North Hills
North Hills is a central San Fernando Valley neighborhood of the City of Los Angeles, framed by the 405 freeway to the east, the 118 freeway to the north, and bordered by Panorama City, Northridge, and Granada Hills. Housing runs from mid-century single-family tract on standard suburban lots to older multifamily along the arterials, with a mix of newer infill in the pockets closer to the freeway spines. The neighborhood was historically part of Sepulveda before a name change in 1992.
North Hills market notes.
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North Hills's submarkets are defined by which side of the 405 they fall on. The area west of the 405 (formerly the western half of Sepulveda) tends to have older tract character; the area east has a mix of newer infill and older residential.
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West North Hills
The residential blocks west of the 405 freeway toward Northridge. Predominantly mid-century single-family tract on standard suburban lots, with a smaller multifamily footprint than the eastern side.
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East North Hills (near Panorama City)
The residential blocks east of the 405 freeway toward Panorama City. A mix of single-family and older multifamily, with denser urban character and mixed-use along Van Nuys and Sepulveda Boulevards.
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Central North Hills (near Sepulveda VA)
The residential core near the Sepulveda VA Medical Center on Plummer Street. Mid-century single-family stock, with proximity to the VA campus and to Balboa Sports Center and the Sepulveda Basin.
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Sepulveda Basin area
The residential blocks near the southern edge of the Sepulveda Basin Recreation Area. A mix of single-family and older stock, with proximity to the largest public open space in the central San Fernando Valley.
Schools, amenities, and getting around.
Schools
Los Angeles Unified School District serves the neighborhood. James Monroe High School and Van Nuys High School are the two main high school assignments. Elementary and middle assignments vary by address. Pierce College in adjacent Woodland Hills is the nearest two-year community college.
Amenities and access
The 405 freeway forms the eastern boundary and the 118 forms the northern, giving North Hills unusually strong two-freeway access. The Sepulveda VA Medical Center on Plummer Street is one of the largest VA campuses in the western US. Sepulveda Basin Recreation Area sits just south of the neighborhood, providing the largest public open space in the central Valley. The Van Nuys Metrolink station is a short drive south.
Homes for sale in North Hills.
Live MLS listings for North Hills, updated throughout the day. Filter by price, beds, and neighborhood inside MUVE's full search experience.
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What buyers and sellers ask most often about North Hills.
What was North Hills called before?
North Hills was formally named Sepulveda until 1992, when the City Council approved a name change for the western portion of the community to distinguish it from the still-existing Sepulveda name. The name change was pursued by residents who wanted a distinct neighborhood identity. It shares LA city services and LA Unified school coverage.How does North Hills compare with Panorama City and Northridge?
Panorama City is directly east and is denser and more mid-century multifamily-heavy. Northridge is directly west with a larger single-family footprint and the CSUN campus. North Hills is the middle option with a mix of both characters and with two-freeway access via the 405 and 118.What is the Sepulveda VA Medical Center?
The Sepulveda VA Medical Center is one of the largest Veterans Affairs medical campuses in the western US, occupying a substantial site on Plummer Street in central North Hills. It provides medical care, mental health services, and long-term care to veterans across Southern California, and is one of the largest single employers in the neighborhood.What is the freeway access from North Hills?
The 405 freeway forms the eastern boundary of the neighborhood, providing direct access south over the Sepulveda Pass to the Westside and north to Sylmar. The 118 forms the northern boundary with access east to Sylmar and west to Chatsworth. That two-freeway pairing gives North Hills unusually strong commute flexibility.What is the Sepulveda Basin Recreation Area?
Sepulveda Basin Recreation Area is a large open-space complex just south of North Hills that spans across Sherman Oaks, Encino, and Van Nuys boundaries. It includes sports fields, a golf course, a wildlife reserve, and a Japanese Garden. It is the largest public open space in the central San Fernando Valley and directly accessible from the southern edge of North Hills.
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