Why are Granada Hills prices climbing while North Hills prices are falling, in the same zip code?
Granada Hills and North Hills Share a Zip Code. So Why Do They Feel Like Two Different Housing Markets?
Quick answer: Granada Hills and North Hills both sit inside zip code 91343, but they're not the same market. Granada Hills is selling faster and moving more homes. North Hills is sitting longer and pricing lower. If you own or want to buy in either neighborhood, that gap matters.
If you've watched listings in 91343 lately, you've probably noticed something odd. A house in Granada Hills goes pending in a few weeks. A house a mile away in North Hills sits for over a month. Same zip code. Different experience.
Why do these two neighborhoods act so differently?
Granada Hills and North Hills sit next to each other in the northeast San Fernando Valley, but they're built differently. Granada Hills has more single-family homes on bigger lots, several pockets near Porter Ranch and O'Melveny Park, and a school boundary tied to Granada Hills Charter High School. North Hills has a denser mix of homes, more multifamily and rental product, and it's closer to the 405 and the Sepulveda Basin.
That mix shapes who's buying and what they're willing to pay.
Is Granada Hills a seller's market right now?
The numbers point that way, at least on volume. Granada Hills saw 157 homes sell in June 2026, up from 137 the year before. Homes are moving in around 34 days, roughly in line with last year. Median sold prices are landing in the $1 million to $1.1 million range this year.
Here's the honest part: whether prices themselves are up or down year over year depends on which data source you look at. Redfin and Zillow don't agree on the exact percentage right now, and the mix of homes selling can skew the median without reflecting true appreciation. If you're a Granada Hills homeowner thinking about selling, don't lean on a headline stat. Get an actual comp pulled for your street.
Is North Hills a good place to buy right now?
For buyers, North Hills is worth a look. Homes are listing in the $775,000 to $880,000 range, well under Granada Hills. Days on market have stretched out, with some pockets averaging around 40 days, some closer to 18 a year ago. That stretch usually means more room to negotiate.
Sellers in North Hills should expect a different conversation than their Granada Hills neighbors. Pricing it right from day one matters more here. Overpricing in a slower-moving market just adds days on market, and buyers notice a stale listing.
What new development is coming to North Hills?
A few things worth watching if you own property here:
LA County just approved $3 million toward a 64-unit affordable housing project on Rayen Street, part of about $59 million in total financing. It's a four-story building with studios up to three-bedroom units and underground parking.
Separately, the city approved a project on Noble Avenue that replaces a single-family home with a seven-unit townhome-style building. One unit will go to a very low-income household as part of the approval.
Neither project changes your home's value overnight. But they're both signs that North Hills is seeing more density approvals move through city planning. If you're an investor watching this zip code, that's a trend worth tracking.
Should I worry about fire insurance in north Granada Hills?
If your home sits in the hills north of Rinaldi Street, near O'Melveny Park, you're likely in or near a Very High Fire Hazard Severity Zone as mapped by Cal Fire. That designation can affect what insurers will write and what you'll pay.
I won't put a specific premium number here, because the figures I found aren't reliable enough to publish. If you're buying or selling in that part of Granada Hills, check your exact address on Cal Fire's hazard zone map and get a real quote from a local insurance agent before you lock in a price or an offer.
What this means for you
If you're selling in Granada Hills, the market is moving, but don't assume a number without a real comp.
If you're buying in North Hills, you likely have more negotiating room than you would a mile away.
If you're a homeowner in either neighborhood, keep an eye on development activity and, if you're in the hills, your fire zone status.
If you're relocating into 91343, know that "Granada Hills" and "North Hills" can mean very different price points and very different day-to-day feel, even though the mail comes with the same zip code.
FAQ
Are Granada Hills and North Hills actually the same zip code? Yes. Both areas fall within zip code 91343, though they're treated as separate neighborhoods by Redfin, Zillow, and local MLS data.
Why is North Hills cheaper than Granada Hills? North Hills has a denser housing mix and more rental and multifamily product, while Granada Hills leans toward larger single-family lots and a stronger school-boundary draw. That mix affects median pricing.
Is now a good time to sell in Granada Hills? Sales volume and pace suggest steady demand, but pricing should be based on a current comp for your specific street, not a zip-code-wide average.
Is now a good time to buy in North Hills? Longer days on market can mean more negotiating room for buyers. It's worth touring active listings and asking your agent about recent price reductions nearby.
Does new development in North Hills affect my home's value? Not directly or immediately. But increased density approvals are a trend worth watching if you're planning to hold or sell in the next few years.
How do I know if my home is in a fire hazard zone? Check your specific address on Cal Fire's Fire Hazard Severity Zone map, and talk to a local insurance agent about coverage and cost before you buy or renew.
Curious what your home is worth in today's market?
Get a free, no-pressure home value estimate: homevalue.realestatetoolbox.com
Tricia Garcia, eXp Realty
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