Highland Park, CA Real Estate & Homes for Sale

Overview for Highland Park, CA

49,412 people live in Highland Park, where the median age is 39 and the average individual income is $45,822. Data provided by the U.S. Census Bureau.

49,412

Total Population

39 years

Median Age

High

Population Density Population Density This is the number of people per square mile in a neighborhood.

$45,822

Average individual Income

Highland Park, CA Neighborhood Guide

Highland Park sits in Northeast Los Angeles along the Arroyo Seco, roughly halfway between Downtown LA and Pasadena. It is one of the city's oldest residential communities, and it still feels that way: tree-lined streets of Craftsman bungalows, historic brick storefronts, and hillsides that climb toward Mount Washington and Eagle Rock.

What makes Highland Park different from other Eastside neighborhoods is the layering. Century-old homes are protected by LA's largest historic preservation zone. Long-standing Latino family businesses share blocks with newer restaurants and record shops. And a light rail station sits right in the middle of it all. Buyers come here for character, walkability, and a real sense of place, usually at a better value than Silver Lake or Echo Park.

History of Highland Park

Long before Spanish settlement, the Tongva (Gabrielino) people lived along the Arroyo Seco and relied on its water and valley for hunting, foraging, and trade. In 1784, the land became part of Rancho San Rafael, granted to José María Verdugo. By the early 1880s, developers George W. Morgan and Albert H. Judson had subdivided part of the rancho into the Highland Park Tract.

The City of Los Angeles annexed Highland Park in 1895, making it one of LA's first suburban subdivisions. Electric streetcar lines tied it to Downtown and Pasadena, and Queen Anne Victorians and Arts and Crafts bungalows quickly filled the hills.

In the early 1900s, the neighborhood became a magnet for artists, writers, and thinkers. Journalist and preservationist Charles Lummis hand-built his stone home, El Alisal, from Arroyo boulders. Occidental College operated here from 1898 until it moved to Eagle Rock in 1914. Lummis also founded the Southwest Museum, which opened its hillside building in 1914.

The Arroyo Seco Parkway, California's first freeway, opened in 1940. After World War II, Highland Park became a predominantly Mexican-American, working-class community and an important center of the Chicano art movement. In 1994, the city designated the Highland Park–Garvanza Historic Preservation Overlay Zone. Since the late 2000s, York Boulevard and Figueroa Street have grown into two of LA's most talked-about dining and arts corridors.

Highland Park Real Estate Market Overview

Highland Park is one of the anchor markets of Northeast LA, alongside Eagle Rock and Mount Washington. Inventory stays low and demand stays steady, driven by commuters who want quick access to Downtown and Pasadena without giving up neighborhood character.

At the time of writing, the median single-family sale price sits around $1.1M to $1.2M, with price per square foot averaging roughly $900 to $930. The range is wide, though:

Under $800K: Condos, TICs (tenancy-in-common units), and homes needing major work
$1.1M to $1.2M: The typical single-family character home
$1.5M and up: Fully renovated historic homes, properties with ADUs, and hilltop homes with city or mountain views

From our experience, three things move value here more than square footage: whether the home sits inside the HPOZ, whether its systems (wiring, plumbing, foundation) have been updated, and whether the lot can support an ADU. Turnkey homes with updated systems consistently command a premium because buyers know what it costs to modernize a 100-year-old house.

Housing Styles and Architecture

Highland Park's housing stock was built over roughly 80 years, and each era left a distinct look.

Craftsman bungalows (1900s–1920s) are the defining style. Expect low-pitched gabled roofs, wide eaves with exposed rafter tails, deep front porches on stone or brick piers, and interiors with rich wood trim, built-in cabinetry, and fireplaces. These are the homes most buyers picture when they think of Highland Park.

Spanish Colonial Revival homes (1920s–1930s) bring smooth stucco, red clay tile roofs, arched doorways, wrought-iron details, and decorative tile. Many have private courtyards that suit Southern California indoor-outdoor living.

Mid-century modern and post-war homes (1950s–1960s) appear mostly on the upper slopes toward Mount Washington and Eagle Rock, where lots were developed later. Post-and-beam construction, open floor plans, and walls of glass take advantage of views over the Arroyo.

Victorian and Queen Anne homes (1880s–1890s) are rarer but still present, with steep asymmetrical roofs, ornate trim, wraparound porches, and occasional turrets. They are some of the oldest surviving houses in Los Angeles.

Historic Districts and Heritage Neighborhoods

The Highland Park–Garvanza HPOZ, established in 1994, is the largest Historic Preservation Overlay Zone in Los Angeles, covering roughly 2,500 historic structures. It was also the first HPOZ in the city to protect commercial buildings, including storefronts along Figueroa Street and York Boulevard.

For homeowners, the practical impact is this: any exterior change visible from the street, such as replacement windows, porch modifications, rooflines, or paint, must be reviewed by a local five-member board. Some buyers see this as red tape. Most of our clients see it as protection, because it keeps the streetscape intact and supports long-term value.

The Highland Park Heritage Trust, founded in 1982, is the nonprofit that led the push for HPOZ status. Today it runs walking tours and educational programs, nominates buildings for Historic-Cultural Monument status, and hands out annual preservation awards.

Garvanza, in the northeast corner of the neighborhood, was an early center of the Arts and Crafts movement. It is home to Judson Studios, a family-run stained glass studio, and Abbey San Encino, a hand-built stone landmark. Just south of Highland Park, Heritage Square Museum preserves Victorian- and Edwardian-era buildings relocated from across Southern California.

Things to Do in Highland Park

A typical weekend here mixes old and new. You can bowl a game at Highland Park Bowl, a 1927 bowling alley that was carefully restored in 2016, complete with vintage pinsetters and a cocktail bar. You can browse hundreds of rare and vintage sodas at Galco's Soda Pop Stop, a neighborhood fixture for over a century. You can play 1980s and '90s arcade games over craft beer at Barcade on York.

For history and views, the Southwest Museum site on Mount Washington overlooks the neighborhood, and El Alisal (Lummis House) shows off the hand-built stone craftsmanship that defined early Arroyo culture. For the outdoors, Debs Park and the Arroyo Seco Bike Path are minutes from almost any home in the neighborhood.

Restaurants, Cafes, and Bars on York Boulevard and Figueroa Street

Highland Park's social life runs along two parallel streets with very different personalities. York Boulevard is laid-back and bohemian, with indie retail and neighborhood spots. Figueroa Street ("Fig") has grander historic brick buildings and more of the high-energy dining and nightlife.

	York Boulevard	Figueroa Street
Coffee & breakfast	Café de Leche, Belle's Bagels, Donut Friend	Civil Coffee
Casual eats	Joy (Taiwanese), El Huarache Azteca (Mexican)	Triple Beam Pizza, HomeState (Texas-style tacos)
Dinner & drinks	Johnny's Bar, Barcade	Checker Hall (above the Lodge Room), The Greyhound
Cocktails & night out		Highland Park Bowl, Gold Line (vinyl listening bar), La Cuevita (agave spirits)

If you value walking to dinner, homes within four or five blocks of either corridor are worth prioritizing in your search.

Shopping and Local Businesses

Highland Park has largely avoided big chain retail, and that is a big part of its appeal. York Boulevard leans toward specialty shops: Galco's for sodas and vintage candy, Shorthand for stationery and pens, Dotter for homewares and kids' goods, Swell for locally made clothing and ceramics, Arroyo Records for vinyl, and Future Music for vintage guitars and synthesizers. Figueroa leans vintage, with shops like The Bearded Beagle and Tropicana Vintage.

Alongside these newer businesses, longtime family-owned markets, panaderías, and service shops still anchor many blocks, which keeps the neighborhood grounded in its roots.

Parks and Outdoor Recreation

The Arroyo Seco, a natural canyon running down from the San Gabriel Mountains, gives Highland Park a green spine that most LA neighborhoods do not have.

Ernest E. Debs Regional Park covers 282 acres on the neighborhood's southern edge. It offers miles of hiking trails, views of Downtown LA and the San Gabriels, and Peanut Lake, a small pond near the ridge top. The Audubon Center at Debs Park runs bird walks, native plant gardens, and nature programs for families.

Sycamore Grove Park, along Figueroa Street, has been a community gathering spot since the late 1800s. It is named for its massive California sycamores and has picnic areas, playgrounds, and sports courts.

The Arroyo Seco Bike Path runs alongside the channel and connects toward South Pasadena, and the surrounding recreation area includes sports fields and the Arroyo Seco Golf Course.

Arts, Culture, and Community Events

Highland Park's arts identity goes back more than a century, and it is still very much alive.

Lummis Day, held each year in late spring, is Northeast LA's signature community festival, with music, poetry, dance, and art centered around El Alisal and Sycamore Grove Park. The Arroyo Arts Collective, founded in 1989, hosts art walks, studio tours, and pop-ups featuring local painters, sculptors, and craftspeople. The Highland Park Independent Film Festival screens independent features and shorts at the historic Highland Park Ebell Club.

For year-round culture, Avenue 50 Studio on Figueroa showcases Chicano, Latino, and Indigenous art through exhibitions and readings. The Southwest Museum of the American Indian, founded by Charles Lummis in 1907, is widely recognized as LA's first museum and holds one of the country's most significant Native American collections. Heritage Square Museum offers guided tours and seasonal events in its collection of preserved Victorian buildings.

Schools and Education

Highland Park is served by the Los Angeles Unified School District. Benjamin Franklin High School, founded in 1916, is the neighborhood's flagship high school and offers magnet and dual-language programs. Luther Burbank Middle School sits on North Figueroa Street, and elementary options include Highland Park Elementary, Aldama Elementary, and Garvanza Elementary.

One standout is the Arroyo Seco Museum Science Magnet, an LAUSD magnet school known for hands-on, museum-integrated science learning. For higher education, Occidental College is next door in Eagle Rock, and Pasadena City College and Cal State LA are a short commute away.

We always recommend that families confirm school boundaries and magnet enrollment rules for a specific address before making an offer, since they can differ from block to block.

Transportation and Commute

Highland Park is one of the most transit-friendly neighborhoods in Northeast LA.

The Highland Park station on the Metro A Line (formerly the Gold Line) sits on Marmion Way at Avenue 57, between York and Figueroa. From there, Union Station is about 15 minutes away and Pasadena about 10 minutes. Many residents commute without ever touching a freeway.

For drivers, the 110 (Arroyo Seco Parkway) runs along the neighborhood's southeastern edge and reaches Downtown LA in roughly 15 to 25 minutes depending on traffic, or Pasadena in 10 to 15. The 134 (Ventura Freeway) is accessible through Eagle Rock to the north, connecting to Glendale, Burbank, the San Fernando Valley, and the 210. The 2 (Glendale Freeway) lies to the west.

Local Metro bus lines run along Figueroa and York, and LADOT's DASH Highland Park/Eagle Rock shuttle connects residential pockets to shopping and the rail station.

Safety and Community Resilience

Highland Park's safety profile is in line with the rest of Northeast Los Angeles. As in most of urban LA, the most common issues are property crimes, such as car break-ins, package theft, and catalytic converter theft, rather than violent crime. The busy York and Figueroa corridors stay active and well lit into the evening, while the quieter residential streets in the hills toward Eagle Rock and Mount Washington tend to see fewer incidents. The neighborhood is served by the LAPD Northeast Division.

What stands out to us is how organized the community is. The Historic Highland Park Neighborhood Council advises the city on land use, public safety, and infrastructure. Active block clubs, particularly in Garvanza and the lower avenues, work with LAPD Senior Lead Officers and coordinate emergency preparedness. Local mutual aid groups maintain community fridges and pantries and support vulnerable neighbors along the Arroyo.

Highland Park Frequently Asked Questions

Is Highland Park a walkable neighborhood? Yes, especially within four or five blocks of York Boulevard and Figueroa Street. From there, residents can walk to coffee, groceries, restaurants, shops, and the Metro A Line station at Avenue 57.

What is the average home price in Highland Park? Single-family homes typically sell between $1.1M and $1.2M, at roughly $900 to $930 per square foot. Condos, TICs, and fixers can come in under $800K, while renovated historic homes with ADUs or views often exceed $1.5M.

How long is the commute to Downtown LA or Pasadena? About 15 minutes to Union Station and 10 minutes to Pasadena on the Metro A Line. By car, plan on 15 to 25 minutes to Downtown and 10 to 15 minutes to Pasadena via the 110.

What is an HPOZ, and how does it affect homeowners? An HPOZ is a Historic Preservation Overlay Zone. If your home is inside the Highland Park–Garvanza HPOZ, exterior changes visible from the street, such as windows, rooflines, porches, or paint, need review by the local HPOZ board. Interior renovations are generally not affected.

Is Highland Park good for families? Yes. Families are drawn by the strong neighborhood identity, large green spaces like Debs Park and Sycamore Grove Park, and access to magnet options like the Arroyo Seco Museum Science Magnet.

Can I build an ADU in Highland Park? Many lots can support one. Generous lot layouts and detached rear garages make Highland Park a popular area for ADUs, though homes within the HPOZ may face additional design review.

Work With Alexander Trevino and Trevino Properties

Buying or selling in Highland Park takes more than market data. It takes knowing which blocks fall inside the HPOZ, which homes have had their systems updated, and how a Craftsman on Avenue 56 compares to one in Garvanza. Alexander Trevino, Owner and Broker of Trevino Properties Inc., brings over 27 years of experience to the Eastside and Northeast Los Angeles markets as an agent, investor, and entrepreneur. A native Angeleno and proud first-generation Mexican American, Alexander knows Highland Park as both a market and a community. Whether you are looking for your first bungalow, an investment property with ADU potential, or the right time to sell, our team is here to help. Call (323) 302-8400 or email [email protected] to start the conversation.

Name	Category	Distance	Reviews	Ratings by Yelp
Visit the El Taco Naco Taco Truck page on Yelp Search York Blvd & Ave 56 on Google Maps	Dining · $	0.35 miles	1 review	3/5 stars
Visit the Just Add Sugar Sweets page on Yelp Search 6207 N Figueroa St on Google Maps	Dining	0.46 miles	4 reviews	3.5/5 stars
Visit the AVNI Healing page on Yelp	Active	0.08 miles	24 reviews	5/5 stars
Visit the Seishin Karate Dojo page on Yelp Search 4400 N Figueroa St on Google Maps	Active	1.63 miles	6 reviews	5/5 stars
Visit the Vonnie Vega Makeup page on Yelp	Beauty	0.08 miles	27 reviews	5/5 stars
Visit the Leda Santos Makeup Artist page on Yelp	Beauty	0.29 miles	0 reviews	0/5 stars

Name

49,412

Total Population

High

Population Density Population Density This is the number of people per square mile in a neighborhood.

39 years

Median Age

50 / 50%

Men vs Women

Population by Age Group

0-9:

0-9 Years

10-17:

10-17 Years

18-24:

18-24 Years

25-64:

25-64 Years

65-74:

65-74 Years

75+:

75+ Years

Education Level

Less Than 9th Grade
High School Degree
Associate Degree
Bachelor Degree
Graduate Degree

17,920

Total Households

3

Average Household Size

$45,822

Average individual Income

Households with Children

With Children:

Without Children:

Marital Status

Married

Single

Divorced

Separated

Blue vs White Collar Workers

Blue Collar:

White Collar:

Commute Time

0 to 14 Minutes

15 to 29 Minutes

30 to 59 Minutes

60+ Minutes

Schools in Highland Park, CA

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The following schools are within or nearby Highland Park. The rating and statistics can serve as a starting point to make baseline comparisons on the right schools for your family. Data provided by the U.S. Census Bureau.

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