoods for walkability. In practice, walkable for some errands, car useful for others.
What is the average rent in North Hills?+
A new lease in North Hills typically asks around $2,859 per month (Zillow Observed Rent Index, all unit sizes blended). Current residents pay a median of about $2,150 (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 North Hills?+
North Hills has moderate diesel PM exposure for California, based on CalEnviroScreen 4.0 diesel particulate data (percentile 63 of 100, lower is cleaner).
Which LA neighborhoods are similar to North Hills?+
Based on walkability, rent levels, amenities, and environment, the most similar neighborhoods to North Hills are San Clemente Pacific, Midtown Westminster, Lawndale and Hawthorne.