Featured image credit: Choose Glendale
When searching for your dream home, it pays to do your research into the surrounding neighborhood. Our new regular series, Neighborhood Watch, gives you an overview of some of the most commonly asked questions about the neighborhoods we service, getting you started on the right foot in deciding whether a location fits your specific needs. It’s no substitute for a real estate agent. But with our Neighborhood Watch series, we hope to point you in the direction of home!
With not one but two offices in Glendale, California, JohnHart Real Estate obviously holds the community of Glendale very close to our heart. And we’re not the only ones. We’ll try not to let that bias shine through as we break down the basics of the city for anyone considering Glendale homes for sale. Frankly, it can be a challenging neighborhood to move into because of the high demand. But people are moving to Glendale every day and there’s no reason why you can’t be one of them!
Verdugo-a-Go-Go
Glendale is a distinct city within Los Angeles County. According to the U.S. Census, the population of Glendale, CA was 196,543 in 2020. That number has no doubt increased in subsequent years with Glendale being one of the most in-demand cities we serve.
Portions of the city extend upward to the northeast to encompass a significant portion of the majestic Verdugo Mountains. If you find Glendale homes for sale elevating into the Verdugos, you can look forward to panoramic views of the city lights. Not a bad way to end a day! But even if you’re at the lower levels, you can often look forward to scenic mornings with the sun rising over the Verdugos.
Glendale is sometimes considered the southeasternmost point of the San Fernando Valley. Yet this is a matter of heated contention among Glendale residents and those living deeper into the Valley alike. For our part, we’d consider Glendale its own animal.
Better Safe Than Sorry
Easily one of the top reasons Glendale homes for sale leave the market so quickly is the city’s reputation for safety. But don’t just take our word for it! In 2014, the publication 24/7 Wall Street ranked Glendale the ninth safest city in all the U.S. The report took into consideration the ratio of violent crimes to population, only considering cities with populations of 100,000 or more. That same year, real estate firm Movoto analyzed crime data collected from the FBI to determine that Glendale, CA was the safest mid-sized city in the U.S. But it wasn’t always this way.
Up into the 1960s, Glendale had a checkered past, to say the least. Some Los Angeles locals will recall a time when Glendale was one of America’s notorious Sundown Towns. If police came across non-caucasian individuals in the city limits after sundown, they’d arrest them on the spot. This practice served as a beacon for racist organizations, culminating in the American Nazi Party (ANP) petitioning to establish their west coast headquarters in the city in 1964. To Glendale’s credit, the city legally fought this move and pushed the ANP out to El Monte in 1966.
Today, Glendale welcomes people of all ethnicities with significant populations of Filipinos, Koreans, and Cubans as well as one of the largest Armenian populations in the country. But it’s important to remember, recognize, and learn from the city’s past mistakes as a Sundown Town.
A Local Hub for Armenian Culture
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Glendale’s notable Armenian population had its first surge at the tail end of the 1970s as a result of the Lebanese Civil War and a violent revolution in Iran. This was furthered in the 1980s when Armenians fleeing the fractured Soviet Union sought refuge with family and friends who had already established livelihoods in the city. Those Armenian immigrants in turn purchased Glendale homes for sale.
By 2005, Armenians constituted 40% of Glendale’s population. For many Armenians, Glendale is home and, as survivors of genocide, that feeling of security can’t be overstated. But for non-Armenians, Glendale also provides many ways to connect and learn from Armenian culture with a rare authenticity, whether exploring community and religious organizations, sampling Armenian cuisine, or supporting Armenian-owned businesses.
Highly Rated Schools
The quality of area schools is one of the most important topics posed by those considering Glendale homes for sale. Though the city has plenty of attractive private school options, the Glendale Unified School District (GUSD) oversees the management of the area’s public school system. Short answer: Glendale public schools boast high ratings, contributing greatly to the demand for houses for sale in Glendale.
However, in recent years, GUSD has been the target of a controversy fueled by anti-LGBTQ+ talking points popularized by right-wing organizations. From 2023 and leading into early 2024, Glendale schools and schoolboard meetings were the sites of multiple protests from a group called GUSD Parents Voices demanding that LGBTQ+-related curriculum and Pride events be excised from anything relating to GUSD.
The fervor seems to have died down after current anti-trans and former political candidate Jordan Henry lost his bid for a seat on the Glendale schoolboard. But no matter which side of the issue you align with, it’s important to note that this recent controversy could still color events at Glendale public schools for some time. Glendale is also the site of the accredited Glendale Community College, ranked 18th among the state’s community colleges by Niche.
Industry Insights
If you’re already searching through Glendale homes for sale, you probably already have some sort of career bringing you to the area. But it’s still worth noting the top industries and employers of the city in case you’re looking for a change. GUSD remains the top employer of the city by a long stretch. But Glendale is also a hotbed for those looking to work in animation. Walt Disney Animation Studios and DreamWorks Animation are just two of the colossal animation studios calling Glendale home. Speaking of Disney, the company’s Imagineering Headquarters are also based in Glendale if park development is more your speed.
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The Faultline Factor
Since Glendale is in California, we need to take a moment to address earthquakes. A decent number of earthquake faults sit beneath the city, giving it considerable earthquake potential. However, the city has fared well compared to its neighbors throughout the major earthquakes of the last several decades. Among the faults that run beneath Glendale are:
- Hollywood (southwest)
- Raymond (southeast)
- San Gabriel (northeast)
- Sierra Madre (north)
- Verdugo (central)
Getting Around Glendale and Beyond
The abundance of freeway access points in the city is yet another reason that the search for Glendale homes for sale remains so competitive. The freeways with easy access in Glendale include:
- The Foothill Freeway (I-210)
- The Glendale Freeway (SR 2)
- The Golden State Freeway (I-5)
- The Ventura Freeway (SR 134/US 101)
No car? No problem. At least as far as departing Glendale is concerned. While the Metro train system doesn’t stretch into Glendale, a series of bus services accommodate commuters including LADOT, Metro (Local and Rapid), and the Glendale Beeline. In addition, Metro has a Bus Rapid Transit (BRT) line in development that would connect Glendale with the neighboring areas of North Hollywood, Eagle Rock, Burbank, and Pasadena. The new transit corridor is currently scheduled for a 2027 completion date.
Shopping Mall Mania
When it comes to shopping, Glendale remains one of the highest-traffic spots on LA’s east side. Traditionally, this comes down to the Glendale Galleria, one of the Greater Los Angeles area’s busiest shopping malls. If you’re looking for something slightly higher scale and contemporary, Rick Caruso’s outdoor shopping center, the Americana, provides big-name brands in a pristine environment. If you’re familiar with the Grove, it’s basically a smaller-scale take on the same concept.
Aside from the one-two punch of the Galleria and Americana, you can find pretty much any shops you love in Glendale: Trader Joe’s, Wholefoods, Michael’s, Total Wine & More, Target… it’s all here.
Glendale’s Green Sanctuaries
Despite not being a very large city in itself, Glendale boasts over 50 public parks. Perhaps most notable among them is Brand Park, a serene, pastoral retreat of verdant lawns and gorgeous flora. An immaculate Victorian manse stands proudly at the edge of the park. Known as the Doctor’s House, it regularly opens its doors to guests for illuminating tours. If you walk up the road a bit, you can also view the private cemetery of the Brand family who were instrumental in Glendale’s early history. When you visit Brand Park, save some time to pop into the Brand Library; an absolutely gorgeous building offering art displays, books, and other community services.
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While not technically a park, some of the most scenic views in Glendale are afforded by the sprawling Forest Lawn Memorial Park. Yes, it’s a cemetery. But its impressive collection of art and meticulously manicured grounds elevate it to a truly inspiring sanctuary looming majestically over Glendale. It’s also the first cemetery in the U.S. to build a funeral home on its grounds. Wanting something uplifting instead of oppressing, founder Hubert Eaton drafted world-renowned artists to help create an almost romantic take on a traditional cemetery. It’s no wonder several prominent celebrities have chosen Forest Lawn as their final resting place.
Nothing Goes Better with Culture Than Art
See what we said about Glendale holding a special place in our hearts? But you can’t start perusing Glendale homes for sale without first recognizing the city’s wealth of arts, entertainment, and culture. Perhaps most recognizable among the local attractions is the gorgeous Alex Theatre with its art deco facade. A building of historical significance, it’s renowned as the spot where Walt Disney screened his cartoons for test audiences. These days, it’s managed by the Glendale Arts non-profit and still functions as a community hub for arts and culture.
Glendale also boasts some unique museums. In 2016, the Museum of Neon Art (MONA) relocated from Downtown LA to Glendale, setting the city’s art scene alight with its gallery of electrical pieces. Just this year, the Martial Arts History Museum also relocated to Glendale and even incorporated new displays inspired by the city’s diverse cultures including Armenian kokh and Mexican lucha libre wrestling styles.
Searching for Glendale Homes For Sale
Now, the burning question: how competitive is the marketplace for Glendale homes for sale? Glendale is one of the cities that we spotlight in our monthly Absorption Rate Analysis blogs. And while it’s not the most competitive neighborhood we serve, our absorption rate stats illustrate that it’s firmly in a seller’s market. This simply means that the market conditions often work in the seller’s favor. But there are exceptions to every rule and our talented agents are putting buyers in Glendale homes every month. If you’ve decided Glendale is home, call one of our agents today and we’ll make it happen!
