One district, five price points
Unlike the Conejo Valley's three-district patchwork, the entire NE Valley corridor runs on LAUSD. Families can pick a budget tier — Pacoima (~$700K), San Fernando (~$715K), Sylmar (~$775K), Mission Hills (~$810K), North Hills (~$835K) — without changing districts. That also means the same Resident School Identifier verification process works across all five markets.
The anchor schools by market
- Sylmar: Sylmar Charter High School, Olive Vista Middle, Hubbard Street and El Dorado Avenue elementaries — plus the Sylmar Biotech Health Academy magnet (application-based via LAUSD Choices).
- San Fernando (city): San Fernando Middle School and San Fernando, Morningside, and O'Melveny elementaries, with San Fernando High adjacent.
- Pacoima: San Fernando High (located in Pacoima), Pacoima and Maclay middle schools, Telfair Avenue Elementary, and the Vaughn Next Century Learning Center independent charter network.
- Mission Hills: James Monroe High and Sepulveda Middle nearby, with elementary assignment varying by street — plus Bishop Alemany High School, the area's Catholic prep anchor.
- North Hills: James Monroe High, Sepulveda Middle, Langdon Avenue and Gledhill Street elementaries.
What each zone costs in 2026
| Market | Median price | Days on market | County | School district(s) |
|---|---|---|---|---|
| Pacoima | $700,000 | 52 | Los Angeles | Los Angeles Unified School District (LAUSD) |
| San Fernando | $715,000 | 33 | Los Angeles | Los Angeles Unified School District (LAUSD) |
| Sylmar | $775,000 | 40 | Los Angeles | Los Angeles Unified School District (LAUSD) |
| Mission Hills | $810,000 | 35 | Los Angeles | Los Angeles Unified School District (LAUSD) |
| North Hills | $835,000 | 35 | Los Angeles | Los Angeles Unified School District (LAUSD) |
Figures from /data.json, the site’s canonical data file (June 2026). Always verify current numbers.
Magnets and choice programs
The NE Valley's magnet story is underrated: Sylmar Biotech Health Academy is one of LAUSD's most distinctive science magnets, and the broader LAUSD Choices application window (typically each fall) opens options beyond the resident zone. If a magnet matters to your plan, do not tie the home purchase to admission — magnet seats are applied for, not bought.
Frequently asked questions
Do Sylmar, Pacoima, San Fernando, Mission Hills, and North Hills all share one school district?
Yes — all five are served by LAUSD, including the independent City of San Fernando, which contracts with LAUSD.
What is the Sylmar Biotech Health Academy?
A science- and health-focused LAUSD magnet in Sylmar. Enrollment is application-based through LAUSD Choices, not strictly address-based.
What is Bishop Alemany High School?
A Catholic college-prep high school in Mission Hills — the NE Valley's signature private option, drawing families from across the north Valley.
How do I verify which school serves a specific house?
Use LAUSD's Resident School Identifier with the exact address, then confirm with the school. Two houses on one street can feed different schools.
Work with Brian Cooper
20+ years and $100M+ closed across Ventura County, the San Fernando Valley, and the Conejo Valley. Direct, data-first representation — you work with Brian, not a hand-off.
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