The Highlands is a gated, 192-unit condominium community on Hillpark Drive in the Hollywood Hills, built in 1966 on resort-style grounds above the Cahuenga Pass. Two-bedroom units here have recently traded from the high $400,000s to around $600,000, which makes it one of the more accessible gated addresses on the Hollywood side of the hill.
The value proposition is direct: full-service amenities and controlled access at a price well under the single-family market that surrounds it. Two pools, tennis and pickleball, a fitness center, and round-the-clock patrol sit behind one gate, minutes from Hollywood, Universal City, and Studio City.
Browse current Highlands listings below, or contact The Knight Group directly for on- and off-market options in the building and a read on where the value sits floor by floor.
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The Highlands trades on scale and services. It is one of the larger gated condominium communities in Hollywood Hills East, and the day-to-day experience is closer to a full-amenity resort than a typical mid-century condo building. Residents get pool access, trails, and a staffed, patrolled entrance without leaving the gate.
The trade-off is straightforward. Buyers accept HOA dues on the higher side for the area in exchange for amenities and security that a standalone condo can’t match. For a certain buyer, that is the entire point: lock-and-leave convenience, a controlled perimeter, and a low-maintenance base near the studios.
The community holds 192 units across a low-rise, four-story layout at 6700 through 6760 Hillpark Drive, Los Angeles 90068. It was built in 1966 and sits on landscaped, resort-style grounds set back from the Cahuenga Pass corridor. The homeowners association keeps an on-site office at 6732 Hillpark Drive, a signal of the hands-on, staffed management model here.
The spread-out, garden-style plan is the reason the amenity list runs long: there is room on the grounds for multiple pools, sport courts, and walking paths rather than a single stacked tower. Position within the community matters. Views, tree cover, and distance from parking and pool areas vary unit to unit, and that variation shows up in price.
The Highlands is a controlled-access, gated community with an evening security presence and on-site management. Access control and a staffed perimeter are core to the value here, and they are a large part of why the community draws buyers who travel, own a second home elsewhere, or simply want a defended base in the hills.
The building fits three buyers cleanly. First, entry buyers who want a gated Hollywood Hills address without a single-family price. Second, industry professionals who value proximity to the studios and a lock-and-leave footprint. Third, investors drawn to a liquid, amenity-rich building with a consistent resale history. Each is buying the same thing from a different angle: services and security at a condo entry point.
The Highlands sits in Hollywood Hills East, the stretch of hills that runs from the Cahuenga Pass toward Lake Hollywood and the Hollywood Reservoir. The character here is quieter and more residential than the Sunset Strip side of the hills, with canyon streets, mature landscaping, and hillside outlooks. The community’s setback from the main pass roads gives it a buffered, tucked-away feel while keeping freeway access a short drive away.
For buyers weighing the Hollywood side against the Valley side, this pocket splits the difference. You get Hollywood proximity and hillside quiet without the full canyon-road commitment of the streets higher up.
Most gated condo options in the hills are smaller buildings with a pool and a gym. The Highlands is the opposite bet: a large, garden-style community that trades boutique intimacy for a deep amenity program and stronger liquidity. If your priority is a quiet, low-density building, a smaller address may fit better. If your priority is amenities, security, and a clear resale market, the scale here is the advantage. The nearby buildings worth comparing directly are The Murray Hill in Hollywood Dell and Hillside West at the Runyon Canyon trailhead, both linked below.
The most common floor plan trading here is a two-bedroom, two-bath unit in the range of roughly 1,040 to 1,116 square feet. Recent sales cluster tightly around that footprint, and the building’s pricing math is easiest to read through those comparable two-bedroom units. Larger and smaller plans exist within the 192-unit mix, but two-bedroom stock is what moves most often and sets the market.
Next move: when you target a unit, confirm the specific square footage, floor, and view exposure against the last two comparable sales in the building. In a community this size, two units at the same price can differ meaningfully on light, outlook, and proximity to the pools.
The amenity set is the headline. Residents have access to two pools, a whirlpool spa, saunas, a fitness center, a clubhouse, a billiards and recreation room, tennis and pickleball courts, dog-run areas, and walking paths across the grounds, plus in-building laundry and guest parking. Parking is assigned, with garage and guest options.
For buyers comparing Hollywood Hills condos, this is an unusually deep amenity list for the price band. Most buildings in the area offer a pool and a gym. The Highlands offers a full recreation program, which is the practical justification for its HOA dues.
HOA dues here run on the higher side for the area, in line with the staffed, amenity-heavy model. One 2026 listing in the building cited monthly dues near $866 plus a high-speed internet charge. The dues package is reported to cover water, sewer, trash, building and earthquake insurance, security patrol, on-site management, and amenity access.
Read the dues as part of the price. A higher HOA that bundles insurance, security, and full amenities is a different value than a low HOA that covers almost nothing. Before an offer, pull the current HOA financials and reserve study, and confirm what the dues include for the specific unit.
The community falls within the Los Angeles Unified School District. As with all LAUSD addresses, specific school assignments are set by attendance boundary and can change, so confirm the current assignment for any target unit through the district’s resolver rather than relying on a listing sheet. The Knight Group can verify the current assignment for a specific unit as part of due diligence.
Location is a core asset here. The Highlands sits in the Cahuenga Pass corridor, the low gap in the hills that connects Hollywood to the San Fernando Valley. That puts the 101 Freeway, Universal City, and Studio City within a short drive, and central Hollywood is minutes south. For a buyer working at the studios or splitting time between the Hollywood and Valley sides, the position is hard to beat.
This is a hillside community, and the standard Hollywood Hills diligence applies: confirm the fire hazard severity zone designation for the specific address, and confirm insurance availability before removing contingencies. The HOA is reported to carry building and earthquake insurance on the structure, but that does not replace a buyer’s own review of the master policy and personal coverage. The post-2025 California insurance market makes confirmed availability a standard checkpoint, not an afterthought.
Parking is assigned, with garage and guest options across the grounds. In a garden-style community, the specific parking assignment matters: distance from a unit to its space, covered versus open, and guest-parking proximity all vary by location within the community. Confirm the exact parking assignment and any storage allocation for a target unit before an offer, and factor walking distance into the value if the unit sits far from its space.
Unit condition is the largest swing factor in this building’s pricing, and renovation is where a buyer can add value. Any interior work in an HOA community runs through the association’s architectural and approval process, and older buildings carry the usual mid-century considerations around plumbing, electrical, and window upgrades. Before budgeting a remodel, request the HOA’s renovation guidelines and confirm what is permitted, what needs approval, and any restrictions on flooring, plumbing relocation, or exterior-facing changes.
Rental potential is a live question for investors in a building this size, and HOA rental rules are the deciding factor. Communities of this vintage often carry rental caps, minimum lease terms, or owner-occupancy provisions that directly shape a buy-to-hold plan. Do not assume a unit can be leased on your timeline. Pull the current CC&Rs and confirm the rental policy, any cap or waitlist, and minimum-term rules before treating a unit as income property.
The two-bedroom market here has recently run roughly from the high $400,000s to around $600,000. A benchmark two-bedroom recently listed near $479,000, while comparable two-bedroom units sold at $595,000 in June 2020 (about $564 per square foot) and $600,000 in August 2018 (about $537 per square foot), per public sales records. Median list pricing in the community has sat near $549,500.
The takeaway: this is a sub-$600,000 gated Hollywood Hills entry point, priced on a per-square-foot basis that has held in the mid-$500s across multiple cycles. That stability is part of the pitch.
The case rests on three things: a consistent resale history, an amenity set that keeps demand deep, and a price point that clears easily relative to the single-family market around it. Liquidity is the quiet advantage. A 192-unit building with steady turnover gives an owner a clearer exit than a boutique building where comps are thin.
The offsetting factor is the HOA. Higher dues compress the rental spread and matter to a buy-to-hold calculation. Run the numbers with current dues, not a stale figure, before treating a unit as an income play.
In a community this large, the spread between the best and weakest units comes down to floor, view exposure, tree cover, renovation level, and proximity to parking and the pools. Two units at the same list can be a full renovation and a light-filled outlook apart. The play is to price the specific unit against the last two in-building comps with the same exposure, not the community median.
Demand here tracks three durable drivers. Proximity to the studios keeps a steady stream of industry buyers and renters in the market. The amenity program and gated security pull second-home and lock-and-leave buyers who want a defended base. And the sub-$600,000 entry point keeps the building accessible as single-family prices in the surrounding hills climb out of reach. Those three forces have kept turnover and pricing stable across cycles.
The building’s amenities and location make it a natural rental target, and leased units draw industry tenants who want the studio proximity without buying. For an owner, the rental math turns on two inputs: the HOA’s rental rules and the current dues, which compress the spread. For a renter-buyer weighing both, the question is simple: does the monthly cost of ownership, dues included, beat a comparable lease over your expected hold. Run both numbers before committing.
The Highlands is at 6700 to 6760 Hillpark Drive, Los Angeles, CA 90068, in Hollywood Hills East along the Cahuenga Pass corridor, with quick access to Hollywood, Universal City, and Studio City.
It is a 192-unit, four-story gated condominium community built in 1966 on resort-style grounds.
HOA dues run on the higher side for the area. One 2026 listing cited monthly dues near $866 plus internet, reported to cover water, sewer, trash, building and earthquake insurance, security patrol, on-site management, and amenity access. Confirm the current figure and inclusions on the specific unit before an offer.
Yes. The community has two pools plus a whirlpool spa, along with saunas, a fitness center, tennis and pickleball courts, a clubhouse, a billiards room, dog-run areas, and walking paths.
Yes. It is a controlled-access, gated community with an evening security presence and on-site management.
Recent two-bedroom activity has run from the high $400,000s to around $600,000, at roughly the mid-$500s per square foot across recent cycles. Current pricing depends on floor, view, and renovation level.
The community includes dog-run areas, and pets are generally permitted subject to HOA rules. Confirm the current pet policy and any size or number limits with the HOA before purchasing.
Yes. The Knight Group maintains active relationships across the Hollywood Hills condo market and can surface pre-market and quiet-sale units in the building. Send the address or ask us to track it, and we will pressure-test the price against in-building comps.
Possibly, depending on the HOA’s current rental rules. Buildings of this size and vintage often carry rental caps or minimum-term requirements. Confirm the current CC&Rs, any rental cap or waitlist, and minimum lease terms before buying a unit as income property.
All three are gated Hollywood-area condo communities, but they serve different priorities. The Highlands is the large, full-amenity option with the deepest recreation program and strongest liquidity. The Murray Hill in Hollywood Dell is a mid-size building with a rooftop terrace. Hillside West is a smaller community defined by its Runyon Canyon trailhead access. Match the building to what you value most: amenities, a specific location hook, or building scale.
For many buyers, yes. The gated access, full amenities, and sub-$600,000 entry point make it one of the more accessible ways into a serviced Hollywood Hills address. The main checkpoint is the HOA: confirm current dues, what they cover, and the reserve health before committing, since the dues are a real part of the monthly cost.
Explore more Hollywood Hills condo buildings: The Murray Hill · Hillside West · Vista Bella · Franklin Place. Browse the full Hollywood Hills market.
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