North Hills Real Estate: East and West of the 405
North Hills, called Sepulveda until 1991, sits in the middle of the San Fernando Valley with the San Diego Freeway running straight through it. West of the freeway is mostly 1950s single-family streets. East of it, RA lots of half an acre or more near Lassen Street share the map with condos and apartments along Sepulveda Boulevard. This guide explains what sets each side apart and how to request a free, no-obligation value estimate.
- City of Los Angelesneighborhood with two certified councils
- ≈4,700single-family parcels*
- 1957median year built, single-family*
- ≈8,100 sq ftmedian single-family lot*
*Based on LA County Assessor parcel records (2026 roll) and City of LA ZIMAS zoning, for parcels inside the North Hills East and North Hills West Neighborhood Council boundaries; analyzed October 2026. Approximate.
About North Hills
North Hills belongs to the City of Los Angeles and lies in Los Angeles County. The City splits it between two certified neighborhood councils that together cover roughly 4⅓ square miles:
- North Hills West (certified 2003, ≈2.4 sq mi): from the 405 west to Bull Creek, between Roscoe Boulevard and Lassen Street. Near Woodley Avenue the line steps south to Plummer Street.
- North Hills East (certified 2010, ≈1.9 sq mi): from the 405 east to the Pacoima Wash, between Roscoe Boulevard and Lassen Street. A narrow strip also runs south of Roscoe, between the freeway and Sepulveda Boulevard, down to the rail line.
Mission Acres, then Sepulveda, then North Hills
The area began as Mission Acres, a 1914 farm-tract subdivision watered by the new Los Angeles Aqueduct. Residents renamed it Sepulveda in 1927, after the boulevard and the Californio family it honors. Sepulveda grew into a suburb in the 1950s. In May 1991, Councilman Hal Bernson approved renaming the part west of the 405 "North Hills" after a resident petition. That November, Councilman Joel Wachs extended the name to the east side, and Sepulveda disappeared from the map. The old name still shows up in addresses, though. The VA lists its campus here as "Sepulveda, CA 91343."
The edges have moved since then. Also in 1991, homeowners between Devonshire and Lassen Streets, from Balboa Boulevard to the 405, switched to the North Hills name. That area still belongs to the Granada Hills South council. In 2012 the City approved a request from Woodley Hill (Woodley Avenue to Bull Creek, Plummer to Lassen) to be called Northridge, and the area moved to the Northridge East council in 2013.
The Sepulveda VA campus
One of the biggest properties in North Hills West is the Sepulveda VA Medical Center at 16111 Plummer Street. It opened as a veterans hospital in 1955 on a campus of about 160 acres. Today the VA runs it as an ambulatory care center for primary and specialty care. It's a large non-residential block in the northern half of North Hills West, so the home tracts flow around it rather than through it.
Parks and library
North Hills doesn't have much parkland. The main park is North Hills Community Park (8756 Parthenia Pl., about 3.9 acres) in North Hills East. The Mid-Valley Regional Branch Library sits on the City's 6.8-acre Nordhoff Park site at 16244 Nordhoff St. Sepulveda Recreation Center keeps the old name, but it's just across the Pacoima Wash in Panorama City.
North Hills Homes and Lots, Side by Side
About 59% of North Hills single-family homes were built in the 1950s. Three bedrooms is the most common layout (57%), followed by four (30%). Beyond that, the two halves are different markets:
| North Hills West | North Hills East | |
|---|---|---|
| Single-family parcels | ≈3,390 | ≈1,310 |
| Median lot | ≈8,050 sq ft | ≈8,300 sq ft |
| Lots of 20,000+ sq ft | ≈5% | ≈19% |
| Median year built | 1957 | 1955 |
| Median living area | ≈1,740 sq ft | ≈1,640 sq ft |
| Pool (Assessor use code) | ≈37% | ≈28% |
| Condominium units | ≈170 | ≈2,540 |
| Apartment buildings with 5+ units | 2 parcels | ≈250 parcels (≈7,600 units) |
The Lassen–Plummer large-lot pocket
Between Plummer and Lassen Streets east of the freeway, about 670 single-family parcels sit on streets such as Noble, Burnet, Columbus, Langdon and Orion Avenues. Roughly 230 of them are zoned RA, with a median lot near 30,000 sq ft. Many have older houses on deep parcels with room for outbuildings, gardens or an ADU. West of the freeway, smaller RA strips along Aqueduct Avenue, Chase Street and Haskell Avenue run closer to 18,000 sq ft.
Zoning, ADUs and Flood Zones in North Hills
Three-quarters of the single-family parcels are zoned RS (7,500 sq ft minimum for new lots). RA covers about 16%. City Planning lists RA as allowing limited agricultural uses, with a 17,500 sq ft minimum lot. About 6% are R1 (5,000 sq ft). The RD and commercial zones along Sepulveda Boulevard and Roscoe Boulevard are where most of the multifamily housing is. Land use is governed by the Mission Hills–Panorama City–North Hills Community Plan, last updated in 1995. We found no "K" equinekeeping overlay on North Hills single-family parcels, so check with LADBS before assuming an RA lot can keep animals.
About 80% of single-family lots here are 7,500 sq ft or larger, and that's why so many owners look into an ADU or a garage conversion. California's ADU rules apply citywide, but setbacks, easements and utility runs still depend on the parcel. Homes along Bull Creek and the Pacoima Wash flood-control channels can also check their flood-zone status on FEMA's Flood Map Service Center. Look up the parcel on ZIMAS before planning a project.
Getting Around North Hills: The 405/Roscoe Corridor
- Freeway: North Hills has two I-405 interchanges, at Roscoe Blvd. and Nordhoff St. Roscoe Boulevard also forms the southern edge, so the Roscoe/405 junction is the main way in and out. The I-5 and SR-118 are a short drive north.
- Main streets: Sepulveda Blvd., Haskell Ave., Woodley Ave. and Hayvenhurst Ave. run north–south. Lassen, Plummer, Nordhoff and Parthenia Streets run east–west.
- Rail: The Van Nuys station (7720 Van Nuys Blvd.), served by Metrolink and Amtrak, is about 2 to 3 miles southeast. The Northridge Metrolink station is a few miles west. Metro's planned East San Fernando Valley light rail line will run along Van Nuys Blvd., east of the Pacoima Wash.
Schools in North Hills
North Hills is part of the Los Angeles Unified School District. LAUSD's location data puts these campuses inside the two council areas:
- Elementary: Gledhill Street (16030 Gledhill St.), Lassen (15017 Superior St.), Langdon Avenue, Noble Avenue, Plummer, Rosa Parks Learning Center and Carlos Santana Arts Academy. Valley Charter Elementary is an independent charter.
- Middle: Francisco Sepulveda Middle School (15330 Plummer St.).
- High: James Monroe High School (9229 Haskell Ave.). Valor Academy runs independent charter campuses on Lemona and Burnet Avenues.
Based on LAUSD's attendance-boundary maps, single-family addresses west of the 405 mostly fall in Holmes Middle School's area, and those east of it mostly in Sepulveda Middle School's. Both sides are largely zoned for Monroe High. Assignments and programs shift over time, so check a specific address in LAUSD's Resident School Identifier.
North Hills Housing Market
Be careful with ZIP 91343 statistics. Only about 57% of its single-family parcels are inside the North Hills council boundaries. Roughly 1,700 are in Granada Hills South and another 1,800 or so are in Northridge East and South. Within North Hills, an RA half-acre, a 1950s RS tract house and an east-side condo also have little in common. A fair comparison matches side of the freeway, zone, lot size and permitted square footage.
David can put together a free report of recent sales of homes like yours in North Hills, on your side of the 405, with sold prices, price per square foot and days on market.
Request a North Hills Sold ReportNorth Hills Homes for Sale
See every active North Hills listing, east and west of the 405, on David's search page, and save a search to get new listings by email.
See North Hills Homes for SaleWhat Is Your North Hills Home Worth?
Automated estimates usually lump North Hills in with all of 91343. These are the details buyers here actually pay for:
- Which side of the 405. West-side RS tracts and east-side streets draw from different sets of comparable sales.
- Lot depth and RA zoning. A 20,000–30,000 sq ft RA lot near Lassen Street has value that a standard 7,500 sq ft lot doesn't.
- Permitted square footage. Many 1950s houses have been added onto. Finaled permits for additions, garage conversions and ADUs support the price.
- Street setting. Interior blocks and homes facing Sepulveda, Roscoe or the freeway sound walls tend to sell differently.
- Condo or townhome specifics. On the east side, HOA dues, reserves and parking affect price as much as the unit does.
- Major systems. Original-era sewer laterals, electrical panels and roofs come up in nearly every inspection.
Free, with no obligation. We use your details only to prepare your estimate (see our Privacy Policy).
How a North Hills Sale Comes Together
- Pricing. David pulls sales from your side of the freeway with a similar zone and lot, not the whole ZIP.
- Permit and parcel check. Compare the Assessor's square footage with what's on the property, and gather permits for any additions or ADU.
- Pre-listing fixes. Consider a sewer-lateral video and an electrical review on 1950s homes, so inspection surprises don't reopen the price.
- Launch. Professional photos, including the yard on larger lots, plus MLS syndication and outreach to local buyer agents.
- Offers. Weigh price against the loan type, appraisal gap coverage and contingency timelines.
- Escrow to keys. Disclosures, inspections, appraisal and closing, managed from start to finish.
Related: Avoiding Lowball Offers · Seller Closing Costs
Meet David Petikyan
David Petikyan leads Property Provider Group with eXp Realty. He works with sellers and buyers across the North San Fernando Valley, including North Hills, from his office at 15545 Devonshire St #103 in Mission Hills. He 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
North Hills FAQ
Is North Hills in the City of Los Angeles?
Yes. North Hills is part of the City of LA, not an independent city, and it's in Los Angeles County. Zoning, building permits and services come from City departments.
What is the history of Sepulveda and North Hills?
The area was subdivided as Mission Acres in 1914 and renamed Sepulveda in 1927. In May 1991 the part west of the 405 Freeway became North Hills, and in November 1991 the City applied the name to the east side too. Some addresses and institutions still use Sepulveda.
What is the North Hills, CA ZIP code?
North Hills uses ZIP code 91343. That ZIP also covers parts of Granada Hills South and eastern Northridge, so only about 57% of its single-family parcels are in North Hills itself.
What are the North Hills East and West neighborhood councils?
They are the two City-certified neighborhood councils for North Hills, divided by the 405 Freeway. North Hills West runs from the freeway west to Bull Creek, and North Hills East runs from the freeway east to the Pacoima Wash, both between roughly Roscoe Boulevard and Lassen Street.
Where can I find a North Hills zoning map?
Enter the address in ZIMAS (zimas.lacity.org), the City's parcel lookup, to see its zone. Most North Hills single-family lots are RS, with RA large-lot areas near Lassen and Plummer Streets and along Aqueduct Avenue, and multifamily zones along Sepulveda Boulevard.
Is the Sepulveda VA Medical Center in North Hills?
Yes. The Sepulveda VA Medical Center is at 16111 Plummer Street in North Hills West. The VA lists the address as Sepulveda, CA 91343 and operates it as an ambulatory care center.
What school district is North Hills, CA in?
North Hills students attend LAUSD schools. James Monroe High and Francisco Sepulveda Middle are both inside the neighborhood. Assignments vary by address, and LAUSD's online Resident School Identifier gives the official answer for a specific home.
What is the average home price in North Hills?
It depends on the side of the freeway, the zone, the lot size and the permitted square footage, and ZIP-wide averages mix in other neighborhoods. Ask for a free valuation or phone David at (818) 394-0012, and he will pull the closed sales most like yours.
Explore Nearby Communities
- Northridge real estate: west across Bull Creek, including Woodley Hill, which was renamed in 2012.
- Sherwood Forest (Northridge) real estate: big RA lots in Northridge South, a short drive west.
- Granada Hills real estate: north of Lassen and Devonshire Streets, including the 91343 blocks that sit in Granada Hills South.
- Mission Hills real estate: directly north of North Hills East, across Lassen Street.
- Porter Ranch real estate: in the foothills to the northwest, above the 118 Freeway.
Related Articles for North Hills Sellers
Sources
- LA GeoHub (City of Los Angeles), Neighborhood Council Boundaries ( certified-council layer, maps.lacity.org Boundaries/MapServer/18): North Hills East NC (certified Sept. 14, 2010) and North Hills West NC (certified Feb. 25, 2003).
- Parcel analysis, October 2026: LA County Assessor 2026-roll parcels joined to the City's ZIMAS zoning polygons. Parcels counted by center point inside the two council polygons; single-family = use codes 0100, 0101, 0103, 0104, 0108 (pool = 0101/0103); condominium = 010C, 012C, 01DC, 010E, 01SC; 5+ units = use codes 05xx; lot size = GIS parcel area. ZIP 91343 shares are single-family parcels by situs ZIP. Approximate.
- LA City Planning, Mission Hills–Panorama City–North Hills Community Plan; Generalized Summary of Zoning Regulations (January 2026).
- Los Angeles Times archives: Sepulveda’s West Side Officially Becomes ‘North Hills’ (May 14, 1991); What Remains of Sepulveda Will Also Become North Hills (Nov. 22, 1991).
- Wikipedia, North Hills, Los Angeles (Mission Acres, 1927 name, 1991 Granada Hills petition area, VA hospital 1955, Woodley Hill 2012–13).
- U.S. Department of Veterans Affairs, Sepulveda VA Medical Center (address and services).
- LA Recreation & Parks, North Hills Community Park and Recreation and Parks GIS layer (park acreage); Los Angeles Public Library, Mid-Valley Regional Branch.
- Metrolink, Van Nuys and Northridge stations; LA Metro, East San Fernando Valley Light Rail Transit Project.
- California HCD, ADU Handbook; FEMA Flood Map Service Center.
- LAUSD school locations and elementary/middle/high attendance-boundary layers (maps.lacity.org LAUSD_Schools), 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.