Why this border works
- The Alemany pattern: Bishop Alemany (Mission Hills) admits by application — living nearby buys the commute, not the seat. That makes the cheapest nearby blocks the rational buy, and the North Hills side is consistently that (the Alemany guide covers the full pattern).
- The label seam: 91343 and 91345 interleave along the border; listings cross-label weekly. Parcel records, not headlines.
- The stacked anchors: Alemany, Providence Holy Cross (the medical-relocation pattern), and the Mission core — all minutes from the crossover blocks.
The buyer math
The spread is modest but real: North Hills' ~$835K median against Mission Hills' ~$810K looks inverted until you compare the actual border product — the North Hills side's larger postwar lots against Mission Hills' tighter institutional core — and both against Granada Hills' ~$992K one boulevard north. For the North Hills East and West sub-markets, the crossover band is the eastern value edge. Same rule as everywhere on this site: buy the block, verify the label, price the house on its own merits.
Market context
| Market | Median price | Days on market | County | School district(s) |
|---|---|---|---|---|
| North Hills | $835,000 | 35 | Los Angeles | Los Angeles Unified School District (LAUSD) |
| Mission Hills | $810,000 | 35 | Los Angeles | Los Angeles Unified School District (LAUSD) |
| Granada Hills | $992,000 | 20 | Los Angeles | Los Angeles Unified School District (LAUSD); Granada Hills Charter High School (independent charter) |
| Van Nuys | $800,000 | 40 | Los Angeles | Los Angeles Unified School District (LAUSD) |
Figures from /data.json, the site’s canonical data file (June 2026). Always verify current numbers.
Frequently asked questions
Does living near Bishop Alemany help with admission?
No — Alemany is a private Catholic school admitting by application. Proximity buys the commute and the community, which is exactly why the cheaper border blocks are the rational purchase.
Are these blocks North Hills or Mission Hills?
Both — 91343 and 91345 interleave along the border and listings cross-label constantly. The parcel's county records are the truth.
Why not just buy in Mission Hills?
Often you should — but the North Hills border product (larger postwar lots, comparable drive times) frequently wins on house-per-dollar. Compare the actual blocks, not the labels.
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