Sylmar
Sylmar is a north San Fernando Valley neighborhood of the City of Los Angeles, framed by the 5 freeway to the west, the 210 freeway to the south, and the San Gabriel Mountains rising directly to the north. Housing runs from mid-century single-family tract on the valley floor to substantial equestrian and semi-rural properties in the foothill pockets closer to the mountains. Sylmar has a long history as one of the primary olive-farming areas of the region before suburban buildout, and the neighborhood retains a more affordable and rural character than most of the Valley.
Sylmar market notes.
Detailed market figures for Sylmar 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.
Talk to MUVE about Sylmar →The Sylmar neighborhoods we know best.
Sylmar's submarkets sort by elevation and by proximity to the freeway spine. The foothill blocks along Foothill Boulevard and above carry the deepest equestrian and rural character; the valley floor closer to the 5 and 210 holds the neighborhood's mid-century tract stock.
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Sylmar foothills and equestrian pockets
The residential blocks climbing north from Foothill Boulevard toward the San Gabriel Mountains. Larger lots with horse-keeping rights, semi-rural character, and pockets of custom construction on generous parcels.
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Central Sylmar (valley floor)
The residential core along Polk Street and Glenoaks Boulevard on the valley floor. Predominantly mid-century single-family tract on standard suburban lots, with some newer infill and mixed multifamily.
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West Sylmar (near the 5)
The residential blocks closer to the 5 freeway boundary and toward San Fernando city limits. Mid-century single-family and older stock, with a smaller multifamily layer along Foothill Boulevard.
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Northeast Sylmar and Kagel Canyon adjacent
The northeast reach of Sylmar toward the Kagel Canyon and Lopez Canyon Road area. Rural-scale lots, equestrian properties, and semi-canyon terrain with deep foothill character.
Schools, amenities, and getting around.
Schools
Los Angeles Unified School District serves the neighborhood. Sylmar Charter High School and Sylmar Biotech Health Academy are the main high schools. Elementary and middle assignments vary by address. Los Angeles Mission College is a two-year community college on Eldridge Avenue in the neighborhood.
Amenities and access
The 5 freeway forms the western boundary and the 210 forms the southern, giving Sylmar direct two-freeway access. Sylmar has one of the largest horse-keeping populations in the north Valley, concentrated in the foothill pockets. The Pacoima Reservoir sits directly north of the neighborhood. Los Angeles Mission College is a two-year community college anchor. Metrolink Antelope Valley Line service stops at Sylmar/San Fernando station.
Homes for sale in Sylmar.
Live MLS listings for Sylmar, updated throughout the day. Filter by price, beds, and neighborhood inside MUVE's full search experience.
Browse Live Sylmar Listings →Buying or selling in Sylmar.
What buyers and sellers ask most often about Sylmar.
What is Sylmar's rural and equestrian character?
Sylmar has one of the largest horse-keeping populations in the north San Fernando Valley, concentrated in the foothill pockets north of Foothill Boulevard and in the Kagel Canyon-adjacent northeast. Zoning permits horses and other livestock on larger lots, and the neighborhood retains a semi-rural character rare inside LA city limits.What is Sylmar's olive-farming history?
Sylmar was one of the largest olive-farming areas in the Los Angeles region in the late 19th and early 20th centuries, with the Sylmar Olive Association operating a substantial packing operation for decades. Suburban buildout replaced most of the groves by the 1960s, but the historical character remains a reference point.How does Sylmar compare with San Fernando and Pacoima?
San Fernando is a separate incorporated city directly west with its own city hall and school district (LA Unified partial coverage plus San Fernando city services). Pacoima is directly south inside LA. Sylmar is the middle option in the north Valley cluster, with more foothill terrain than Pacoima and more open space than San Fernando.What is the freeway and rail access from Sylmar?
The 5 freeway forms the western boundary and the 210 forms the southern, giving Sylmar unusually strong two-freeway access to both LA and the Inland Empire. Metrolink Antelope Valley Line service stops at Sylmar/San Fernando station, with weekday commuter rail into Union Station.How did the 1971 Sylmar earthquake affect the area?
The 1971 Sylmar earthquake (also called the San Fernando earthquake) caused substantial damage to structures throughout the north Valley, including the collapse of the Veterans Administration Hospital and damage to the Van Norman Dam. It reshaped building codes for the region and remains a reference point for the neighborhood's history.
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