Arleta Real Estate: A Compact Neighborhood of 1950s Single-Family Homes
Arleta is a small, mostly single-family neighborhood in the northeast San Fernando Valley, tucked between the I-5 and Van Nuys Boulevard. Almost every street here was built out in one decade, which makes Arleta homes easier to compare than in most of the Valley, and small differences in condition, lot and upgrades matter more. Here's what I look at, and how to get a free, no-obligation estimate for your home.
- ZIP 91331, which Arleta shares with Pacoima; a few addresses use 91402.
- About 81% of single-family homes were built in the 1950s, and the median lot is about 6,500 sq ft.
- Roughly 89% of single-family parcels are zoned R1, and the area is overwhelmingly owner-occupied single-family.
- Metro's East San Fernando Valley light rail is under construction on Van Nuys Boulevard, with an Arleta station planned.
- ZIP 91331shared with Pacoima; some 91402
- ≈6,310single-family parcels*
- ≈6,500 sq ftmedian single-family lot*
- 1953median year built*
*My analysis of LA County Assessor parcel data and City of LA zoning data for the Arleta Neighborhood Council area, retrieved October 2026. Figures are approximate.
About Arleta
Arleta is a neighborhood of the City of Los Angeles in the northeast San Fernando Valley. The Arleta Neighborhood Council area covers a little over 3 square miles. Arleta borders Mission Hills and North Hills to the north, Pacoima to the northeast, Sun Valley to the east and Panorama City to the west. Van Nuys Boulevard, Arleta's main commercial street, along with Woodman Avenue and Arleta Avenue, carries most north–south traffic, and Osborne, Branford and Terra Bella Streets are among the key cross streets.
How Arleta got its own name
Arleta was originally the western part of Pacoima. It stayed semi-rural until World War II, when factories expanded into the Valley and housing went up for their workers. When the I-5 was built in the early 1960s, it created a physical line through Pacoima, and residents on the west side petitioned to form their own neighborhood. Arleta was officially recognized in 1968. The Arleta post office on Arleta Avenue, which opened just before Christmas 1954, predates the name change. Movie fans may know Arleta as a filming location for the McFly family's neighborhood in the Back to the Future films.
Arleta Homes and Lots
Arleta is one of the most uniform neighborhoods I work in. Based on LA County Assessor records for about 6,310 single-family parcels:
| Single-family homes in Arleta* | |
|---|---|
| Median lot | ≈6,500 sq ft (middle half ≈6,000–7,400 sq ft) |
| Lots 10,000 sq ft or larger | ≈6% |
| Era | Median 1953; ≈81% built in the 1950s |
| Median living area | ≈1,330 sq ft |
| Most common bedroom count | 3 (≈65%), then 4 (≈19%) |
| Pool indicated by Assessor use code | ≈16% |
Single-family homes make up about 89% of Arleta's residential parcels. The Assessor shows only about 210 condominium parcels and about 430 units in buildings of five or more units, mostly near the commercial corridors. In the 2000 Census, owners occupied about 80% of Arleta's housing, which is high for Los Angeles. Since most homes started out as similar postwar ranch houses, what separates them today is what's been done since: added bedrooms and baths, permitted garage conversions, updated systems and curb appeal.
Arleta Zoning and ADU Potential
About 89% of Arleta's single-family parcels are zoned R1 (One-Family, 5,000 sq ft minimum for new lots), about 7% RS and about 4% RA. Arleta is covered by the City's Arleta–Pacoima Community Plan, last updated in 1996, which calls for preserving the area's low-density, single-family character and encouraging homeownership.
- ADUs. 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). On a typical 6,000–7,000 sq ft Arleta lot with a detached rear garage, that's often the most practical way to add space or rental income. State law also allows a junior ADU of up to 500 sq ft inside the existing house, which can work well for a family member.
- Garage conversions and additions. Many Arleta homes have been expanded over the decades. Permits matter: buyers, appraisers and lenders all look at whether added square footage is on the record.
Arleta is almost fully built out (fewer than 2% of its single-family homes date from 1990 or later), so change usually comes one remodel, addition or ADU at a time. Check any parcel on ZIMAS before you plan an addition or an ADU; it shows the zone and any overlays, and links to the parcel's permit and case history.
How Arleta Compares with Its Neighbors
Buyers looking in Arleta often compare it with the communities around it. Using the same Assessor method for each neighborhood council area, here's how the single-family housing stock lines up:
| Arleta | Panorama City | Sylmar | |
|---|---|---|---|
| Single-family share of residential parcels | ≈89% | ≈54% | ≈66% |
| Median single-family lot | ≈6,500 sq ft | ≈6,200 sq ft | ≈7,600 sq ft |
| Median year built | 1953 | 1949–50 | 1959 |
| Median living area | ≈1,330 sq ft | ≈1,300 sq ft | ≈1,500 sq ft |
The takeaway: Arleta is the most purely single-family of the three, with slightly bigger lots than Panorama City and far fewer apartments and condos. Sylmar offers more lot size and newer construction, but it's farther north. For many of my buyers, Arleta lands in the middle: a 1950s house on a usable lot, close to the I-5 and SR-170, on blocks where most neighbors own their homes.
Parks and Getting Around Arleta
- Freeways: The I-5 runs along Arleta's east side and the SR-170 (Hollywood Freeway) begins just to the south, so downtown, Burbank and Santa Clarita are each a freeway ride away.
- Light rail coming: Metro's 6.7-mile East San Fernando Valley light rail line is being built down the middle of Van Nuys Boulevard, with 11 stations including one in Arleta. Major construction began in July 2026, and Metro currently estimates completion in early 2032. Expect lane restrictions on Van Nuys Boulevard in the meantime.
- Parks: Branford Recreation Center has lighted ball fields, courts, gyms and a community room, and Devonshire Arleta Park is also in the neighborhood.
Schools in Arleta
Arleta is in the Los Angeles Unified School District. LAUSD's school-location data shows these campuses inside the Arleta Neighborhood Council area:
- High: Arleta High School (14200 Van Nuys Blvd.).
- Elementary: Beachy Avenue (9757 Beachy Ave.), Canterbury Avenue (13670 Montague St.), Sharp Avenue (13800 Pierce St.) and Vena Avenue (9377 Vena Ave.) Elementary Schools.
Charter and magnet schools have their own admission processes. Confirm any address with LAUSD's Resident School Identifier.
Arleta Housing Market: What Drives Value
ZIP 91331 is shared with Pacoima, so ZIP-level price figures blend two different neighborhoods. To price an Arleta home, I use Arleta sales of similar size and condition, and these factors usually decide where a home lands in the range:
- Bedroom and bath count, legally. A permitted fourth bedroom or second bath moves value; an unpermitted one can complicate the appraisal and the loan.
- Condition of a 1950s house. Electrical panels, sewer lines, roof, windows and foundation are what inspectors focus on in a stock this age.
- ADU or ADU-ready. A finished, permitted ADU, or a lot with good rear access, appeals to both multigenerational households and investors.
- Street and location. Quieter interior blocks vs. homes on busier streets, and proximity to the future light rail stations.
Household makeup matters here, too. In the 2000 Census, Arleta's average household size was 4.0 people, high for Los Angeles, and the share of residents aged 11 to 18 was among the highest in the county. That's a big reason extra bedrooms, a second bath, a usable yard and ADU space get so much attention from Arleta buyers: many of them are families, often multigenerational, buying for the long term.
I can send you a free report of recent closed sales that match your home, including sold prices, lot sizes and days on market.
Get a Custom Sold Report for Your StreetWhat's Your Arleta Home Worth?
In a neighborhood where many homes started out alike, an automated estimate can't tell your remodeled, permitted four-bedroom from an original three-bedroom down the street. I'll compare your home with the Arleta sales that actually match it.
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Tips for Selling or Buying in Arleta
If you're selling
- Gather permits first. Pull the permit history for additions, garage conversions and any ADU before listing, so there are no surprises in escrow.
- Fix what inspectors flag. In 1950s homes that usually means the electrical panel, sewer line and roof. Small, targeted repairs often pay off better than a full remodel.
- Show the yard. Buyers here picture an ADU, a garden or room for family gatherings, so clean up the backyard and show the access.
- Price against true matches. I compare by bedroom count, size and condition, then handle offers, repairs, credits and escrow through closing.
If you're buying
- Ask for the permit history on any added rooms, and budget for a sewer-line inspection.
- If you're near Van Nuys Boulevard, factor in light rail construction now and the station access later.
- Look at lot shape and rear access if an ADU is part of your plan.
- Compare homes by permitted square footage, not just the bedroom count in the listing. In a neighborhood this uniform, that's often where the real price difference is.
Related: How to Handle Multiple Offers · How a CMA Helps Price a Home Correctly
Meet David Petikyan
I'm David Petikyan, and from my office in Mission Hills, just north of Arleta, I help sellers and buyers across the North San Fernando Valley.
David Petikyan · DRE #02089725 · eXp Realty of Greater Los Angeles, Inc. #02188471
Arleta FAQ
What county is Arleta, CA in?
Los Angeles County. Arleta 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 Arleta ZIP code?
Arleta uses ZIP code 91331, which it shares with Pacoima. A small number of addresses on the Panorama City side use 91402.
Is Arleta part of Pacoima?
Arleta was originally the western part of Pacoima. After the I-5 was built through the area in the early 1960s, residents petitioned to form their own neighborhood, and Arleta was officially recognized in 1968. It has its own City-certified neighborhood council.
What kind of homes are in Arleta?
Mostly single-story ranch-style homes from the 1950s. Based on LA County Assessor data, the median single-family home was built in 1953 on a lot of about 6,500 sq ft, and three bedrooms is the most common layout.
What schools are in Arleta?
LAUSD data shows Arleta High School plus Beachy Avenue, Canterbury Avenue, Sharp Avenue and Vena Avenue Elementary Schools inside Arleta. Check LAUSD's Resident School Identifier for a specific address.
Is the light rail coming to Arleta?
Yes. Metro's East San Fernando Valley light rail line is under construction along Van Nuys Boulevard, with an Arleta station planned. Major construction began in July 2026, and Metro estimates completion in early 2032.
What are Arleta home prices?
They depend mostly on size, permitted bedrooms and baths, condition and lot. Request a free valuation or call me at (818) 394-0012 for recent comparable sales near your home.
Explore Nearby Communities
- Mission Hills real estate: directly north, around the historic Mission.
- Panorama City real estate: directly west, the Valley’s first postwar planned community.
- Granada Hills real estate: northwest across the I-405, with larger lots and foothill homes.
- Northridge real estate: west, home to CSUN.
- Sylmar real estate: north, with horse-zoned lots and foothill homes.
Sources & notes
Sources: LA City Planning, Arleta–Pacoima Community Plan (1996); LA County Assessor parcel data and City of LA ZIMAS zoning, analyzed October 2026 for the Arleta Neighborhood Council area; LAUSD school-location data; LA Metro, East San Fernando Valley Light Rail; Wikipedia: Arleta (history, 2000 Census figures). Information is believed accurate but not guaranteed; verify zoning, permits and school assignments independently. Equal Housing Opportunity.