Los Feliz asks 13% more than Silver Lake.
Los Angeles · Neighborhood comparison
Silver Lake vs Los Feliz
Silver Lake or Los Feliz: which is better to live in?
Median askingSilver Lake$1.71MLos Feliz$1.94M
See homesSilver Lake or Los Feliz? The short answer.
Silver Lake if you want a hillside house for a little less and a reservoir to walk around; Los Feliz if you want Griffith Park at the top of the street and flat blocks near Vermont and Hillhurst. Both are in the City of Los Angeles and were built up from the 1920s on. Many addresses in both feed the same LAUSD middle and high schools. In September 2026 most Silver Lake houses listed at about $1.5 million to $2.75 million, compared with about $1.7 million to $4 million in Los Feliz, where condos, mostly $550,000 to $850,000, were the cheapest way in. Fire risk is about even: most of each neighborhood is in a Very High fire hazard zone.
See them for yourself.
Live from the MLS
Silver Lake vs Los Feliz by the numbers.
Silver Lake$808
Los Feliz$872
$660Los Angeles
Homes for sale in Los Feliz are 5% bigger than in Silver Lake.
Silver Lake2,147 sq ft
Los Feliz2,251 sq ft
All of Los Angeles1,850 sq ft
Listings in Los Feliz have been on the market 14 days longer than in Silver Lake.
The price scale and the gauge run from one end of the Los Angeles neighborhoods we cover to the other. Each bar on the price per square foot card is one of them, lowest asking price first. Gray always marks the median for all of Los Angeles. Right now Silver Lake has 94 homes for sale and Los Feliz has 78. Asking prices for homes on the market right now inside each mapped area, not sale prices.
Updated October 3, 2026, 7:00 PM PT
Which one fits you?
Silver Lake 3Los Feliz 5
Silver Lake
Lower price for a house
In September 2026 most Silver Lake houses were listed at about $1.5 million to $2.75 million, and prices started at around $949,000. Most Los Feliz houses were listed at about $1.7 million to $4 million.
Los Feliz
Cheapest way in
Los Feliz condos are mostly in 1960s buildings along the boulevards, and in September 2026 most were listed at $550,000 to $850,000. Silver Lake has only about 560 condo units, and most asked $800,000 to $1.8 million.
Los Feliz
Walking to shops on flat streets
South of Los Feliz Boulevard the grid is flat, and most blocks are a few minutes on foot from Vermont or Hillhurst. In Silver Lake you can walk to coffee and restaurants along Sunset and Silver Lake Boulevard, but up in the hills most people drive or take the stairs.
Los Feliz
Trails from your street
Griffith Park starts where the Los Feliz streets end. The trail from Fern Dell climbs to the Observatory, which has been free to enter since 1935, and the Greek Theatre sits at the top of Vermont.
Silver Lake
Daily walks by the water
In Silver Lake, the reservoir is where people go every day: the paths on the dams and around the fence, the 2.5-acre Meadow on the east shore, the rec center and the dog park. The fence stays up, so there's no access to the water itself.
Silver Lake
A modernist landmark you can tour
Richard Neutra's VDL Research House on Silver Lake Boulevard opens for ticketed tours on Saturdays from 11 a.m. to 3 p.m. The Ennis and Lovell houses in Los Feliz are private, and neither is open to walk-in visitors.
Los Feliz
Train access
The Vermont/Sunset B Line station, open since 1999, sits on the south edge of Los Feliz, and the DASH Los Feliz and DASH Observatory buses run from it.
Los Feliz
Larger hillside houses
Los Feliz Heights and Hillhurst Park have larger Period Revival houses on wider streets, and Laughlin Park is a gated pocket of 60 houses. Most Silver Lake houses sit on small hillside lots, many on narrow, winding streets. The Los Feliz hill houses are also the most expensive in the neighborhood.
Compare the details.
Silver Lake
1920s hillside streets around a city reservoir, between Los Feliz and Echo Park
Median asking $1.71M
Los Feliz
The 1920s hills and flats under Griffith Park, where Frank Lloyd Wright and Richard Neutra built on the slope and the village streets sit below
Median asking $1.94M
| Silver Lake | Los Feliz | |
|---|---|---|
| Era of homes | About 65% of houses recorded as built before 1940; Spanish and Mediterranean Revival plus early modernist houses | Hills: Period Revival from 1920 to 1949; flats: 1920s to 1940s; Los Feliz Estates from the 1960s |
| Typical lot | About 5,700 sq ft, but steep lots often have less usable yard | Hillside lots rising toward the park; smaller, steeper lots in the Franklin Hills; a denser grid in the flats |
| Housing mix | About 4,000 houses, about 8,600 units in everything from duplexes to apartment buildings, about 560 condo units | Houses up the hill; houses, duplexes, fourplexes and apartments in the flats; condos along the boulevards |
| House asking prices (Sept 2026) | Most about $1.5M to $2.75M; full range about $949K to just under $4M | Most about $1.7M to $4M; a few estates asked far more |
| Condo asking prices (Sept 2026) | Mostly about $800K to $1.8M | Mostly about $550K to $850K |
| Silver Lake | Los Feliz | |
|---|---|---|
| Where it is | City of LA, around two reservoirs between Los Feliz and Echo Park; about 2.75 sq mi | City of LA, from Griffith Park down to Hollywood Blvd; about 2.61 sq mi |
| Walk to | Sunset Junction, Sunset toward Hoover, Silver Lake Blvd; 50+ public stairways in the hills | Vermont and Hillhurst (Los Feliz Village), a few minutes from most blocks in the flats |
| Open space | Reservoir paths, the 2.5-acre Meadow, the rec center and dog park | Griffith Park: Fern Dell, the Observatory trail, the Greek Theatre |
| Schools (LAUSD) | Ivanhoe, Micheltorena Street, Mayberry Street or Allesandro elementary; many addresses feed King Middle and Marshall High | Franklin Avenue or Los Feliz Elementary; King Middle; Marshall High |
| Silver Lake | Los Feliz | |
|---|---|---|
| Fire zone | About 81% of houses in the city's Very High zone; about 86% on CAL FIRE's 2025 map | About 80% rated Very High on CAL FIRE's 2025 map, including the hills and most flats up to Franklin; the Village mostly outside |
Daily life in Silver Lake and Los Feliz
They share a border along Hyperion Avenue. Silver Lake is built around the reservoir, and Los Feliz sits right below Griffith Park.
Los Feliz runs from Griffith Park down to Hollywood Boulevard, and Silver Lake starts on its southeast side, across Hyperion Avenue and Griffith Park Boulevard. Walt Disney's first studio stood right on that line from 1926 to 1940, and a Gelson's market sits on the site now. Both are in the City of Los Angeles and LAUSD.
In Silver Lake, daily life centers on the reservoir. People walk the paths on the dams and around the fence, spend time on the 2.5-acre Meadow, and use more than 50 public stairways to get up and down the hills. Coffee shops and restaurants are along Sunset Boulevard and Silver Lake Boulevard, and Sunset Junction is where Sunset and Santa Monica boulevards meet.
Los Feliz Boulevard splits Los Feliz in two. Above it are the hills and Griffith Park, with Fern Dell, the Observatory trail and the Greek Theatre. Below it is a flat grid, and most blocks are a few minutes on foot from Vermont and Hillhurst. Those two streets are Los Feliz Village, with Skylight Books, the Los Feliz 3 cinema, Maru Coffee and Little Dom's. On concert nights at the Greek, traffic heads up Vermont, and on weekends Observatory visitors fill the streets near the park entrances.
If you want to walk to everything on flat ground, the Los Feliz flats are the easier fit. Silver Lake makes more sense if you'd rather have a loop around the water and don't mind stairs.
Houses and asking prices
In both, it's mostly older houses on hills. Houses ask more in Los Feliz, but condos there are cheaper than in Silver Lake.
In Silver Lake, about 65% of the roughly 4,000 houses were built before 1940, according to county records. Spanish and Mediterranean Revival houses on small lots fill the hills, with early modernist houses by Neutra, Schindler, Raphael Soriano and Gregory Ain mixed in. The typical house lot is about 5,700 square feet, but on steep streets the lot often drops off behind the house, so the usable yard is smaller than the number suggests. No part of Silver Lake is in a Historic Preservation Overlay Zone.
In Los Feliz, the houses above and below the boulevard are different. The hills were built out between 1920 and 1949 in Spanish Colonial, Mediterranean, Tudor and American Colonial styles, with the larger houses in Los Feliz Heights and Hillhurst Park, the gated Laughlin Park, and smaller houses on steeper streets in the Franklin Hills and the Oaks. The flats have houses, duplexes, fourplexes and apartments from the 1920s to 1940s.
In September 2026 most Silver Lake houses were listed at about $1.5 million to $2.75 million, and the full range ran from about $949,000 to just under $4 million. Most Los Feliz houses were listed at about $1.7 million to $4 million, with the hill houses at the top of that range. Condos went the other way: mostly $550,000 to $850,000 in Los Feliz and $800,000 to $1.8 million in Silver Lake. Small income properties mostly asked $1 million to $3 million in Silver Lake and $2 million to $2.5 million in Los Feliz. The live numbers on this page will have moved since then.
On a 1920s house in either one, I'd want the permits for every addition, a look at the retaining walls and drainage on a sloped lot, and a geotechnical report on the steeper streets before we write an offer.
- Silver Lake houses: most about $1.5M to $2.75M (Sept 2026)
- Los Feliz houses: most about $1.7M to $4M (Sept 2026)
- Condos: mostly about $550K to $850K in Los Feliz, $800K to $1.8M in Silver Lake
Fire zones and hillside rules
Fire risk is about the same in both, so get an insurance quote before you make an offer.
Most of each neighborhood is in a Very High Fire Hazard Severity Zone. In Silver Lake about 81% of houses sit in the city's current zone, and about 86% on CAL FIRE's 2025 map, which the city has to adopt and can't lower. In Los Feliz, CAL FIRE's 2025 map rates about 80% of the neighborhood Very High: the hill streets plus Los Feliz Boulevard and most blocks in the flats up to Franklin, which the city's older map left out. Los Feliz Village and the blocks from Franklin down to Hollywood Boulevard between Western and Hillhurst are mostly outside any zone.
Inside the zone, the Fire Department requires brush clearance within 200 feet of any structure, and on Red Flag days parking is banned on posted streets and cars get towed. In Silver Lake the posted streets are in the northeast hills near Glendale Boulevard. On May 8 and 9, 2007, a fire burned about 800 acres of Griffith Park above Los Feliz. In either neighborhood, I get a written insurance quote on the exact address before we write an offer.
Hillside lots in both fall under the city's Baseline Hillside Ordinance, which limits floor area, height and grading by slope, so check those limits before you plan an addition. Silver Lake has one more thing to watch. In 2023 the city approved a $268.5 million master plan for the reservoir, but it isn't funded. One idea that's been floated is a local Mello-Roos district, and if one ever comes to a vote, it could affect property taxes for nearby owners.
- Silver Lake: about 81% of houses on the city's map, about 86% on CAL FIRE's 2025 map
- Los Feliz: about 80% Very High on the 2025 map; the Village mostly outside
- Both: brush clearance within 200 feet, Red Flag parking bans, hillside limits on sloped lots
Schools, transit and rentals
Both are in the Los Angeles Unified School District, and their schools overlap a lot. Many Silver Lake addresses feed Thomas Starr King Middle School's film and media magnet and John Marshall High on Tracy Street in Los Feliz. Those are the middle and high schools for Los Feliz too. At King, resident students are guaranteed a seat but still have to file a Choices application. The elementary schools differ: Ivanhoe, Micheltorena Street, Mayberry Street and Allesandro in Silver Lake, Franklin Avenue and Los Feliz Elementary in Los Feliz. Ivanhoe says it has reached capacity for 2026-27, and Micheltorena has a two-way Spanish immersion program. Assignments go by address, so check yours with LAUSD.
For transit, the Vermont/Sunset B Line station sits on the south edge of Los Feliz, with the DASH Los Feliz and DASH Observatory buses running from it. Hyperion Avenue and Griffith Park Boulevard connect the two neighborhoods, and Los Feliz Boulevard carries traffic east to the Golden State Freeway.
If you're buying a duplex or a small apartment building, both neighborhoods fall under the city's Rent Stabilization Ordinance, which generally covers rental buildings first built on or before October 1, 1978. About 93% of multi-unit properties in Silver Lake were built in 1978 or earlier, according to county records. The allowed rent increase from July 1, 2026 to June 30, 2027 is 3%. Rented houses and newer condos fall under the city's Just Cause Ordinance. I'd confirm the RSO status and the tenants in place before we make an offer.
Homes for sale in Silver Lake
94 active listings in the mapped area
$2,395,000
Single-Family4 bd4 ba2,655 sqft
2001 Kenilworth Ave
$2,895,000
Single-Family4 bd4 ba3,185 sqft
2560 Micheltorena Street
$2,995,000
Single-Family4 bd4 ba3,582 sqft
2656 Locksley Place
$1,399,000
Duplex
2575 Riverside Terrace
$1,799,000
Multi-Family9 bd4 ba3,358 sqft
3324 Hamilton Way
$795,000
Condo2 bd2 ba1,172 sqft
2018 Griffith Park Boulevard 108
$1,249,000
Multi-Family3 bd3 ba2,490 sqft
2933 Swan Place
$2,195,000
Single-Family3 bd4 ba2,066 sqft
937 Lucile Avenue
$1,895,000
Single-Family3 bd4 ba2,247 sqft
760 N Arthur Road
$2,295,000
Multi-Family2 bd2 ba1,416 sqft
2743 Locksley Place
$1,350,000
Single-Family2 bd1 ba883 sqft
1336 Edgecliffe Drive
$1,799,000
Single-Family3 bd2 ba1,827 sqft
2525 Ivanhoe Drive
$1,830,000
Single-Family3 bd4 ba2,866 sqft
716 Lucile Avenue
$3,350,000
Single-Family3 bd3 ba3,095 sqft
2129 Redcliff Street
$1,547,000
Multi-Family4 bd3 ba1,930 sqft
1644 Maltman Avenue
$3,832,000
Single-Family4 bd4 ba3,356 sqft
2059 Kenilworth Avenue
Still deciding? Ask me.
I’m a Realtor based in Long Beach, and Los Angeles is one of the cities I work most. Tell me what you’re after and I’ll help you get there.
Slava Ploshkin · DRE #02323623English and Russian · How I work in Los Angeles
Homes for sale in Los Feliz
78 active listings in the mapped area
$4,595,000
Single-Family5 bd6 ba4,447 sqft
4830 Los Feliz Boulevard
$1,250,000
Single-Family3 bd2 ba1,300 sqft
1923 Mayview Drive
$1,989,000
Single-Family2 bd2 ba2,029 sqft
2111 Hollyvista Avenue
$1,590,000
Single-Family4 bd3 ba1,568 sqft
3822 Clayton Avenue
$599,000
Condo1 bd1 ba629 sqft
3407 Huxley Street 39
$2,085,000
Single-Family3 bd3 ba2,032 sqft
2446 Ronda Vista Drive
$4,899,000
Single-Family4 bd5 ba3,852 sqft
2551 Glendower Avenue
$3,795,000
Single-Family3 bd3 ba2,810 sqft
5270 Los Diegos Way
$1,750,000
Single-Family3 bd2 ba1,756 sqft
3434 Rowena Avenue
$2,195,000
Single-Family3 bd3 ba2,272 sqft
4799 Bonvue Avenue
$2,300,000
Single-Family4 bd3 ba2,576 sqft
1939 N Hobart Boulevard
$479,000
Co-op2 bd2 ba1,092 sqft
1749 N Edgemont Street
$875,000
Condo2 bd2 ba1,212 sqft
4343 Finley Avenue 25
$1,099,000
Condo3 bd3 ba2,049 sqft
2844 Avenel Street
$1,699,000
Single-Family3 bd3 ba2,230 sqft
2431 Claremont
$7,995,000
Single-Family5 bd8 ba5,942 sqft
2556 Aberdeen Avenue
Questions & answers
Neither wins on schools, because many addresses in both feed the same LAUSD middle and high schools: Thomas Starr King Middle and John Marshall High. Silver Lake houses cost less to get into, and the reservoir paths, the Meadow and the rec center are close to most blocks. In Los Feliz, most blocks in the flats are a few minutes on foot from Vermont and Hillhurst, and Griffith Park is at the top of the neighborhood. Check the elementary school by address; Ivanhoe in Silver Lake says it's at capacity for 2026-27.
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Where we check the facts
The facts on this page come from our neighborhood guides and the official records below. We double-check them before every showing.
- Los Angeles Times: Mapping L.A., Silver Lakemaps.latimes.com
- Wikipedia: Los Feliz, Los Angelesen.wikipedia.org
- LA Bureau of Engineering: master plan cultural resources reportengineering.lacity.gov
- LA Bureau of Engineering: Silver Lake Reservoir Complex Master Planengineering.lacity.gov
- LA Bureau of Engineering: master plan EIR and approvalengineering.lacity.gov
- Urbanize LA: master plan approval and funding (2023)la.urbanize.city
Show all 24 sourcesShow fewer
- Silver Lake Neighborhood Council: the reservoir fencesilverlakenc.org
- Silver Lake Neighborhood Council: Mattachine Steps historysilverlakenc.org
- Neutra VDL Studio and Residencesneutra-vdl.org
- LA City Planning: Historic Preservation Overlay Zonesplanning.lacity.gov
- Wikipedia: Ennis Houseen.wikipedia.org
- Wikipedia: Lovell Houseen.wikipedia.org
- Griffith Observatorygriffithobservatory.org
- Wikipedia: Vermont/Sunset stationen.wikipedia.org
- LAFD: brush clearance requirementslafd.org
- LAFD: Red Flag parking restrictionslafd.org
- LAFD: 2025 CAL FIRE hazard map recommendationlafd.org
- CAL FIRE Fire Hazard Severity Zones (LRA 2025), LAFD map servicefiregis.lafd.org
- City of Los Angeles Ordinance 181,624 (Baseline Hillside Ordinance)cityclerk.lacity.org
- LA Housing Department: Rent Stabilization Ordinancehousing.lacity.gov
- Los Angeles Housing Department: Renter Protections (RSO formula change, 2026-27 increase)housing.lacity.gov
- LAUSD Resident School Identifierrsi.lausd.net
- Los Angeles County Assessorportal.assessor.lacounty.gov
- CRMLSgo.crmls.org
Photo credits (35)
- The Music Box Steps climbing through flowers in the Silver Lake hillsSpot Us, CC BY-SA 2.0
- Griffith Observatory at blue hour, in Griffith Park above Los FelizPrayitno / Thank you for (12 millions +) view, CC BY 2.0
- A steep Silver Lake street dropping toward the reservoir, in 2008Edmund Vermeulen, CC BY-SA 2.0
- Hollyhocks at Frank Lloyd Wright's Hollyhock House, at the edge of Los FelizJeremy Thompson, CC BY 2.0
- Late sun on a Neutra house on Silver Lake Boulevard, near the reservoirPaolo Gamba, CC BY 2.0
- Period homes behind a magnolia and palms on a quiet Los Feliz streetKen Lund, CC BY-SA 2.0
- The rainbow stairs on Micheltorena Street in Silver LakePaul Narvaez, CC BY 2.0
- Fern Dell, the stream garden at the park's Los Feliz Boulevard entranceAfpeach, CC BY-SA 4.0
- Silver Lake Reservoir and the hillside homes on its west sideJunkyardsparkle, CC0
- The Mulholland Memorial Fountain at Los Feliz Boulevard and Riverside DriveKonrad Summers, CC BY-SA 2.0
- Late-afternoon light at the north end of the reservoir complex, February 2019David Lofink, CC BY 2.0
- A Storybook house below Frank Lloyd Wright's Ennis HouseKen Lund, CC BY-SA 2.0
- Dry brush on the steep hill below the 1920s Garbutt House off Apex AvenueMikeJiroch, CC BY-SA 3.0
- Wild mustard along a fire road in Griffith Park, north of Los Felizdaveynin, CC BY 2.0
- The canals at sunset, looking down one of the east-west channelsknorby, CC BY 2.0
- The courtyard walk at Horatio West Court on Hollister Avenue, Irving Gill's apartments from about 1921André Corboz (Accademia di architettura di Mendrisio), CC BY-SA 4.0
- Sunset from the Getty Research Institute, looking west past the Getty's buildings toward the oceanRemi Mathis, CC BY-SA 3.0
- Sunset through the palms of Palisades Park near Ocean Avenue and San Vicente BoulevardSpikebrennan, CC BY 2.5
- The Strand walkway and its beachfront homes, just north of the pierSergei Gussev, CC BY 2.0
- Veterans Parkway along North Ardmore Avenue, the old railroad right-of-way on the Tree Section's west sideSergei Gussev, CC BY 2.0
- Looking north over Palos Verdes rooftops along the South Bay coastSergei Gussev, CC BY 2.0
- A Tudor Revival home under old shade trees on Country Club Drive in Los CerritosLos Angeles (Wikimedia Commons user), CC BY-SA 3.0
- Lantana in bloom in front of a Spanish Revival cottage in the Los Angeles areaJack Prommel, Unsplash License
- The Neptune fountain on Malaga Cove Plaza, a copy of the one in BolognaSgerbic, Public domain
- Palms and bougainvillea at a home on the bluff above Lunada BaySergei Gussev, CC BY 2.0
- Sunset behind a lifeguard tower on the beach at Belmont ShoreDavid Lofink (Flickr: dlofink), CC BY 2.0
- A shingled cottage with bougainvillea across from Colorado Lagoon parkTracie Hall (Flickr: tracie7779), CC BY-SA 2.0
- Palms and clouds reflected in a Naples canal lined with private docksDaniel Stiel, Unsplash License
- Belmont Pier on a clear winter morning, seen from the sandTracie Hall (Flickr: tracie7779), CC BY-SA 2.0
- Snow on the distant peaks behind the South Lake footbridge in WoodbridgeJim Strasma, Unsplash License
- A row of old eucalyptus along a Northwood greenbelt path in late afternoon lightmliu92, CC BY-SA 2.0
- Spring green on the Turtle Ridge Trail, in the open hills just south of Turtle RockSergei Mutovkin, CC BY-SA 4.0
- A greenbelt in the Terrace association, the village's front yard since the 1960sFriedpez, CC BY-SA 4.0
- Hillside villas above the Pacific in Newport CoastTim Bagwell, Unsplash License
- Evening light on the rocks and bluff homes at Big Corona beachSergei Gussev, CC BY 2.0