Up-and-coming Los Angeles neighborhoods home buyers should be watching in 2026

by Ian Ferguson

What “up-and-coming” really means in the Los Angeles housing market
West Adams: Historic neighborhood with strong appreciation
Highland Park: Established Eastside favorite that still has upside
Glassell Park: Northeast LA views and steady growth
Atwater Village: Small town vibe between major job centers
El Sereno: Eastside value with room to grow
Inglewood: Stadium city and infrastructure play
San Pedro: Waterfront community in transformation
How to decide which up-and-coming Los Angeles neighborhood is right for you

If you are trying to buy a home in Los Angeles, it can feel like every neighborhood is either already out of reach or “about to blow up.” The truth is more nuanced. There are pockets where pricing, lifestyle, and future growth are starting to line up in a way that makes sense for long-term home ownership, not just speculation.

This guide looks at seven up-and-coming neighborhoods that experts and data point to as worth a closer look: West Adams, Highland Park, Glassell Park, Atwater Village, El Sereno, Inglewood, and San Pedro. We'll walk you through why each area is getting attention, what homes cost today, and what kind of buyer each neighborhood tends to fit.

Numbers move quickly in LA, so treat this as a starting point and always double-check current stats before you write an offer.

What “up-and-coming” really means in the Los Angeles housing market

Across much of Los Angeles County, median home values now sit well above $900,000, which is a shock to most first-time buyers. At the same time, the market has cooled from the 2021 frenzy. A recent Zillow analysis found that the typical listing in October 2025 saw about $25,000 in cumulative price cuts, with Los Angeles among the metros where average discounts are largest.

In this environment, “up-and-coming” is not code for “cheap.” Instead, these are neighborhoods where:

Prices are still relatively lower than the most established hotspots with similar access.
There is visible investment in housing, infrastructure, or commercial space.
Appreciation and buyer interest have been strong compared to the broader market.
The neighborhood story is still developing, which means more upside but also more variation block to block.

With that in mind, here is a closer look at seven areas that keep showing up in data and expert commentary.

West Adams: Historic neighborhood with strong appreciation

West Adams sits just south of the 10, between downtown and the Westside, and it has quietly become one of the most closely watched neighborhoods in the city.

Recent data from Zillow puts the average home value in West Adams at around $910,000, with prices slightly lower than a year ago after a huge run-up. A May 2025 analysis by Crosstown LA found that West Adams has seen the largest property value increase in Los Angeles County over the past eight years, with values up about 107%. Investment platforms and research sites now call West Adams one of the top neighborhoods in LA for value and growth potential.

On the ground, you see a mix of Craftsman and Victorian homes, small-lot developments, and multiple mixed-use and affordable housing projects under construction along main corridors. That combination of historic character and new development is a big part of the appeal.

Good fit if: You want a central LA location with character housing, are comfortable with an evolving streetscape, and are thinking about appreciation over a 7 to 10 year timeline rather than a quick flip.

Highland Park: Established Eastside favorite that still has upside

Highland Park is no longer a secret, but it is still one of the clearest examples of an “up-and-coming” neighborhood maturing into a long-term destination.

Zillow’s index puts the average home value here just over $1,020,000. Highland Park is considered an “emerging district” that offers more affordable buying opportunities with significant investment potential compared to fully priced areas like Pasadena or Santa Monica.

Highland Park’s appeal is not just about numbers. Figueroa and York are lined with independent shops, bars, and restaurants. The Metro Gold Line makes it easier to live car-light, and there is a strong sense of neighborhood identity that tends to hold value over time.

Good fit if: You care as much about walkability and culture as you do about equity, are comfortable with competition and bidding wars, and you want a neighborhood that feels “lived in” rather than early in the cycle.

Glassell Park: Northeast LA views and steady growth

Glassell Park is in that middle ground between fully discovered hotspots like Eagle Rock and more early-stage areas. It offers hillside views, mid-century homes, and a quieter feel than some neighboring zip codes.

Zillow estimates the average home value in Glassell Park at about $1,060,000, with values up a bit over 1% year over year, and other data sources show median sale prices around $1.2 million. Several 2025 buyer and investor guides call Glassell Park an “emerging district” that offers a mix of relative affordability and investment potential as buyers spill over from Highland Park and Eagle Rock.

Street by street, you will find a mix of older bungalows, small apartment buildings, and remodeled homes with city and mountain views. There is a growing but still modest set of local cafes and businesses, which appeals to buyers who want neighborhood character without constant crowds.

Good fit if: You like the NELA energy but want something a little more residential and less loud than the busiest parts of Highland Park, and you are comfortable with a mix of older housing stock and ongoing renovation.

Atwater Village Neighborhood

Atwater Village: Small town vibe between major job centers

Atwater Village is a compact neighborhood wedged between Silver Lake, Los Feliz, and Glendale. It feels like a small town, but it sits next to several major job centers and freeways.

Redfin reports a median sale price of roughly $1.3 million in October 2025, up more than 16% year-over-year, with homes selling in about 45 days on average. Zillow shows an average home value around $1,250,000, with only minor year-over-year changes, underscoring how quickly conditions can shift month to month.

Investment and neighborhood guides consistently highlight Atwater Village as one of the best neighborhoods in Los Angeles for buyers who want a “village” lifestyle with strong resale potential. The tree-lined streets, independent shops and restaurants, and access to the LA River bike and walking path create a strong quality of life story that goes beyond the data.

Good fit if: You are willing to pay a premium for a walkable, close-knit neighborhood with good access to studios and downtown, and you see value in lifestyle as well as appreciation.

El Sereno: Eastside value with room to grow

If you want Eastside access without Eastside price tags, El Sereno belongs on your radar.

Redfin reports a median sale price of about $828,000, up around 2.5% year over year, with homes taking a bit longer to sell than a year ago. Zillow’s index shows average values around $760,000, which is significantly lower than nearby Highland Park, Echo Park, or South Pasadena.

Multiple articles focused on “next affordable neighborhoods” highlight El Sereno as an Eastside area with proximity to downtown, Highland Park, and South Pasadena, a growing arts and food scene, and a mix of older Craftsman and Spanish style homes.

You still see more variation block to block here, and amenities are not as dense as in more established Eastside neighborhoods. For buyers who are willing to be a little early, that is part of the opportunity.

Good fit if: You are value-focused, want to be near the Eastside and downtown, and you are comfortable with a neighborhood that is clearly changing but not fully “finished.”

Inglewood: Stadium city and infrastructure play

Inglewood is one of the clearest examples of how large public and private projects can reshape a local housing market.

According to Redfin, the median sale price in Inglewood was about $850,000 in October 2025, up nearly 12% from the prior year. A Q2 2025 market review pegged the median price closer to $750,000, still with solid year-over-year gains, reflecting strong demand and limited inventory.

The drivers are straightforward. SoFi Stadium, the Clippers’ Intuit Dome, new hotels, and a planned Metro connection have brought billions of dollars in investment and jobs into the area. Urban planning and investment blogs consistently list Inglewood as one of the top neighborhoods in LA for value uplift potential over the next few years.

The flip side is that prices have already moved a lot, and traffic, event days, and parking are part of daily life in certain pockets.

Good fit if: You want long-term exposure to a major entertainment and jobs hub, need quick access to LAX or the South Bay, and you are okay trading some peace and quiet for growth potential.

San Pedro: Waterfront community in transformation

San Pedro has been on “watch lists” for years, but the scale of current and planned waterfront projects is turning that potential into something more concrete.

Local economic development organizations note that San Pedro has nearly 5,000 housing starts in various stages of development, plus multiple commercial projects in and around downtown and the waterfront. The LA Waterfront and Port of Los Angeles detail hundreds of acres of redevelopment and connectivity projects designed to make the area more walkable and accessible.

The West Harbor project alone is set to bring new restaurants, retail, and entertainment to the water, with phased openings already activating parts of the site and a larger opening expected around 2026.

Prices vary widely by hillside, view, and proximity to the water, but overall, San Pedro still offers lower entry points than many Westside or South Bay beach communities.

Good fit if: You want harbor and ocean access, a real neighborhood feel, and you are comfortable with a location that is a bit removed from central LA in exchange for more space and long-term upside.

How to decide which up-and-coming LA neighborhood is right for you

Looking at median prices and appreciation charts is helpful, but the right “up-and-coming” neighborhood for you depends on your goals and your tolerance for tradeoffs.

Here are a few questions to ask yourself as you narrow things down:

How important is commute time versus space and price?
Are you comfortable with a neighborhood that is still changing, or do you prefer something more established?
Do you want to maximize appreciation potential, or is day-to-day lifestyle the priority?
How long do you realistically plan to stay in this home?

If you are not sure where to start, you can use this list as a short list for your first few weekends of open houses. Walk the streets, grab a coffee, and pay attention to what it feels like to be there at different times of day.

If you would like a more personalized breakdown based on your budget, timeline, and wish list, that is something I am happy to walk through with you. Let's connect!