Mission Hills Real Estate in Los Angeles' San Fernando Valley

Mission Hills is the San Fernando Valley neighborhood that grew up around Mission San Fernando Rey de España, where the I-405 and I-5 meet. It's also where David's office is, on Devonshire Street. If you own a home here, this page covers what makes the area distinctive, and how to get a free, no-obligation value estimate from an agent who works in the neighborhood.

Find Out What Your Home Is Worth Call (818) 394-0012

Not to be confused with Mission Hills in San Diego. This page is about Mission Hills, Los Angeles, ZIP 91345.

ZIP 91345plus a northeastern corner in 91340
≈7,600 sq ftmedian single-family lot*
1954median year built*
≈1,450 sq ftmedian living area*

*Our analysis of LA County Assessor parcel data and City of LA zoning data for the Mission Hills Neighborhood Council area, retrieved October 2026. Figures are approximate.

About Mission Hills

Mission Hills is a neighborhood of the City of Los Angeles in the northeast San Fernando Valley. The Mission Hills Neighborhood Council area covers about 3½ square miles. It runs from the I-405 on the west to an eastern edge along Amboy Avenue and Fox Street near the City of San Fernando line, with the I-5 to the north and Lassen Street on the south. The 118 Freeway cuts east–west through the middle. Most addresses use ZIP 91345. A smaller northeastern section uses 91340, the ZIP shared with the City of San Fernando, even though those homes are in the City of Los Angeles.

The Mission, the Adobe and the name

Mission San Fernando Rey de España was founded on September 8, 1797. It was the 17th of California's 21 Spanish missions, and it's the namesake of both the City of San Fernando and the San Fernando Valley. Today the grounds are a museum, and the church is a chapel of the Archdiocese of Los Angeles. Nearby, the Andrés Pico Adobe (10940 Sepulveda Blvd.) is often cited as the second-oldest residence still standing in Los Angeles.

The neighborhood itself is much younger. The area was the farm town of Hickson. After World War II it grew into a suburb known as Dennis Park, after a residential subdivision and the Dennis Park Shopping Center at Sepulveda Boulevard and Devonshire Street, which was built in 1954. In 1956 residents voted to rename the community Mission Hills, after the Mission.

Brand Park and other landmarks

Brand Park (15174 San Fernando Mission Blvd.) sits directly across the boulevard from the Mission and includes the Brand Park Memory Garden. Other neighborhood parks include Fox & Laurel Park, Devonwood Park and El Dorado Avenue Park. Providence Holy Cross Medical Center (15031 Rinaldi St.) and the San Fernando Mission Cemetery are also in Mission Hills, along with Bishop Alemany High School, a private Catholic school.

David Petikyan in a blue suit outside his office building at 15545 Devonshire St in Mission Hills — David outside the Property Provider Group office at 15545 Devonshire St, Mission Hills.

Mission Hills Homes and Lots

Mission Hills is one of the most uniformly 1950s neighborhoods in the North Valley. Based on LA County Assessor records for about 4,330 single-family parcels:

The median recorded year built is 1954. About 69% of homes were built in the 1950s, and about 84% before 1960.
Lots are consistent. The median is about 7,600 sq ft, and the middle half of lots fall between about 7,100 and 8,300 sq ft. Only about 10% are 10,000 sq ft or larger.
Homes are compact. The median recorded living area is about 1,450 sq ft, and about 59% have 3 bedrooms.
About one in five single-family parcels carries an Assessor use code that indicates a pool.
There's some newer construction. About 180 single-family homes were built in 2000 or later, including clusters built around 2001 (Ginger Lane, Plum Court), 2003 (Mission Hills Estates Court) and 2021 (Alta Avenue, Mission Heights Drive and nearby streets).
Beyond single-family, the Assessor shows about 400 condominium units, about 110 two- to four-unit parcels, and about 600 units in buildings of five or more units.

Mission Hills Zoning

About 51% of single-family parcels are zoned RS (Suburban), which has a 7,500 sq ft minimum for new lots. About 44% are R1 (One-Family), with a 5,000 sq ft minimum. Only about 3% are RA. Because most lots are already near their zone's minimum, subdividing is rarely possible. More often, value-add potential comes from additions, permitted garage conversions and ADUs. Some parcels near the eastern side also fall within the City's Clean Up Green Up (CUGU) supplemental use district, which adds standards for certain non-residential uses. Look up any parcel on ZIMAS.

Getting Around Mission Hills

Freeways: Mission Hills is at the northern junction of the I-405 and I-5, and the 118 crosses the neighborhood. That makes it one of the better-connected spots in the Valley for driving toward the Westside, Santa Clarita or downtown.
Main streets: Sepulveda Boulevard ends here, at its northern end. San Fernando Mission Blvd., Woodman Ave., and Rinaldi, Chatsworth, Devonshire and Lassen Streets carry most local traffic.
Rail: The Sylmar/San Fernando Metrolink station (12219 Frank Modugno Dr., Antelope Valley Line) is about 3 miles north. Metro is building the East San Fernando Valley light rail line, 6.7 miles and 11 stations along Van Nuys Boulevard from the G Line to San Fernando Road, east of Mission Hills. Metro currently estimates completion in early 2032.

Schools in Mission Hills

Mission Hills is in the Los Angeles Unified School District. LAUSD's school-location data shows San Jose Street Elementary School (14928 Clymer St.), San Fernando High School (11133 O'Melveny Ave.) and the North Valley Occupational Center (11450 Sharp Ave.) inside the neighborhood-council boundary. Many Mission Hills addresses are assigned to campuses in neighboring communities. Bishop Alemany High School is a private school in the neighborhood. Always confirm an address's assigned schools with LAUSD's Resident School Identifier.

Mission Hills Housing Market

Searching "Mission Hills home prices" often brings up Mission Hills in San Diego or Kansas, which are very different markets. Even LA-focused sites usually report ZIP 91345 as a whole. Within Mission Hills, a 1,200 sq ft original-condition house and a remodeled, expanded home on the same lot size can be far apart in price.

David's office is in Mission Hills. He can send you a free report of recent closed sales of comparable homes near your street, including sold prices, size, condition notes and days on market.

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Mission Hills Homes for Sale

Browse current Mission Hills listings on David's live search. Save homes and get an alert as soon as something new hits the market.

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What's Your Mission Hills Home Worth?

Most Mission Hills homes started out about the same: 1950s, three bedrooms, around 1,200–1,500 sq ft, on a 7,000–8,000 sq ft lot. So the differences between them come mostly from what's happened since:

Added square footage, and whether it's permitted. A permitted addition or bedroom can move value noticeably. Unpermitted additions and garage conversions can hurt with appraisers and lenders.
ADU or ADU potential. State law requires LA to approve qualifying ADUs on single-family lots, including a detached ADU of up to 800 sq ft and a junior ADU inside the house (HCD's ADU Handbook). On a 7,500 sq ft lot, an existing permitted ADU or a clear spot for one is something buyers notice.
Original 1950s systems. Electrical panels, galvanized plumbing, sewer lines, roof and windows. Upgrades with records stand out.
Location within the neighborhood. Proximity to the 405, 5 and 118, and to busy streets like Sepulveda and Rinaldi, cuts both ways. Easy access is a plus, but traffic noise on some blocks is a minus.
Era of construction. The newer homes built since 2000 compete in a different bracket from the original 1950s tract homes.

Find Out What Your Home Is Worth Call (818) 394-0012

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How Selling Your Mission Hills Home Works

Talk it through. Call or request a valuation. If it's easier, you can stop by David's office on Devonshire Street.
Pricing visit. David walks the home, checks the permit history for additions and conversions, and shows you the comparable sales he'd rely on.
Prep, with a budget. Focus on the items buyers of 1950s homes look for (systems, roof, sewer line) before the cosmetic ones.
Go to market. Photos, MLS listing and buyer outreach, with clear disclosures from day one.
Negotiate. David reviews price, financing, appraisal risk and repair requests with you.
Escrow and close. He tracks every deadline through closing.

Meet David Petikyan

David Petikyan, real estate agent with eXp Realty

David Petikyan leads Property Provider Group with eXp Realty. His office is right here in Mission Hills, at 15545 Devonshire St #103, inside the Mission Hills Neighborhood Council boundary. He works with sellers and buyers across the San Fernando Valley, and he 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

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Mission Hills FAQ

Is Mission Hills in Los Angeles?

Yes. Mission Hills is a neighborhood of the City of Los Angeles, in Los Angeles County. It's in the northeast San Fernando Valley, bordered by Granada Hills, Sylmar, Pacoima, Arleta, Panorama City and the separate City of San Fernando. It's unrelated to Mission Hills in San Diego.

What is the ZIP code for Mission Hills, CA?

Most of Mission Hills uses ZIP code 91345. A northeastern section of the neighborhood-council area uses 91340, the ZIP it shares with the City of San Fernando, although those homes are in the City of Los Angeles.

Why is it called Mission Hills?

It's named for Mission San Fernando Rey de España, founded in 1797. Before that, the area was known as Hickson and then Dennis Park. Residents voted to adopt the Mission Hills name in 1956.

Does Mission Hills have a neighborhood council?

Yes. The Mission Hills Neighborhood Council is certified by the City of Los Angeles. Its area runs roughly from the I-405 east toward the City of San Fernando line, and from the I-5 south to Lassen Street.

What schools are in Mission Hills?

LAUSD campuses inside the neighborhood-council boundary include San Jose Street Elementary School, San Fernando High School and the North Valley Occupational Center. Bishop Alemany High School is a private school in the neighborhood. Confirm assigned schools for a specific address with LAUSD's Resident School Identifier.

What are home prices in Mission Hills?

Prices depend heavily on size, permitted additions and condition, and many online figures mix in Mission Hills in San Diego. Request a free valuation or call David at (818) 394-0012 for recent Mission Hills, Los Angeles sales near you.

Explore Nearby Communities

Granada Hills real estate: directly west across the I-405, from Lassen Street up to the Santa Susana foothills.
Northridge real estate: farther west along Devonshire Street, home to CSUN.
Porter Ranch real estate: in the northwest corner of the Valley, off the 118 Freeway.
Sherwood Forest (Northridge) real estate: a large-lot neighborhood inside Northridge.

Sources

City of Los Angeles, Neighborhood Council Boundaries (LA GeoHub), Mission Hills NC; 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 the Mission Hills Neighborhood Council boundary; lot size is the GIS parcel area; pools inferred from use codes. Figures are approximate.
Wikipedia, Mission San Fernando Rey de España.
Wikipedia, Mission Hills, Los Angeles (Hickson, Dennis Park, 1956 renaming, Andrés Pico Adobe, institutions).
Wikipedia, Andrés Pico Adobe.
LA Recreation & Parks, Brand Park; City of LA open-data facility list (park addresses).
LA City Planning, Zoning Code Summary.
California HCD, ADU Handbook.
Metrolink, Sylmar/San Fernando Station; LA Metro, East San Fernando Valley Light Rail Transit Project (accessed October 2026).
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.