Panorama City Real Estate: The Valley’s First Postwar Planned Community
Panorama City was laid out in 1947 as a complete planned town, with curving streets, a shopping district and thousands of modest ranch homes. Today it's one of the densest parts of the San Fernando Valley, where original Kaiser-era houses sit a few blocks from apartment and condo buildings. Here's how I look at Panorama City homes, and how to get a free, no-obligation estimate for yours.
- One ZIP code: 91402.
- About half of Panorama City's single-family homes were built in the 1940s and most of the rest in the 1950s; the median lot is about 6,200 sq ft.
- Single-family homes are only about 54% of residential parcels, and most households rent, so condos and townhomes are a big part of the market.
- Light rail is under construction on Van Nuys Boulevard, right through the neighborhood.
- ZIP 91402all of Panorama City
- ≈4,730single-family parcels*
- ≈6,200 sq ftmedian single-family lot*
- 1949–50median year built*
*My analysis of LA County Assessor parcel data and City of LA zoning data for the Panorama City Neighborhood Council area, retrieved October 2026. Figures are approximate.
About Panorama City
Panorama City is a neighborhood of the City of Los Angeles in the central-east San Fernando Valley. The Panorama City Neighborhood Council area covers about 3.6 square miles. It borders Mission Hills to the north, Arleta to the northeast, Sun Valley to the east, Valley Glen to the southeast, Van Nuys to the south and North Hills to the west. Van Nuys Boulevard, Roscoe Boulevard and Woodman Avenue are the main corridors.
Kaiser, Burns and the planned town
In 1947, developer Fritz Burns and industrialist Henry J. Kaiser bought about 400 acres of the former Panorama Ranch and announced a master-planned community. The architects Wurdeman and Becket drew a plan for more than 4,000 homes, 31 acres of commercial space and a network of curving streets. Kaiser Community Homes used mass-production methods Kaiser had used to build ships during World War II; City Planning's historic context notes that two-bedroom, 800 sq ft homes with attached garages sold for less than $10,000. Most homes in the original tract went up between 1947 and 1952, and the City's SurveyLA historic resources survey records the original Panorama City tract as a historic district.
That history has a darker side, too. Like much of the Valley at the time, the tract was sold with racially restrictive covenants. Those covenants have long been unenforceable. Today Panorama City is one of the youngest and most densely populated communities in the Valley, majority Latino with a significant Filipino community, and more than half of residents were born outside the United States.
Shopping, jobs and health care
The shopping center that became Panorama Mall opened in 1955 and made Panorama City the Valley's leading retail hub for years. General Motors' Van Nuys Assembly plant operated next door from 1947 to 1992; its site is now The Plant shopping center. Kaiser Permanente's Panorama City medical center, on Woodman Avenue and Roscoe Boulevard, was planned into the community from the start and opened in 1962.
Panorama City Homes, Condos and Lots
Panorama City has two housing markets side by side. Based on LA County Assessor records, single-family homes make up only about 54% of residential parcels, and the area has about 2,470 condominium parcels and about 10,400 units in buildings of five or more units. In the 2010 Census, renters occupied about 65% of the housing in ZIP 91402. For about 4,730 single-family parcels, the numbers look like this:
| Single-family homes in Panorama City* | |
|---|---|
| Median lot | ≈6,200 sq ft (middle half ≈5,900–7,000 sq ft) |
| Era | Median 1949–50; ≈50% built in the 1940s, ≈43% in the 1950s |
| Median living area | ≈1,300 sq ft |
| Most common bedroom count | 3 (≈59%), then 2 (≈24%) |
| Pool indicated by Assessor use code | ≈17% |
Many of the original Kaiser-era homes were small two- and three-bedroom ranch and Minimal Traditional houses, and a lot of them have been expanded over the years. That's why two homes on the same block can be hundreds of square feet apart today. For condo and townhome buyers, Panorama City offers some of the more accessible ownership options in this part of the Valley, but HOA dues, reserves and building age vary a lot from one complex to the next.
The original Kaiser-Burns tract wasn't the only postwar subdivision here. City Planning's historic context also describes Van Nuys Gardens, a roughly 700-home, 145-acre tract announced in 1949 just south of the original Panorama City tract, next to the GM plant, with street trees marketed as a selling point. Knowing which tract a home is in helps explain differences in floor plans, lot shapes and street character from one part of the neighborhood to another.
Panorama City Zoning and ADU Potential
About 85% of single-family parcels are zoned R1 (One-Family), about 10% RS and about 3% RA. Panorama City is part of the City's Mission Hills–Panorama City–North Hills Community Plan, adopted in 1999. The apartment and condo zones are concentrated along and near Van Nuys Boulevard, Roscoe Boulevard and the other main corridors.
- Historic tract. SurveyLA's finding identifies the original tract as historically significant. That survey alone doesn't add a review layer the way an HPOZ does, but it's worth checking ZIMAS for any designation before planning major exterior changes.
- ADUs. 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 of up to 500 sq ft inside the house (HCD's ADU Handbook). On a 6,000 sq ft lot, placement and setbacks usually decide what fits.
Check any parcel on ZIMAS before you plan an addition or an ADU.
Parks and Getting Around Panorama City
- Freeways: The I-405, I-5 and SR-170 are each a short drive away, so the Westside, Burbank and downtown are all reachable.
- Rail: The Van Nuys Metrolink/Amtrak station on Van Nuys Boulevard sits just south of the Panorama City line. Metro's East San Fernando Valley light rail is being built along Van Nuys Boulevard from the G Line to San Fernando Road, with stations through Panorama City; Metro currently estimates completion in early 2032.
- Parks and recreation: Panorama Recreation Center, Sepulveda Recreation Center (with a seasonal pool), the Mid-Valley Senior Center and the LA Kings Valley Ice Center, a two-rink facility, are all in the neighborhood.
Schools in Panorama City
Panorama City is in the Los Angeles Unified School District. LAUSD's school-location data shows these campuses inside the Panorama City Neighborhood Council area:
- High: Panorama High School (8015 Van Nuys Blvd.).
- Middle: Vista Middle School (15040 Roscoe Blvd.).
- Elementary: Alta California, Burton Street, Chase Street, Liggett Street, Michelle Obama, Panorama City and Ranchito Avenue Elementary Schools, Primary Academy for Success, and the independent charter Valor Academy Elementary.
St. Genevieve Elementary and High School are private Catholic schools in the neighborhood. Charter and magnet schools have their own admission processes. Confirm any address with LAUSD's Resident School Identifier.
Panorama City Housing Market: What Drives Value
A single ZIP-level median for 91402 mixes condos with single-family homes, so it doesn't tell you much about either. When I price a Panorama City property, these are the factors I weigh:
- Property type first. A detached house, a townhome and a condo flat are different markets with different buyers and financing.
- Permitted size and layout. Many original homes have been enlarged; permitted bedrooms and baths, and a sensible floor plan, are what appraisers credit.
- Block and location. Interior streets of the original curving tract vs. homes facing busier corridors, and proximity to the future light rail stations and to the Kaiser Permanente medical center.
- For condos: the HOA. Dues, reserves, special assessments, insurance and rental rules can matter as much as the unit itself.
I can send you a free report of recent closed sales that match your home, including sold prices, size and days on market.
Get a Custom Sold Report for Your StreetWhat's Your Panorama City Home Worth?
An automated estimate can't tell an original 800 sq ft Kaiser house from one that's been expanded and updated, or compare one HOA with another. I'll price your home against the Panorama City sales that actually match it.
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Tips for Selling or Buying in Panorama City
If you're selling
- Line up permits and HOA documents. For houses, the permit history on additions; for condos, the HOA budget, reserve study and CC&Rs. Having them ready keeps escrow on track.
- Address the age of the house. Homes from 1947–1952 are now over 70 years old, so electrical, plumbing, sewer line and roof are where buyers focus.
- Make the space feel bigger. In homes around 1,300 sq ft, decluttering, light and a functional yard do a lot of work in photos and showings.
- Price for the right buyer pool. I position the home against matching sales, then handle offers, repairs, credits and escrow through closing.
If you're buying
- Compare permitted square footage and ask for the permit history on any addition.
- For a condo, read the HOA's budget and reserve study and ask about any planned assessments before you remove contingencies.
- If you'll commute by transit, look at walking distance to Van Nuys Boulevard and the Van Nuys Metrolink station.
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 Panorama City, I help sellers and buyers across the San Fernando Valley.
David Petikyan · DRE #02089725 · eXp Realty of Greater Los Angeles, Inc. #02188471
Panorama City FAQ
What county is Panorama City, CA in?
Los Angeles County. Panorama City 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 Panorama City ZIP code?
Panorama City uses ZIP code 91402.
Why is it called Panorama City?
It was built on the former Panorama Ranch. In 1947, Fritz Burns and Henry J. Kaiser bought about 400 acres of the ranch and developed Panorama City as a master-planned community, known as the San Fernando Valley's first large postwar planned community.
What kind of homes are in Panorama City?
A mix. Single-family homes, mostly built between the late 1940s and the 1950s on lots of about 6,000 to 7,000 sq ft, make up about 54% of residential parcels. The rest is condos, townhomes and apartment buildings, mostly along the main corridors.
What schools are in Panorama City?
LAUSD data shows Panorama High School, Vista Middle School and about nine elementary schools inside Panorama City, including Panorama City, Chase Street, Liggett Street and Michelle Obama Elementary. Check LAUSD's Resident School Identifier for a specific address.
Is the light rail coming to Panorama City?
Yes. Metro's East San Fernando Valley light rail line is under construction along Van Nuys Boulevard through Panorama City. Metro estimates completion in early 2032.
What are Panorama City home prices?
They differ a lot between condos, townhomes and single-family homes, and by size and condition. 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.
- Arleta real estate: northeast, a compact neighborhood of 1950s single-family homes.
- Van Nuys real estate: directly south, with the Valley’s civic center and airport.
- Granada Hills real estate: northwest, with larger lots and foothill homes.
- Northridge real estate: west, home to CSUN.
Sources & notes
Sources: LA City Planning, SurveyLA historic context and Mission Hills–Panorama City–North Hills Community Plan; LA Conservancy: Panorama City; LA County Assessor parcel data and City of LA ZIMAS zoning, analyzed October 2026 for the Panorama City Neighborhood Council area; LAUSD school-location data; Wikipedia: Panorama City. Information is believed accurate but not guaranteed; verify zoning, permits and school assignments independently. Equal Housing Opportunity.