Los Angeles neighborhood guide
Sylmar
Vertical tick marks the LA neighborhood median.
Rent in Sylmar
Why two numbers? Long-term tenants (often in rent-stabilized units) pay less than today's asking prices. Budget from the asking rent, not the resident median.
Rent control: City of Los Angeleshas a Rent Stabilization Ordinance (RSO). Most buildings first occupied before October 1978 limit annual increases for sitting tenants; newer buildings at least 15 years old fall under California's statewide cap (AB 1482). Check a specific address with the LA Housing Department's ZIMAS tool before signing.
General information, not legal advice.
How Sylmar scores for you
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Sylmar is a suburban neighborhood in the northern San Fernando Valley, the northernmost district within Los Angeles city limits. Historically, it was defined by olive orchards dating back to the 18th century and the San Fernando Mission, then became a center for systematic agriculture and hospitality in the early 1900s when its healthy climate drew a sanitarium and eventually multiple hospitals. Today it remains a quieter, car-dependent residential area with a mix of families and working professionals.
The neighborhood has limited pedestrian infrastructure and virtually no rail transit, making it primarily car-oriented. You'll find basic amenities within a short walk (grocery stores, casual restaurants, parks), but the broader character is defined by single-family homes, light industrial pockets, and the surrounding San Fernando Valley context rather than walkable urban amenities.
Living here
Day-to-day life in Sylmar centers on driving. You'll use a car for most errands, groceries, and getting around, as transit options are minimal and the neighborhood ranks in the bottom quarter for walkability. Traffic is above average for LA, though not the worst; air quality is moderate by California standards. Parks like Sylmar Park and El Cariso Park offer recreation, and you can find basic services (Vons or Vallarta for groceries, casual dining chains, Starbucks) within a short drive or walk depending on where you live.
The pace is relatively laid-back compared to denser LA neighborhoods, with quieter residential blocks and lower foot traffic. Schools are plentiful (22 public and private schools in the area), and the neighborhood has a family-oriented, working-class feel. Don't expect extensive nightlife, specialized shops, or high-density urban amenities; this is suburban Valley living.
Who it's for
Sylmar suits families prioritizing space, schools, and affordability over walkability and transit. It works for people with cars who want a less intense, quieter residential setting and don't mind a 20-40 minute drive to central LA or the coast. It's less suited to renters without cars, those seeking urban amenities and nightlife, or anyone who strongly prefers walkable neighborhoods and public transit.
Environment & livability
Air quality: moderate diesel PM exposure for California.
Above the state median, linked to mild long-term respiratory risk in some studies. Worth considering for sensitive households.
Traffic exposure: above-average traffic corridor exposure.
Higher traffic proximity correlates with elevated noise, diesel emissions, and reduced pedestrian comfort on nearby streets.
Tree cover: very limited tree cover, predominantly concrete.
Low canopy areas tend to run hotter and feel more exposed. Research links tree cover to lower ambient temperatures and improved pedestrian comfort.
Walkability: walkable for some errands, car useful for others.
A mixed walkability area. Good for quick trips on foot, but some destinations will require driving or transit.
Transit: minimal transit access, car strongly recommended.
Very infrequent or no meaningful transit nearby. Car dependency is high in this area.
Environmental data from CalEnviroScreen 4.0 and the EPA Smart Location Database. Informational only, not professional advice for a housing decision.
Who lives in Sylmar
Population
67,561
Renters
36%
of households rent
Median age
37
Median income
$90k
per household
Census ACS 5-year estimates.
Schools in Sylmar
19 public schools sit inside this area · 18 with published results. Figures are the share of students who met or exceeded state standards.
| School | Grades | English | Math |
|---|---|---|---|
| Dyer Street Elementary Elementary | K-5 | 43% | 40% |
| El Dorado Avenue Elementary Elementary | K-5 | 31% | 37% |
| Gridley-Montañez Dual Language Academy Elementary | K-5 | 26% | 21% |
| Harding Street Elementary Elementary | K-5 | 50% | 36% |
| Herrick Avenue Elementary Elementary | K-5 | 33% | 27% |
| Hubbard Street Elementary Elementary | K-5 | 38% | 37% |
| Osceola Street Elementary Elementary | K-5 | 49% | 37% |
| PUC Community Charter ElementaryCharter Elementary | K-5 | 53% | 53% |
| Sylmar Elementary Elementary | K-5 | 33% | 33% |
| Sylmar Leadership Academy Elementary | K-8 | 49% | 33% |
| Vista del Valle Dual Language Academy Elementary | K-5 | 47% | 42% |
| Olive Vista Middle Intermediate/Middle/Junior High | 6-8 | 41% | 28% |
| Discovery Charter Preparatory #2Charter High School | 9-12 | 50% | 13% |
| Evergreen Continuation High School | 9-12 | 13% | 9% |
| Nidorf SYTF, Barry J. High School | 10-12 | — | — |
| PUC Lakeview Charter HighCharter High School | 9-12 | 83% | 36% |
| Sylmar Biotech Health and Engineering Magnet High School | 9-12 | 73% | 35% |
| PUC Triumph Charter Academy and PUC Triumph Charter HighCharter Elementary-High Combination | 6-12 | 59% | 34% |
| Sotomayor Arts and Sciences Magnet Elementary-High Combination | 6-12 | 48% | 29% |
Source: California Dept. of Education (directory) and CAASPP Smarter Balanced, 2025. We publish these figures as the state reports them and show the same table for every neighborhood. Saktoo does not rate schools, and school data is never part of a neighborhood match score. Attendance boundaries change — confirm the assigned school with the district before relying on it.
Around Sylmar
Vallarta · Vons
Annie's Sweet Oven · It's Boba Time · Jardín Café · Starbucks
Anamaria's Mexican Restaurant · Denny's · Dome Pochana · Domino's
El Cariso Park · Las Palmas Park · Robins Field · Sylmar Park
Fitness 19
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What the census says about Sylmar
Facts about the neighborhood from the American Community Survey. These describe Sylmar; none of them feed the scores above.
- Typical commute
- 34 min
- one way, residents who work
- Settled households
- 80%
- moved in before 2018
- Housing built
- ~1976
- average year of construction
- Above 1 per room
- 13%
- a measure of housing pressure
- Vacant units
- 5%
- of all housing units
- Broadband
- 93%
- of households subscribe
- Detached houses
- 66%
- the rest are attached or apartments
- Typical size
- 3 bed
- median across all homes here
- Homes here
- 17,376
- total housing units
Averaged across 33 areas of about a kilometre each. ACS 5-year estimates.
Sylmar in the regional index
How Sylmar places when every neighborhood in LA and Orange County is scored the same way.
- Where police report the fewest incidents
Ranks #68 of 254 neighborhoods on this weighting.
- The areas with no affordable escape from pollution
Ranks #81 of 262 neighborhoods on this weighting.
- Where home prices go furthest
Ranks #87 of 263 neighborhoods on this weighting.
Finding a place in Sylmar
Found a place you like? Score it against your priorities to see how well any address fits your budget and commute.
Frequently asked questions
Do I need a car in Sylmar?+
Yes. Sylmar has no rail transit and ranks 63rd of 114 LA neighborhoods for transit access. Most errands require a car, and traffic is above-average for the area. A car is strongly recommended.
What's the rent like?+
New leases average about $2,805 per month as of May 2026, which ranks mid-range (57th of 114 neighborhoods). That's about $800 above the LA median. Current residents pay a lower median ($1,940) due to long-term and rent-stabilized tenants; budget from the asking rent for a new lease.
Is Sylmar walkable?+
Partially. It ranks 96th of 114 for walkability, meaning you can handle some errands on foot but will need a car for most trips. The area has very limited tree cover (4.3%) and a car-oriented street layout typical of suburban San Fernando Valley neighborhoods.
What parks and recreational spaces are available?+
Sylmar Park, El Cariso Park, Las Palmas Park, and Robins Field offer green space within a short drive. You'll also find casual restaurants, coffee shops, and gyms scattered throughout, though amenities are sparser than denser LA neighborhoods.
What is the average rent in Sylmar?+
A new lease in Sylmar typically asks around $2,805 per month (Zillow Observed Rent Index, all unit sizes blended). Current residents pay a median of about $1,940 (Census ACS), which includes long-term and rent-stabilized tenants, so expect asking prices closer to the first number.
How is the air quality in Sylmar?+
Sylmar has moderate diesel PM exposure for California, based on CalEnviroScreen 4.0 diesel particulate data (percentile 64 of 100, lower is cleaner).
Which LA neighborhoods are similar to Sylmar?+
Based on walkability, rent levels, amenities, and environment, the most similar neighborhoods to Sylmar are Mission Hills, Sun Valley, Pico Rivera and West Whittier-Los Nietos.