Valley Glen, Los Angeles, CA—91411
Real Estate Data & Market Trends
Key Metrics at a Glance
Home Price Trends — Valley Glen, Los Angeles, CA
As of Oct '25, the median home price in Valley Glen, Los Angeles, CA is $961,000, with a year-over-year change of -1.6%. This indicates that home prices in Valley Glen, Los Angeles, CA are decreasing. According to Zillow, the 1-year price projection is 0.4%, suggesting a relatively flat housing market in the next year.
Cost per Home Type
| Home Type | Median Home Value | YoY % Change |
|---|---|---|
All Homes | $961,000 | -1.6% |
| Single Family | $1,049,000 | -2.1% |
| Condos | $507,000 | -4.5% |
Cost per Home Size
| Home Size | Median Home Value | YoY % Change |
|---|---|---|
1 Bed | N/A | N/A |
2 Bed | $613,000 | -5.5% |
3 Bed | $1,028,000 | -2.1% |
4 Bed | $1,203,000 | -1.8% |
| 5 Bed | N/A | N/A |
% of Housing Stock
Rental Trends — Valley Glen, Los Angeles, CA
As of July '25, Rentcast reports the average rent in Valley Glen, Los Angeles, CA is $2,890, with a year-over-year rent change of -6.5%. Per bedroom, the median rent as of July '25 in Valley Glen, Los Angeles, CA is studios: $1,620, 1-bedrooms: $1,980, 2-bedrooms: $2,770, 3-bedrooms: $4,490, 4-bedrooms: $6,090. The most common rental property sizes in Valley Glen, Los Angeles, CA are 2-bedroom and 1-bedroom, accounting for 38.5% and 35.8% of the rental stock.
| Type | Median Rent | Average Rent |
|---|---|---|
| Average Rent | $2,450 | $2,890 |
| Studio Rent | $1,600 | $1,620 |
| 1 Bed Rent | $1,920 | $1,980 |
| 2 Bed Rent | $2,620 | $2,770 |
| 3 Bed Rent | $4,250 | $4,490 |
| 4 Bed Rent | $5,800 | $6,090 |
% of Rental Stock
Property Listings — Valley Glen, Los Angeles, CA
As of Oct '25, Realtor.com reports that the median days on market for a home in Valley Glen, Los Angeles, CA is 48. This is a increase of 20.0% from last year, suggesting that homes are sitting on the market longer than last year. The percentage of listed homes with a reduced price is 16.0%, representing a small inventory and little supply pressure on home prices.
| Metric | Zip Code Average | Year over Year % Change |
|---|---|---|
Median Listing Price | $899,000 | -31.0% |
Listing Count | 50 | 56.0% |
| Listings as % of Homes | 0.2% | 56.0% |
Days on Market | 48 | 20.0% |
Demographics — Valley Glen, Los Angeles, CA
As of the latest ACS Survey released in 2023, Valley Glen, Los Angeles, CA has a population of 23,500, which has decreased by -8.8% over the past 5 years. Valley Glen, Los Angeles, CA is a moderately popular place for families, as children make up 18.9% of the population. The area has a moderately educated workforce, with 36.9% of adult residents holding a bachelor’s degree or higher. There are some residents working remotely, with 19.3% reporting working from home.
| Metric | Latest Census | YoY % Change |
|---|---|---|
Population | 23,500 | -8.8% |
% Under 18 | 18.9% | -17.5% |
% Seniors | 10.4% | -1.9% |
% WFH | 19.3% | 250.9% |
% w/ College Degree | 36.9% | 6.0% |
As of the latest ACS Survey released in 2023, Valley Glen, Los Angeles, CA is a predominantly hispanic area, with 47.3% of the population identifying as hispanic. The hispanic population has shrunk by 6.0% in the last 5 years. The second most common race or ethnicity in Valley Glen, Los Angeles, CA is white, making up 32.0% of the population. Foreign-born residents account for 38.9% of the population in Valley Glen, Los Angeles, CA, and this percentage has increased by 0.8% as of the ACS Survey 5 years prior, suggesting more immigrants are calling the area home.
Race and Ethnicity
| Metric | Latest Census | 5-Year % Change |
|---|---|---|
% White | 32.0% | -7.8% |
% Black | 7.0% | 16.7% |
% Hispanic | 47.3% | -6.0% |
% Asian | 9.7% | 40.6% |
% Foreign Born | 38.9% | 0.8% |
Mortgage and Risk — Valley Glen, Los Angeles, CA
According to HUD data as of 2023, there were 109 mortgage originations in Valley Glen, Los Angeles, CA, of which 98.0% of loans were conventional mortgages. The average loan-to-value was 56.0%, with 7.0% above 90% LTV (normal). This implies small mortgage risk in Valley Glen, Los Angeles, CA. Investor activity is low, as 10.0% of loans were by investors. 13.0% of loans were cash-out refinances, suggesting many homeowners are tapping equity.
Mortgages
| Metric | Zip Code Average |
|---|---|
Total Loan Originations | 109 |
% Conventional Loans | 98.0% |
% Government Loans | 2.0% |
% Investor Loans | 10.0% |
% Second Loans | 2.0% |
% Cash Out Refinance | 13.0% |
Loan Activity
Rentals and Section 8 — Valley Glen, Los Angeles, CA
As of 2024, the percent of homes in Valley Glen, Los Angeles, CA under the Section 8 program is 3.9%. This is considered low, suggesting that the neighborhood is sparsely composed of Section 8 homes. Section 8 opportunity is good when HUD pays more than market rent. 1-bedroom and 2-bedroom units appear to be good home sizes to consider for Section 8 housing in Valley Glen, Los Angeles, CA, because HUD payments exceed market rent, while 3-bedroom and 4-bedroom units do not.
Section 8 Market Size
Total Units under HUD | 298 |
Total Units Section 8 | 297 |
% Rentals under Section 8 | 3.9% |
% Occupied Section 8 | 83.0% |
Section 8 Opportunity
| Home Size | HUD Premium | Market Rent | Max HUD Rent |
|---|---|---|---|
| 1 Bedroom | $250 | $1,920 | $2,170 |
| 2 Bedroom | $120 | $2,620 | $2,740 |
| 3 Bedroom | -$770 | $4,250 | $3,480 |
| 4 Bedroom | -$1,940 | $5,800 | $3,860 |
Affordability — Valley Glen, Los Angeles, CA
Home Price to Income Ratio
| Metric | Zip Code Average |
|---|---|
| Home Price to Income Ratio | 12 |
| Median Home Price | $961,000 |
| Median Household Income | $77,600 |