The two sides, honestly
- West (91343): the full west-side guide — larger lots, the CSUN-adjacency play (the faculty guide), and the blocks that cross-shop against Northridge at a discount.
- East: the east-side guide — the entry tier, the Alemany crossover band on its northern edge, and the investor math that the denser stock supports.
- The spread: the sides trade meaningfully apart within the combined ~$835K median — comp each side against itself, never against the blended number.
How to decide
Three questions settle it: lot or price (west buys land, east buys entry); owner or investor (west's owner-occupancy base supports resale, east's rental mix supports yield); and which border you're actually buying (west blocks borrow Northridge and Lake Balboa adjacency; east blocks borrow the Alemany/Mission Hills institutions). The North Hills pillar carries the full map; the north-Valley decision page frames the next tier up.
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
What divides North Hills West and East?
The 405 — larger-lot, quieter streets and stronger owner-occupancy to the west (91343); denser, entry-priced stock with more multifamily mix to the east.
Which side of North Hills is better?
Different jobs: west for families optimizing lot, quiet, and resale; east for budget-first buyers and investors. The blended ~$835K median (June 2026) hides a real spread — comp each side separately.
Do the two sides have different schools?
Both are LAUSD with assignments that interleave across the neighborhood — the side does not decide the school; the address does. Verify with the Resident School Identifier.
Work with Brian Cooper
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