Pacoima
Pacoima is a northeast San Fernando Valley neighborhood of the City of Los Angeles, framed by the 5 freeway to the east, the 210 freeway to the north, and bordered by Sylmar, San Fernando, and Arleta. Housing is dominated by mid-century single-family stock on standard suburban lots built through the 1950s and 1960s, layered with older multifamily along the arterials and a substantial industrial and warehouse footprint on the eastern side. The neighborhood has one of the deepest Latino community and cultural footprints in the northeast Valley.
Pacoima market notes.
Detailed market figures for Pacoima are coming soon as MUVE connects each city's live data feed. In the meantime, ask a MUVE agent for current pricing, inventory, and days on market specific to your price range and target neighborhoods.
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Pacoima's submarkets sort by which arterial each block frames and by proximity to the industrial edges. The blocks closer to Van Nuys Boulevard have a slightly different residential character than the blocks near the freeways.
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Central Pacoima (Van Nuys Boulevard)
The residential blocks framing Van Nuys Boulevard's primary commercial corridor. Mid-century single-family stock on tree-lined streets alongside dense Latino commercial and retail. Historic murals along Van Nuys Boulevard reflect the neighborhood's cultural character.
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West Pacoima
The residential blocks west of Van Nuys Boulevard toward the Arleta boundary. Predominantly mid-century single-family stock on standard suburban lots, with some older multifamily along the arterials.
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North Pacoima (near the 210)
The residential blocks north of Osborne Street toward the 210 freeway and the Sylmar boundary. A mix of mid-century single-family and townhome inventory, with proximity to freeway access.
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East Pacoima (near the 5 and industrial)
The residential blocks east of Laurel Canyon Boulevard toward the 5 freeway and the industrial and warehouse edges. Older single-family stock, with mixed industrial-adjacent character.
Schools, amenities, and getting around.
Schools
Los Angeles Unified School District serves the neighborhood. San Fernando High School (in adjacent San Fernando) and Arleta High School are the two main high school assignments. Elementary and middle assignments vary by address. Los Angeles Mission College in adjacent Sylmar is the nearest two-year community college.
Amenities and access
The 5 freeway forms the eastern boundary and the 210 forms the northern, giving Pacoima strong two-freeway access. Van Nuys Boulevard is the primary commercial spine. Ritchie Valens Park honors the Pacoima-born rock musician Ritchie Valens. The Whiteman Airport is a general-aviation airport on the north side. Hansen Dam Recreation Area is directly north with substantial recreational amenities.
Homes for sale in Pacoima.
Live MLS listings for Pacoima, updated throughout the day. Filter by price, beds, and neighborhood inside MUVE's full search experience.
Browse Live Pacoima Listings →Buying or selling in Pacoima.
What buyers and sellers ask most often about Pacoima.
How does Pacoima compare with San Fernando and Sylmar?
San Fernando is directly north as an independent city (small footprint, own city hall) with a walkable historic downtown. Sylmar is directly northeast with a deeper equestrian and foothill character. Pacoima is the middle option and denser than either neighbor, with the deepest Latino community footprint of the three and a more urban commercial character along Van Nuys Boulevard.What is the Ritchie Valens connection?
Rock musician Ritchie Valens (1941-1959) was born and raised in Pacoima before his brief but influential career. Ritchie Valens Park on Filbert Street honors him. It is one of the more distinctive cultural landmarks in the neighborhood and reflects the deep Latino heritage of Pacoima.What is the freeway access from Pacoima?
The 5 freeway forms the eastern boundary of the neighborhood and the 210 forms the northern, giving Pacoima strong two-freeway access. That combination provides efficient access south to central LA, north to Santa Clarita and Sylmar, and west across the Valley via the 210. The 118 sits a short drive north through Sylmar.What is Hansen Dam Recreation Area?
Hansen Dam Recreation Area is a substantial LA County recreational complex directly north of Pacoima at the Hansen Dam flood-control structure. It includes a large open-space area, sports fields, an aquatic center with swimming and a swim beach, an equestrian center, and hiking trails. It is one of the primary recreational anchors in the northeast San Fernando Valley.What kind of housing dominates Pacoima?
The core inventory is mid-century single-family stock on standard suburban lots, built primarily in the 1950s and 1960s. Older multifamily along the arterials, pockets of newer townhome infill along Van Nuys Boulevard, and mid-century commercial along the primary corridors round out the mix. Pricing is generally more approachable than most of the central San Fernando Valley.
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