Granada Hills Real Estate: Homes from the Flats to the Foothills
Granada Hills climbs from 1950s tract streets near Devonshire Street up to hillside homes, horse-zoned blocks and canyon parks at the foot of the Santa Susana Mountains. The 118 Freeway roughly splits it into Granada Hills South and Granada Hills North, and the two halves are quite different. Here's what drives value in each, and how to get a free, no-obligation estimate for your home.
- ZIP 91344most Granada Hills addresses; some use 91343
- ≈15,100single-family parcels*
- ≈8,100 sq ftmedian single-family lot*
- 1958median year built*
*Our analysis of LA County Assessor parcel data and City of LA zoning data for the Granada Hills North and Granada Hills South Neighborhood Council areas combined, retrieved October 2026. Figures are approximate.
About Granada Hills
Granada Hills is a neighborhood of the City of Los Angeles at the north edge of the San Fernando Valley. The City's planning area for it is called Granada Hills–Knollwood, a roughly 15-square-mile community plan area last comprehensively updated in 2015. Two certified neighborhood councils cover it:
- Granada Hills South: from the 118 Freeway south to Devonshire Street and Lassen Street, between the I-405 on the east and the Northridge border near the Aliso Canyon Wash on the west.
- Granada Hills North: from the 118 north into the Santa Susana foothills, east to the I-405 and I-5, and west to the Porter Ranch border.
From Sunshine Ranch to "Granada"
The area began as Sunshine Ranch, a dairy and orchard operation that grew apricots, oranges and walnuts. In 1876 the San Fernando Valley's first oil well was drilled at the north end of today's Zelzah Avenue. The town was founded in 1926 as "Granada," and "Hills" was added about 15 years later. The big growth came with the postwar boom of the 1950s, which is still visible in the housing stock below.
Knollwood, Balboa Highlands and White Oak Avenue
Knollwood, the name the City pairs with Granada Hills in its community plan, is tied to the Knollwood Country Club golf course and the mid-century Knollwood Grove tract, part of the cluster of notable modern homes north of Rinaldi Street and west of Balboa Boulevard. Nearby, Balboa Highlands was built in 1962–64 by developer Joseph Eichler. City Planning describes it as the only Eichler development in Los Angeles County and the first post-WWII neighborhood in the Valley to become a historic district. The Balboa Highlands Historic Preservation Overlay Zone (HPOZ) was adopted in 2010, so exterior changes there go through HPOZ review. In Granada Hills South, the stretch of White Oak Avenue between San Fernando Mission Boulevard and San Jose Street has been a Los Angeles Historic-Cultural Monument since 1966 for its row of Deodar cedar trees.
Parks and open space
Granada Hills North backs up to large canyon parks in the Santa Susana foothills, including O'Melveny Park (17300 Sesnon Blvd.), Bee Canyon Park and Aliso Canyon Park, with hiking and equestrian access. Zelzah Park is also in the north, and the Granada Hills Recreation Center (16730 Chatsworth St.), with its pool and tennis courts, is in the south. The Van Norman reservoir complex, the southern end of the Los Angeles Aqueduct, is in Granada Hills near the I-405/I-5 junction.
Granada Hills Homes and Lots: North vs. South
Based on LA County Assessor records for about 15,100 single-family parcels, the two halves of Granada Hills look like this:
| Granada Hills South | Granada Hills North | |
|---|---|---|
| Single-family parcels | ≈7,470 | ≈7,660 |
| Median lot | ≈7,700 sq ft | ≈10,000 sq ft |
| Lots 10,000 sq ft or larger | ≈14% | ≈50% |
| Median year built | 1956 (73% built in the 1950s) | 1962 (about 7% built 1990 or later) |
| Median living area | ≈1,580 sq ft | ≈2,050 sq ft |
| Most common bedroom count | 3 (58%) | 4 (50%) |
| Pool indicated by Assessor use code | ≈30% | ≈46% |
Granada Hills is overwhelmingly single-family. The Assessor shows about 1,020 condominium units and about 3,100 units in buildings of five or more units, most of them in Granada Hills South.
Granada Hills Zoning and Overlays
About 62% of single-family parcels are zoned RS (Suburban, 7,500 sq ft minimum for new lots). Next come RE11 (Residential Estate, 11,000 sq ft, about 13%), RA (Suburban, 17,500 sq ft, about 11%), R1 (about 7%) and RE9 (about 4%). The larger RE and RA lots are concentrated in Granada Hills North. Several overlays are unusual to this area and can affect what you can build:
- Old Granada Hills Residential Floor Area (RFA) District. Adopted with the 2015–16 community plan update, it covers the area generally bounded by San Fernando Mission Blvd., San Jose Street, Zelzah Ave. and Amestoy Ave. It caps house size more tightly than the citywide mansionization rules, with limited bonuses for designs like detached rear garages. Our analysis puts about 1,170 single-family parcels in it.
- "K" Equinekeeping District. About 740 single-family parcels in western Granada Hills North (around Tuscan Dr., Mayerling St. and Wood Ranch Rd.) carry a "K" designation, which supports keeping horses where the lot and setbacks qualify.
- Balboa Highlands HPOZ. About 100 Eichler homes subject to preservation review.
- Granada Hills Specific Plan. First adopted in 1992, it sets design standards for most of the area's commercial and multifamily properties.
Check any parcel on ZIMAS before planning an addition, rebuild or ADU.
Getting Around Granada Hills
- Freeways: The 118 crosses the community east–west. The I-405 and I-5 run along the east side and meet near the Van Norman reservoirs, so Santa Clarita, the Westside and downtown are each a freeway ride away.
- Main streets: Balboa Blvd., Zelzah Ave. and Woodley Ave. run north–south. Chatsworth St., Devonshire St., San Fernando Mission Blvd. and Rinaldi St. run east–west.
- Rail: The nearest Metrolink stations are Northridge (8775 Wilbur Ave.) and Sylmar/San Fernando (12219 Frank Modugno Dr.), each a short drive away.
Schools in Granada Hills
Granada Hills is in the Los Angeles Unified School District. LAUSD's school-location data shows these campuses inside the two neighborhood councils:
- High: Granada Hills Charter High School (an independent charter, 10535 Zelzah Ave.), John F. Kennedy High School (11254 Gothic Ave.) and Valley Academy of Arts and Sciences (10445 Balboa Blvd.).
- Middle: Robert Frost Middle School, George K. Porter Middle School and Patrick Henry Middle School.
- Elementary: Danube Avenue, Granada and Tulsa Street Elementary; the magnets Haskell STEAM, Mayall Street Academy of Arts and Technology, and Vintage Math/Science/Technology; and the affiliated charters El Oro Way for Enriched Studies, Knollwood Preparatory Academy and Van Gogh Charter.
Charter and magnet schools have their own admission processes, and neighborhood assignments follow LAUSD attendance boundaries. Confirm any address with LAUSD's Resident School Identifier.
Granada Hills Housing Market
ZIP 91344 covers almost all of Granada Hills, North and South, so a single "Granada Hills median price" blends 1,500 sq ft homes from 1955 with 2,500 sq ft hillside homes on quarter-acre lots. To price a home here, you need sales from the same half of Granada Hills, with similar lot size, zoning and overlays like the RFA District or the HPOZ.
David can send you a free report of recent closed sales that match your home, including sold prices, lot sizes and days on market.
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See Granada Hills Homes for SaleWhat's Your Granada Hills Home Worth?
An automated estimate can't tell whether your lot is in the RFA District, has a "K" designation or sits on a view lot in the foothills. These are the factors that tend to separate Granada Hills sales:
- North or South, flat or hillside. Lot size, view, slope and street location vary much more north of the 118.
- Overlays. The RFA District limits how big a rebuild can be in Old Granada Hills. HPOZ review applies in Balboa Highlands. Horse-keeping rights matter to some buyers in "K" areas.
- Mid-century condition. Updated systems, roof and windows, and documented permits, carry weight in a stock built mostly from the 1950s through the '60s. Original mid-century design features can matter too, especially in the Eichler tract.
- Pool and outdoor space. Pools are common in Granada Hills North, so their condition gets compared directly with nearby sales.
- ADU potential. State law requires LA to approve qualifying ADUs on single-family lots, including a detached ADU of up to 800 sq ft (HCD's ADU Handbook). Hillside, HPOZ and overlay rules can add steps, so feasibility is parcel-specific.
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Our Granada Hills Selling Process
- Free valuation. Tell David about the home online or by phone, and he'll prepare a price range from comparable Granada Hills sales.
- Lot and overlay check. Zoning, RFA/HPOZ/"K" status, permits and any hillside issues are reviewed up front, so buyers' questions have answers.
- Targeted prep. Spend where Granada Hills buyers notice: systems, curb appeal, yard and pool.
- Marketing that fits the home. Photos (aerial photos where views or lot size matter), MLS exposure and buyer outreach.
- Offer strategy. David compares terms side by side and negotiates repairs and credits.
- Through closing. Inspections, appraisal, disclosures and escrow, managed to the finish.
Related: Granada Hills Market Trends 2026 · How to Handle Multiple Offers
Meet David Petikyan
David Petikyan leads Property Provider Group with eXp Realty. His office at 15545 Devonshire St #103 in Mission Hills is just across the I-405 from Granada Hills South. He works with sellers and buyers throughout the San Fernando Valley and also holds the California Association of REALTORS® Certified Probate & Trust Specialist certification for inherited and trust sales.
David Petikyan · Property Provider Group | eXp Realty · DRE# 02089725
15545 Devonshire St #103, Mission Hills, CA 91345 · (818) 394-0012
eXp Realty of Greater Los Angeles, Inc. #02188471
Granada Hills FAQ
What county is Granada Hills, CA in?
Los Angeles County. Granada Hills is a neighborhood of the City of Los Angeles, not a separate city, so zoning, permits and city services come from the City of LA.
What is the Granada Hills ZIP code?
Nearly all of Granada Hills uses ZIP code 91344. Some addresses in Granada Hills South, mainly south of Devonshire Street and east of Balboa Boulevard, use 91343, the ZIP shared with North Hills.
What is the Granada Hills neighborhood council?
Granada Hills has two City-certified neighborhood councils. Granada Hills South covers roughly the area from the 118 Freeway south to Devonshire and Lassen Streets. Granada Hills North covers the area north of the 118 into the Santa Susana foothills.
What is the history of Granada Hills?
The area began as Sunshine Ranch, a dairy and orchard operation. It was founded as "Granada" in 1926, with "Hills" added about 15 years later, and grew rapidly in the 1950s. Later landmarks include the Knollwood Country Club area and the 1962–64 Balboa Highlands Eichler tract, now a historic preservation overlay zone.
What high schools are in Granada Hills?
LAUSD data shows Granada Hills Charter High School, John F. Kennedy High School and Valley Academy of Arts and Sciences inside Granada Hills. Charter enrollment works differently from neighborhood assignment, so check LAUSD's Resident School Identifier for a specific address.
Where can I see a Granada Hills zoning map?
Look up any parcel on the City of Los Angeles ZIMAS website (zimas.lacity.org). It shows the base zone (mostly RS, RE11 or RA here) and overlays such as the Old Granada Hills RFA District, "K" equinekeeping districts and the Balboa Highlands HPOZ.
What are Granada Hills home prices?
They vary widely between Granada Hills South and North, and by lot size, view and overlays. Request a free valuation or call David at (818) 394-0012 for recent comparable sales near your home.
Explore Nearby Communities
- Porter Ranch real estate: directly west, with newer hillside and master-planned neighborhoods.
- Mission Hills real estate: directly east across the I-405, around the historic Mission.
- Northridge real estate: south and southwest, home to CSUN.
- Sherwood Forest (Northridge) real estate: the large-lot RA neighborhood inside Northridge.
Related Articles for Granada Hills Homeowners
Sources
- City of Los Angeles, Neighborhood Council Boundaries (LA GeoHub), Granada Hills North and Granada Hills South NCs; used to define the analysis area.
- LA County Assessor parcel data (2026 roll) and City of LA ZIMAS zoning layer, analyzed October 2026. Method: single-family parcels (use codes 0100, 0101, 0103, 0104, 0108) whose center point falls inside each neighborhood council; overlay counts based on the ZIMAS zone string (RFA, K, HPOZ). Figures are approximate.
- LA City Planning, Granada Hills–Knollwood Community Plan (adopted Oct. 28, 2015; Granada Hills Specific Plan; RFA District).
- LA City Attorney report on the Old Granada Hills RFA District, Council File 15-1226-S2 (March 2016).
- LA City Planning, Balboa Highlands HPOZ.
- Wikipedia, Granada Hills, Los Angeles (Sunshine Ranch, 1876 oil well, 1926 founding, Knollwood, White Oak Avenue Deodars, Van Norman Reservoir).
- LA Recreation & Parks, O'Melveny Park and Bee Canyon Park; City of LA open-data facility list (park addresses).
- LA City Planning, Zoning Code Summary; California HCD, ADU Handbook.
- Metrolink, Northridge and Sylmar/San Fernando stations.
- LAUSD school locations layer (LAUSD GIS), retrieved October 2026; LAUSD Resident School Identifier.
Information is believed accurate but not guaranteed. Verify zoning, lot size, permits, taxes, HOA terms and school assignments independently. David Petikyan, DRE# 02089725, eXp Realty. eXp Realty of Greater Los Angeles, Inc. #02188471. Equal Housing Opportunity.