Mount Washington
Mount Washington Quick Facts
- Where it is: The hills of Northeast Los Angeles above the Arroyo Seco, with Highland Park to the north and east, Glassell Park to the west and Cypress Park below to the south. Inside the City of LA.
- ZIP code: 90065, shared with Glassell Park and Cypress Park.
- Getting Downtown: 10 to 15 minutes by car on the 110, or the Metro A Line from the Southwest Museum station at the bottom of the hill.
- What homes cost: Median sale $1,259,500 over the last twelve months. The typical sale was a 3 bed, 2 bath, 1,574 square foot house. 32 homes for sale right now.
- Is it safe: Yes. One of the quietest hillside neighborhoods in the city. There is no commercial strip inside it. Full answer below.
- The one thing to know: Mount Washington has no main street of its own. You go down the hill to Figueroa for everything, and you come back up to silence and a view.
Mount Washington Market Data: November 2026
What actually happened in Mount Washington over the last twelve months, straight from the MLS.
| Median sale price | $1,259,500 |
| Median days on market | 17 days |
| Homes sold in the past 12 months | 126 |
| The typical home that sold | 3 bed, 2 bath, 1,574 sq ft |
| Homes for sale right now | 32 active, 41 with pending |
| Median asking price right now | $1,295,000 |
| Enough homes for sale to last | 3.0 months |
| Change from a year ago | Down 0.1%, flat |
How fast do homes sell in Mount Washington?
Of the 126 homes that sold, 87 of them, about 69%, were in escrow within thirty days, and those closed at 109.4% of asking price. The homes that took thirty-one to sixty days closed at 98.2%.
That is a gap of 11.2 percentage points. On a median asking price of $1,209,500, it is roughly $135,000.
Eleven points. The steepest penalty for a slow start anywhere in Northeast Los Angeles.
Is the Mount Washington market going up or down?
Flat on price. The median sale price moved 0.1%, from $1,261,250 to $1,259,500, while sales rose to 126 from 118. The gap between a fast sale and a slow one is the story. It widened from 8.3 points a year ago to 11.2 points today, the widest on this board.
How many homes are for sale in Mount Washington right now?
32 homes are on the market, 41 counting the ones already in escrow. At the current pace that is about 3.0 months of supply.
They are asking a median of $1,295,000. What is still on the market has been listed a median of 27 days, against 17 days for what sells.
Source: The MLS/CLAW, Area 95 (Mount Washington). Closed sales November 1, 2025 through November 1, 2026, 126 sales. Active and pending inventory as of November 4, 2026. Data deemed reliable but not guaranteed. Compiled by Glenn Shelhamer, The Shelhamer Real Estate Group, CalDRE #01950995.
If you own hereWhat's your Mount Washington home worth?
Tell me the address. I pull the comparable sales on your block myself and come back with a real number and how I got there. No obligation, and no automated guess from a website.
"*" indicates required fields
If you are looking hereBuying in Mount Washington?
Tell me what you are watching for in Mount Washington. I will send you what is actually coming up, including the ones that sell before they ever hit Zillow. No drip campaign, no daily blast of every listing in Los Angeles. Just the houses worth your time.
"*" indicates required fields
Welcome to Mount Washington
Mount Washington is a hilltop neighborhood in Northeast Los Angeles, between Highland Park and Cypress Park. It is known for winding roads, wooded lots, a quiet pace and views that run from Downtown to the San Gabriel Mountains.
Homes run from Craftsman cabins to midcentury hillside houses and new contemporary builds, with a lot of vacant land in between. This guide covers where the neighborhood starts and stops, what the homes are like, what to check before you buy, and what it is like to live here.
Is Mount Washington Safe?
The short answer
Mount Washington is one of the quietest neighborhoods in Los Angeles. There is no commercial street inside it, so there is almost none of the foot traffic that drives property crime elsewhere. What gets reported is car break-ins on the lower streets and the occasional burglary at an empty hillside house.
What actually happens
Cars parked on the street near the bottom of the hill, around the Southwest Museum station and along Marmion Way, are the usual target. Up top, the risk is an unoccupied house with a long driveway, no cameras and no neighbor with a sight line. Package theft is rare because deliveries up here are a chore.
It changes with the hill
The lower streets near Figueroa and the A Line station carry most of the reports because that is where the traffic is. Climb San Rafael Avenue or Mount Washington Drive and it goes still: narrow roads, no sidewalks, dark at night, coyotes in the road. That is isolation, not danger, and it is the whole reason people buy here. Know it before you buy at the top.
Check it yourself
Mount Washington is covered by LAPD’s Northeast Community Police Station, 3353 San Fernando Rd, Los Angeles, CA 90065, 323-561-3211. Northeast covers about 29 square miles and roughly 250,000 residents across a dozen neighborhoods, so the division total blends places that have nothing to do with each other. Ask the station for the reporting districts that match the block you are looking at, or pull them from LAPD’s open data portal.
Where Mount Washington Starts and Stops
Mount Washington rises above Highland Park to the east, with Glassell Park to the north, Cypress Park to the west and the Arroyo Seco and the 110 below it to the south.
The upper hill. The streets near the top around San Rafael Avenue and Mount Washington Drive. The biggest views and the most privacy.
The lower slopes. The streets closer to Figueroa and Cypress Avenue. Easier access and quicker trips to the shops below.
There is no main street on the hill. For restaurants and errands, residents drive a few minutes down to Highland Park or Cypress Park.
Mount Washington Homes and Architecture
Early homes on the hill were mostly Craftsman, built in the 1900s and 1910s. Midcentury architects followed, and today new contemporary homes are going up on lots that sat empty for decades.
What to check before you buy here
Mount Washington is steep, and that drives everything. Check the slope, the soils and geology reports, the retaining walls and the foundation. Check how wide the street is and whether a fire truck can get through, and whether the lot sits in a Very High Fire Hazard Severity Zone, because that affects insurance. On land, check access, utilities and the city hillside rules before you price a build. We walk through each of these with buyers before an offer goes in.
Living in Mount Washington
Life on the hill is quiet. People come for the views, the trees and the privacy. Elyria Canyon Park has trails and open space, and many streets are popular for walking.
Highland Park and Cypress Park are minutes below for restaurants and errands. The 110 and the 5 are close, and the Metro A Line stops at the base of the hill in Highland Park.
A Little Mount Washington History
Developer Robert Marsh opened Mount Washington in 1909. He built the Mount Washington Hotel at the top and an incline railway to carry buyers up the hill. The railway ran until 1919.
In 1925 the hotel became the international headquarters of the Self Realization Fellowship, which still uses it today. The Southwest Museum, the oldest museum in Los Angeles, opened at the base of the hill in 1914.
Buying or Selling in Mount Washington
Mount Washington prices are set lot by lot. A view, street access, parking and the condition of the slope can move the number more than the square footage does. That is why automated estimates miss here.
If you own here, send the address and we will pull the sales on your block and show you how we got the number. If you are buying, we will tell you which streets fit your budget and what to check on each house before you write an offer.
About Glenn Shelhamer
I am Glenn Shelhamer, broker of The Shelhamer Real Estate Group and founder of Silver Lake Blog. Over the last 15 years I have helped buyers and sellers navigate real estate throughout Los Angeles’s Eastside, from smooth transactions to complicated ones.
If you are thinking about buying or selling in Mount Washington, I will pull the real sales on your street and walk you through them before you make a move.
Call or text directly:
310-913-9477
Instagram:
@theshelhamergroup
Email:
glenn@shelhamergroup.com
THE SHELHAMER REAL ESTATE GROUP | DRE: 01950995
Glenn Shelhamer is a licensed real estate broker DRE: 01950995 in the state of California and abides by equal housing opportunity laws. All material presented herein is intended for informational purposes only. Information is compiled from sources deemed reliable but subject to errors, omissions, changes in price, condition, sale, or withdrawal without notice. To reach The Shelhamer Real Estate Group’s office manager please call (310) 913-9477.
Copyright © 2026 The Shelhamer Real Estate Group. All rights reserved.