The corridor in numbers
| 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.
The quarter's themes
- Negotiability returned to the entry tier: Pacoima's longer DOM and softer YoY reading give prepared FHA/CalHFA buyers their best leverage in several quarters.
- The own-city premium held: San Fernando's thin inventory kept its market the corridor's fastest.
- Institution-anchored demand stayed steady: Mission Hills' Alemany/Holy Cross pattern and Sylmar's Olive View pipeline continue to set the tone block-by-block.
- ADU economics keep underwriting the corridor: large-lot purchases with unit potential remain the area's defining value-add play.
What to watch in Q3
Three signals: whether Pacoima's DOM normalizes back under 45 (demand confirmation), the pace of Sylmar foothill insurance quotes (the corridor's fire-cost barometer), and any movement in the Sepulveda/Devonshire boundary spreads (the corridor's clearest arbitrage gauge). The monthly updates on each pillar carry the running read.
Frequently asked questions
What is the cheapest NE Valley market right now?
Pacoima, at approximately $700,000 (June 2026) — with the corridor's longest days on market giving buyers added leverage this quarter.
Is the NE Valley cooling?
Normalizing rather than turning: mixed year-over-year readings across the five markets with extended DOM at the entry tier — negotiation room, not distress.
Where does this data come from?
The site's canonical /data.json, compiled from MLS closed-sale and public-record data, refreshed monthly with sources noted per market.
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