Neighborhood Factors

Market Conditions

  • Neighborhood Factors
    Price
    $1.35M
  • Neighborhood Factors
    Overvalued
    $262k
  • Neighborhood Factors
    Appreciation
    1%

Atwater Village at a Glance

Atwater Village is ranked #28 of 104 neighborhoods in Los Angeles with an overall score of 3.3/5. Its standout factors are nearby merchants (4.5/5) and safety (3.8/5, 21st of 104 in Los Angeles), at a typical home price of $1.35M, which Houseberry currently rates as overvalued by about $262,000. The trade-off is schools (3.1/5), with prices running about 17% above the Los Angeles typical home price.

Atwater Village Reviews & Questions

Neighborhood Review
Key Words: Glendale Boulevard, LA River Greenway, Deodar Cedars

Atwater Village sits on the east bank of the Los Angeles River, across the water from Griffith Park, and its main street still reads like a small town set down inside the city. Glendale Boulevard is the spine, and its wide median once carried Red Car streetcar tracks until the line shut down in 1955. Most homes in Atwater Village are 1920s Spanish-style bungalows, set on relatively small lots under big deodar cedars. A few small apartment buildings sit closer to the commercial strips. The streets are flat, which makes the whole area easy to cover on foot or by bike. This stretch, the Glendale Narrows, has a natural soft bottom with trees and birds, and the LA River Greenway Trail follows it past Red Car River Park, where the old streetcar bridge crossed. Glendale Boulevard handles most of the eating. Proof Bakery is known for croissants, danishes and focaccia sandwiches, and Cognoscenti Coffee pours at the same address. Dune does Mediterranean breakfasts and a fried chicken shawarma, and Hugo's Tacos serves soft and crispy tacos plus a torta ahogada. Daily errands stay close. Los Feliz Boulevard and the 5 freeway are a quick hop for anything farther, and most trips beyond the neighborhood start in a car. Lots are small, so yards are compact and neighbors sit close on either side. The payoff is that a bakery on Glendale Boulevard and the river trail are a short walk apart from almost any house.

See City Review for: Los Angeles

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Atwater Village Amenities

  • Neighborhood Amenities
    Near good merchants

    4.5

  • Neighborhood Amenities
    Public Spaces

    3.7

  • Neighborhood Amenities
    Curb Appeal

    3.6

Overall Amenities score: 3.8

Atwater Village Weather

80%
of possible sunshine
Of all the daylight this spot gets in a year, 80% arrives as sunshine - clouds and fog block the rest.
Atwater Village ranks 95th of 104 for sunshine in Los Angeles, and it out-suns about a third of Greater Los Angeles. Its warmest month is August, averaging 88° highs, and it gets about 17 inches of rain a year.
Average daily high and low temperature
90°75°60°45°JFMAMJJASONDAug 88°
Avg highAvg low
Rank in Los Angeles
95th of 104
Across Greater Los Angeles
33rd percentile
Rain per year
17 in
Warmest month
Aug 88° avg high
Summer day
63° → 85°F
Winter day
47° → 69°F
Sunshine and temperature figures are 30-year climate averages for this neighborhood's location.

Atwater Village Photos

Schools Serving Atwater Village

School NameTypeGradesHouseberry School Score
Aragon Avenue Elementary PrimaryK-5
Atwater Avenue Elementary PrimaryK-6
Glassell Park ES Science, Technology, Engineering, Arts and Math Magnet PrimaryK-5
Glenfeliz Boulevard Elementary PrimaryK-6
Florence Nightingale Middle Middle6-8
John Marshall Senior High High9-12

Click links for school listing

info at GreatSchools.org

Houseberry School Score Data

from CA Dept. of Education

Houseberry recommends using these scores as only a starting point, and conducting your own investigation into what schools fit best for your preferences. School boundaries are not guaranteed and may change. It is important to contact the appropriate school district to confirm enrollment eligibility before making any decision to move to a neighborhood.

Atwater Village Home Prices

Atwater Village FAQs

10 answers

Is Atwater Village a good place to live?

Atwater Village ranks 28th of 104 neighborhoods in Los Angeles with an overall Houseberry score of 3.3 out of 5. Its strongest factors are nearby merchants (4.5/5) and safety (3.8/5). The trade-offs are schools (3.1/5) and a typical home price of $1.35M against the Los Angeles typical home price of $1.15M.

Is Atwater Village safe?

Atwater Village, Los Angeles scores 3.8 out of 5 on Houseberry's Safety Score, ranking 21st of 104 neighborhoods in Los Angeles.

What do homes in Atwater Village cost?

The typical home price in Atwater Village, Los Angeles is $1.35M, compared with $1.15M for Los Angeles as a whole. Houseberry currently rates it overvalued by about $262,000 against comparable neighborhoods.

Are home prices in Atwater Village rising or falling?

The typical home price in Atwater Village, Los Angeles is up about 1.3% over the past 12 months, at $1.35M. The full 12-month history is charted in the Typical Home Price section on this page.

Which schools serve Atwater Village?

Schools serving Atwater Village, Los Angeles include Aragon Avenue Elementary (2.4/5), Atwater Avenue Elementary (3.5/5), Glassell Park ES Science, Technology, Engineering, Arts and Math Magnet (2.3/5), Glenfeliz Boulevard Elementary (3.5/5) and Florence Nightingale Middle (3.0/5). 1 more school is listed in the Schools section on this page.

What is the weather like in Atwater Village?

Atwater Village, Los Angeles receives 80% of its possible sunshine, 95th of 104 in Los Angeles. Summer days run 63° to 85°F and winter days 47° to 69°F, August is the warmest month and rainfall averages about 17 inches a year.

Is Atwater Village walkable to shops and restaurants?

Atwater Village, Los Angeles scores 4.5 out of 5 for nearby merchants and 3.7 out of 5 for public spaces. Its overall amenities score is 3.8 out of 5, 25th of 104 in Los Angeles.

What is Atwater Village known for?

Atwater Village, Los Angeles is associated with Glendale Boulevard, LA River Greenway and Deodar Cedars. Its highest-scoring factor is nearby merchants (4.5/5).

How does Atwater Village compare to other Los Angeles neighborhoods?

Atwater Village ranks 28th of 104 neighborhoods in Los Angeles. It ranks 21st of 104 in Los Angeles for safety (3.8/5) and scores lowest on schools (3.1/5). The highest-ranked neighborhoods in Los Angeles are Mandeville Canyon and Pacific Palisades.

What are the downsides of living in Atwater Village?

Atwater Village, Los Angeles scores lowest on schools (3.1/5). Its typical home price of $1.35M runs about 17% above the Los Angeles typical home price of $1.15M.

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Atwater Village Photos
Top Neighborhoods in Los Angeles, CA
1st
Mandeville Canyon, Los Angeles
Mandeville Canyon, Los Angeles, CA
Overall Score : 4.2
Mandeville Canyon runs north from Sunset Boulevard for about three miles and nev... See Full Page
2nd
Pacific Palisades, Los Angeles
Pacific Palisades, Los Angeles, CA
Overall Score : 4.2
Pacific Palisades is where Los Angeles runs out of city and into the Santa Monic... See Full Page
3rd
Brentwood, Los Angeles
Brentwood, Los Angeles, CA
Overall Score : 4.0
Brentwood runs from the flats along San Vicente Boulevard up into the canyons of... See Full Page

Atwater Village Map

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