{"id":"la-crescenta","type":"city-resource","url":"https://realestateworks.com/cities/la-crescenta","json":"https://realestateworks.com/api/cities/la-crescenta","name":"La Crescenta","state":"California","county":"Los Angeles County","fips":"0639045","landSqMi":3.45,"incorporation":"Unincorporated community of Los Angeles County (part of the La Crescenta-Montrose area; no city government)","government":"Unincorporated Los Angeles County. Land use is set by LA County Regional Planning, building permits by LA County Public Works, and the Crescenta Valley Town Council is a community advisory body. Confirm current officers and meeting calendars on each agency's website.","cityHall":"No city hall. County services: LA County Regional Planning, 320 West Temple Street, Los Angeles, CA 90012, (213) 974-6411; LA County Sheriff's Crescenta Valley Station serves the area.","reviewedAt":"2026-10-15","brokerage":{"name":"Sidney Manzo – RE/MAX Dream Properties","licensee":"Sidney Manzo, CA DRE #01108914, licensed in California","relationship":"The brokerage publishes a city resource and offers licensed real-estate advisory. Reading the page does not itself authorize a listing or create a listing agreement."},"overview":["La Crescenta is an unincorporated community in Los Angeles County. LA County Regional Planning treats it with Montrose as one planning area, La Crescenta-Montrose: 3.45 square miles, bounded by Glendale to the south and west, La Cañada Flintridge to the east, and the San Gabriel Mountains and Angeles National Forest along most of the north. La Crescenta is the larger subarea, north of I-210.","The County profile reports that more than 82 percent of the planning area's land is single-family residential and that 83 percent of its housing was built before 1979. Foothill Boulevard is the commercial corridor north of the freeway. Those are area-wide facts, not the description of one house.","Water and sewer service for much of the community comes from the Crescenta Valley Water District at 2700 Foothill Boulevard; confirm the provider on the parcel's bill."],"history":["LA County Regional Planning describes La Crescenta and Montrose as historically separate communities, with Montrose laid out as a planned subdivision in the early 1920s south of what is now I-210 and La Crescenta on the slopes to the north.","The County Flood Control District has kept debris basin sediment records since Water Year 1935–36, and its debris basin map places basins such as Pickens and Halls at the canyon mouths above La Crescenta. That is infrastructure history, not a statement about any parcel."],"market":[],"employers":[{"name":"Glendale Unified School District — Crescenta Valley High School","industry":"Public education","location":"2900 Community Avenue, La Crescenta, CA 91214","inCity":true,"notes":"Crescenta Valley High School is a Glendale Unified school. School assignment depends on the address; confirm it with the district.","sourceIds":["lcrCvhs","lcrGusd"]},{"name":"Crescenta Valley Water District","industry":"Water and wastewater utility","location":"2700 Foothill Boulevard, La Crescenta, CA 91214","inCity":true,"notes":"The District serves La Crescenta, Montrose and Verdugo City and a small part of La Cañada Flintridge, per its history page.","sourceIds":["lcrCvwd"]}],"neighborhoods":[{"hero":"/images/hero-la-crescenta.jpg","heroAlt":"Foothill residential street — illustrative, not a documented La Crescenta address","listingAliases":["North of Foothill","Upper La Crescenta"],"overview":["Regional Planning places the community's northern edge against the San Gabriel Mountains and Angeles National Forest. LA County Public Works' debris basin map shows basins, including Pickens and Halls, at canyon mouths above this part of La Crescenta."],"character":["Regional Planning's Community Spotlight says most of La Crescenta-Montrose's northern boundary directly abuts the San Gabriel Mountains and Angeles National Forest, and that over 82 percent of the community's land area is single-family residential.","County Public Works describes debris basins as typically located at canyon mouths to capture sediment, gravel, boulders and vegetative debris washed out in storms. Clean-outs range from 1,000 to 300,000 cubic yards, take two days to several months depending on the basin, and send dump trucks along local streets."],"homes":["Mostly single-family homes on sloping lots; elevation, views, driveways and retaining walls vary street by street."],"distinction":["Check the parcel against the Fire Hazard Severity Zone map, gather any defensible space inspection record, and note drainage features before listing. Slope and access belong in the comparable set."],"forOwners":"Check the parcel against the Fire Hazard Severity Zone map, gather any defensible space inspection record, and note drainage features before listing. Slope and access belong in the comparable set.","living":["Trail access and canyon views are close by; so are brush-clearance and storm-season questions buyers may raise."],"faqs":[{"q":"Is every home north of Foothill in a fire hazard zone?","a":"Not necessarily. Zone status is set parcel by parcel on the State Fire Marshal's map and reported in the Natural Hazard Disclosure. Check the address rather than the area name."}],"slug":"north-of-foothill","name":"North of Foothill","kind":"geographic-area","location":"The slopes between Foothill Boulevard and the Angeles National Forest edge","boundaries":"A descriptive name for the slopes above Foothill Boulevard toward the Angeles National Forest edge; it is not a County zoning or parcel boundary.","notes":"Regional Planning places the community's northern edge against the San Gabriel Mountains and Angeles National Forest. LA County Public Works' debris basin map shows basins, including Pickens and Halls, at canyon mouths above this part of La Crescenta.","housing":"Mostly single-family homes on sloping lots; elevation, views, driveways and retaining walls vary street by street.","selling":"Check the parcel against the Fire Hazard Severity Zone map, gather any defensible space inspection record, and note drainage features before listing. Slope and access belong in the comparable set.","sourceIds":["lcrSpotlight","lcrDebrisGis","lcrDebrisBasins","lcrFhsz"],"url":"https://realestateworks.com/cities/la-crescenta/neighborhoods/north-of-foothill"},{"hero":"/images/hero-la-crescenta.jpg","heroAlt":"Foothill residential street — illustrative, not a documented La Crescenta address","listingAliases":["South of Foothill"],"overview":["Regional Planning notes that La Crescenta's street grid runs parallel to I-210, which gives the community its diagonal orientation. These blocks sit between the commercial corridor and the freeway that separates La Crescenta from Montrose."],"character":["The Spotlight says La Crescenta, the larger of the community's two subareas, lies north of I-210 and its grid runs parallel to the freeway, giving it a diagonal orientation. Montrose, south of I-210, is a planned subdivision dating from the early 1920s.","It counts 7,375 housing units in La Crescenta-Montrose: 76.5 percent single-family against a County average of 54.6 percent, 83 percent built before 1979, and less than 1 percent built since 2010.","The Crescenta Valley Water District's history says concerns about septic tanks and the local groundwater led it to form two sewer assessment districts in 1979 and build 64 miles of mainline sewer and 27 miles of house-connection laterals, finished in the mid-1980s. Ask whether a house is on the sewer or still on a septic system; the permit record and the District can confirm."],"homes":["Single-family homes on gentler lots, many built before 1979, with some multi-unit parcels."],"distinction":["Permits for additions, garage conversions and accessory units are common buyer questions here. Pull the County permit history before pricing."],"forOwners":"Permits for additions, garage conversions and accessory units are common buyer questions here. Pull the County permit history before pricing.","living":["Foothill Boulevard shopping and the I-210 on-ramps are a short drive; freeway proximity is a location fact, not a price."],"faqs":[{"q":"Does the freeway affect value south of Foothill?","a":"Buyers weigh freeway access and noise differently. Comparable sales on similar blocks show how that has priced recently; no rule of thumb applies to every street."}],"slug":"south-of-foothill","name":"South of Foothill","kind":"geographic-area","location":"The flatter grid between Foothill Boulevard and I-210","boundaries":"A descriptive name for the blocks between Foothill Boulevard and I-210; it does not follow a County zoning or parcel line.","notes":"Regional Planning notes that La Crescenta's street grid runs parallel to I-210, which gives the community its diagonal orientation. These blocks sit between the commercial corridor and the freeway that separates La Crescenta from Montrose.","housing":"Single-family homes on gentler lots, many built before 1979, with some multi-unit parcels.","selling":"Permits for additions, garage conversions and accessory units are common buyer questions here. Pull the County permit history before pricing.","sourceIds":["lcrSpotlight","lcrCvwd","lcrBuilding"],"url":"https://realestateworks.com/cities/la-crescenta/neighborhoods/south-of-foothill"},{"hero":"/images/hero-la-crescenta.jpg","heroAlt":"Foothill residential street — illustrative, not a documented La Crescenta address","listingAliases":["Foothill Blvd","Foothill Boulevard"],"overview":["Regional Planning identifies Foothill Boulevard as one of the two primary commercial corridors serving La Crescenta-Montrose. The County's adopted community standards district for the area adds development standards beyond base zoning."],"character":["The Spotlight says Foothill Boulevard runs north of I-210 and connects residential areas in La Crescenta, Glendale and La Cañada Flintridge. The area's other commercial corridor, Honolulu Boulevard, lies south of unincorporated Montrose within Glendale's jurisdiction.","About two percent of the community's land area is commercial and about five percent is multi-unit housing, per the Spotlight. The Water District at 2700 Foothill Boulevard was formed by a vote of residents on December 14, 1950, and its history says its supply blends local groundwater with imported water."],"homes":["Commercial frontage with residential streets behind it; some mixed and multi-unit parcels."],"distinction":["Zoning and community standards matter more here than anywhere else in La Crescenta. Confirm permitted uses with Regional Planning before marketing a parcel for anything beyond its current use."],"forOwners":"Zoning and community standards matter more here than anywhere else in La Crescenta. Confirm permitted uses with Regional Planning before marketing a parcel for anything beyond its current use.","living":["Daily errands concentrate on this corridor, including the Water District office at 2700 Foothill Boulevard."],"faqs":[{"q":"Can I sell a Foothill Boulevard parcel for redevelopment?","a":"Possibly, but the buyer's plan depends on County zoning and the community standards district. Ask Regional Planning to confirm what applies before you price on a future use."}],"slug":"foothill-corridor","name":"Foothill Boulevard corridor","kind":"commercial-corridor","location":"Foothill Boulevard north of I-210, linking La Crescenta with Glendale and La Cañada Flintridge","boundaries":"Named by LA County Regional Planning as the area's primary commercial corridor north of I-210. Parcel standards come from County zoning and the community standards district.","notes":"Regional Planning identifies Foothill Boulevard as one of the two primary commercial corridors serving La Crescenta-Montrose. The County's adopted community standards district for the area adds development standards beyond base zoning.","housing":"Commercial frontage with residential streets behind it; some mixed and multi-unit parcels.","selling":"Zoning and community standards matter more here than anywhere else in La Crescenta. Confirm permitted uses with Regional Planning before marketing a parcel for anything beyond its current use.","sourceIds":["lcrSpotlight","lcrCsd","lcrCvwd"],"url":"https://realestateworks.com/cities/la-crescenta/neighborhoods/foothill-corridor"},{"hero":"/images/hero-la-crescenta.jpg","heroAlt":"Foothill residential street — illustrative, not a documented La Crescenta address","listingAliases":["Dunsmore","Crescenta Valley Park"],"overview":["LA County Parks operates Crescenta Valley Park at 3901 Dunsmore Avenue. Crescenta Valley High School, a Glendale Unified campus, is at 2900 Community Avenue."],"character":["Regional Planning's Spotlight counts 19,893 residents in La Crescenta-Montrose on 3.45 square miles, bordered by Glendale to the south and west and La Cañada Flintridge to the east.","It suggests that areas with existing amenities such as elementary schools, parks and grocery stores could be considered for more diverse residential uses compatible with community character. That is a planning observation, not an adopted rezoning.","Elsewhere in La Crescenta, the Spotlight notes the Rosemont Preserve, 7.6 acres of natural open space that offers free field trips for Los Angeles County schools on Native American and regional history, native plants, water conservation and geology."],"homes":["Single-family streets around civic uses; condition and lot vary by block."],"distinction":["School assignment is set by address; confirm it with Glendale Unified for the exact address rather than assuming from distance."],"forOwners":"School assignment is set by address; confirm it with Glendale Unified for the exact address rather than assuming from distance.","living":["Park programs, the dog park and school events bring daytime traffic to nearby streets on some days."],"faqs":[{"q":"Does living near Crescenta Valley High decide the school assignment?","a":"No. Glendale Unified sets attendance by address. Confirm the assignment with the district before describing it in marketing."}],"slug":"crescenta-valley-park","name":"Crescenta Valley Park area","kind":"civic-district","location":"Around LA County's Crescenta Valley Park at 3901 Dunsmore Avenue and Crescenta Valley High School on Community Avenue","boundaries":"Named for County and school facilities. It is not a parcel boundary or an attendance boundary.","notes":"LA County Parks operates Crescenta Valley Park at 3901 Dunsmore Avenue. Crescenta Valley High School, a Glendale Unified campus, is at 2900 Community Avenue.","housing":"Single-family streets around civic uses; condition and lot vary by block.","selling":"School assignment is set by address; confirm it with Glendale Unified for the exact address rather than assuming from distance.","sourceIds":["lcrPark","lcrCvhs","lcrGusd","lcrSpotlight"],"url":"https://realestateworks.com/cities/la-crescenta/neighborhoods/crescenta-valley-park"}],"sellerResources":[{"kind":"probate","title":"How does a probate home sale work in La Crescenta?","url":"https://realestateworks.com/cities/la-crescenta/probate"},{"kind":"inherited-property","title":"What should I do with an inherited La Crescenta house?","url":"https://realestateworks.com/cities/la-crescenta/inherited-property"},{"kind":"foreclosure-help","title":"Behind on payments on a La Crescenta home?","url":"https://realestateworks.com/cities/la-crescenta/foreclosure-help"},{"kind":"short-sale-help","title":"Can I short sell my La Crescenta home?","url":"https://realestateworks.com/cities/la-crescenta/short-sale-help"},{"kind":"sell-as-is","title":"Can I sell my La Crescenta home without fixing it?","url":"https://realestateworks.com/cities/la-crescenta/sell-as-is"},{"kind":"downsizing","title":"How do I downsize from a La Crescenta home?","url":"https://realestateworks.com/cities/la-crescenta/downsizing"},{"kind":"relocation","title":"How do I sell my La Crescenta home when I am relocating?","url":"https://realestateworks.com/cities/la-crescenta/relocation"},{"kind":"1031-exchange","title":"Can I sell a La Crescenta rental through a 1031 exchange?","url":"https://realestateworks.com/cities/la-crescenta/1031-exchange"}],"amenities":[{"title":"Crescenta Valley Park","body":"LA County Parks lists Crescenta Valley Park at 3901 Dunsmore Ave., La Crescenta 91214, with a dog park, fields and a community center. A park is not a ranking of nearby houses.","sourceIds":["lcrPark"]},{"title":"Rosemont Preserve","body":"LA County Regional Planning describes the Rosemont Preserve as 7.6 acres of natural open space in La Crescenta with free educational field trips for schools.","sourceIds":["lcrSpotlight"]},{"title":"Crescenta Valley Town Council","body":"The Town Council is an elected advisory body that carries residents' concerns to the County Supervisor and other agencies. It does not issue permits.","sourceIds":["lcrTownCouncil"]},{"title":"Crescenta Valley Sheriff's Station","body":"The LA County Sheriff's Department's Crescenta Valley Station serves the unincorporated area. Confirm contact details on the Department's page.","sourceIds":["lcrSheriff"]}],"housing":["Regional Planning reports that single-family homes make up about 76.5 percent of La Crescenta-Montrose housing units and that most were built before 1979. Product type, lot and permitted work still vary by parcel.","A sloped lot north of Foothill, a flat lot near the 210 and a unit on the Foothill corridor are three different marketing files."],"faqs":[{"q":"How do I sell my house in La Crescenta?","a":"Start with a property-specific review of the address: elevation and slope, lot, living area, condition, County permit history and recent comparable sales. Then assemble disclosures, including the Natural Hazard Disclosure. Sidney Manzo, Agent, CA DRE #01108914, in real estate since 1990, can discuss pricing, preparation and marketing. A conversation is not a listing agreement."},{"q":"Is La Crescenta part of Glendale?","a":"No. La Crescenta is unincorporated Los Angeles County. Zoning comes from LA County Regional Planning and permits from LA County Public Works. Confirm jurisdiction on the County Assessor's parcel record."},{"q":"How much is my La Crescenta home worth?","a":"No area-wide number prices one property. A useful figure starts with the parcel's location, slope, lot, living area, condition, permits and recent comparable sales. A property-specific review is advisory and is not an appraisal."},{"q":"What transfer tax applies when I sell in La Crescenta?","a":"La Crescenta is unincorporated, so the LA County documentary transfer tax applies: $1.10 per $1,000 of value (55 cents per $500), per the Registrar-Recorder. Ask your escrow officer or a real estate attorney who pays the transfer tax under your purchase contract. Escrow confirms the figure."},{"q":"Do I need a defensible space inspection to sell?","a":"If the parcel is in a High or Very High Fire Hazard Severity Zone, Civil Code 1102.19 in most cases calls for documentation of defensible space compliance at sale, or a written buyer agreement to obtain it. Check the parcel's zone first. This is general information, not legal advice."},{"q":"Does requesting a home-value review create a listing agreement?","a":"No. A conversation, a form submission or a review does not create a listing agreement or agency relationship. A listing is established only by a signed California agreement."}],"sources":[{"id":"lcrSpotlight","label":"LA County Regional Planning — Community Spotlight: La Crescenta-Montrose (location, land use, housing data)","url":"https://planning.lacounty.gov/blog/community-spotlight-la-crescenta-montrose/","accessed":"2026-10-15"},{"id":"lcrCsd","label":"LA County Regional Planning — Adopted Community Standards Districts","url":"https://planning.lacounty.gov/long-range-planning/adopted-community-standards-districts/","accessed":"2026-10-15"},{"id":"lcrBuilding","label":"LA County Public Works — Building and Safety (permits for unincorporated areas)","url":"https://pw.lacounty.gov/building-and-safety/","accessed":"2026-10-15"},{"id":"lcrEpicLa","label":"LA County EPIC-LA — permit and plan-check portal","url":"https://epicla.lacounty.gov/","accessed":"2026-10-15"},{"id":"lcrAssessorPortal","label":"Los Angeles County Assessor — Property Assessment Information System","url":"https://portal.assessor.lacounty.gov/","accessed":"2026-10-15"},{"id":"lcrProp19","label":"Los Angeles County Assessor — Proposition 19","url":"https://assessor.lacounty.gov/homeowners/prop-19","accessed":"2026-10-15"},{"id":"lcrDtt","label":"LA County Registrar-Recorder — Documentary Transfer Tax","url":"https://www.lavote.gov/home/recorder/property-document-recording/documentary-transfer-taxes/general-info","accessed":"2026-10-15"},{"id":"lcrDebrisBasins","label":"LA County Public Works — Sediment Management: Debris Basins","url":"https://pw.lacounty.gov/core-service-areas/water-resources/sediment/debris-basins/","accessed":"2026-10-15"},{"id":"lcrDebrisGis","label":"LA County Public Works GIS — Debris Basins layer (Pickens, Halls and other foothill basins)","url":"https://dpw.gis.lacounty.gov/dpw/rest/services/SWPD_Watersheds/MapServer/24","accessed":"2026-10-15"},{"id":"lcrFhsz","label":"Office of the State Fire Marshal — Fire Hazard Severity Zones","url":"https://www.fire.ca.gov/osfm/what-we-do/community-wildfire-preparedness-and-mitigation/fire-hazard-severity-zones","accessed":"2026-10-15"},{"id":"lcrCiv110219","label":"California Civil Code § 1102.19 (defensible space documentation at sale)","url":"https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV&sectionNum=1102.19","accessed":"2026-10-15"},{"id":"lcrCiv11032","label":"California Civil Code § 1103.2 (Natural Hazard Disclosure Statement)","url":"https://leginfo.legislature.ca.gov/faces/codes_displaySection.xhtml?lawCode=CIV&sectionNum=1103.2","accessed":"2026-10-15"},{"id":"lcrCvwd","label":"Crescenta Valley Water District — History (service area; 2700 Foothill Blvd.)","url":"https://www.cvwd.com/about-us/who-we-are/history/","accessed":"2026-10-15"},{"id":"lcrCvhs","label":"Crescenta Valley High School (Glendale Unified), 2900 Community Avenue, La Crescenta 91214","url":"https://cvhs.gusd.net/","accessed":"2026-10-15"},{"id":"lcrGusd","label":"Glendale Unified School District — Schools","url":"https://gusd.net/schools","accessed":"2026-10-15"},{"id":"lcrTownCouncil","label":"Crescenta Valley Town Council (advisory body for unincorporated La Crescenta-Montrose)","url":"https://thecvcouncil.com/","accessed":"2026-10-15"},{"id":"lcrPark","label":"LA County Parks — Crescenta Valley Park, 3901 Dunsmore Ave., La Crescenta 91214","url":"https://parks.lacounty.gov/event-location/crescenta-valley-park/","accessed":"2026-10-15"},{"id":"lcrSheriff","label":"Los Angeles County Sheriff’s Department — Crescenta Valley Station","url":"https://lasd.org/crescenta-valley/","accessed":"2026-10-15"},{"id":"lcrCrfFlexmls","label":"","url":"","accessed":"2026-10-15","notes":""}],"disclaimer":"Informational only. Not an appraisal. Not legal, tax, or foreclosure advice. Statistics are third-party snapshots for the dates shown."}