What is the Pacoima market like right now?
Pacoima is tracked as a distinct sub-market of San Fernando Valley, and its figures diverge from the parent average. The measurements below come from CRMLS listing data as of September 2026.
- Median list price across 98 tracked Pacoima properties: $769,500.
- Median lot size in Pacoima: 7,252 sq ft.
- Median living area in Pacoima: 1,459 sq ft.
- Median days on market in Pacoima: 35.
- Housing stock in Pacoima was built between 1910 and 2026, with a median year of 1954.
- Typical Pacoima home height: 1 story.
How does Pacoima compare with nearby San Fernando Valley neighborhoods?
Median lot size separates San Fernando Valley sub-markets more sharply than price does. Pacoima ranks 8th of the 22 comparable sub-markets tracked here.
- Shadow Hills: median lot 19,202 sq ft, median list price $1,250,000.
- Woodland Hills: median lot 11,136 sq ft, median list price $1,600,000.
- Porter Ranch: median lot 10,839 sq ft, median list price $1,279,475.
- Lake View Terrace: median lot 10,461 sq ft, median list price $939,000.
- Northridge: median lot 10,046 sq ft, median list price $1,219,995.
- Warner Center: median lot 7,681 sq ft, median list price $1,025,000.
- Winnetka: median lot 7,501 sq ft, median list price $1,024,499.
- Pacoima: median lot 7,252 sq ft, median list price $769,500.
How much do homes in Pacoima actually sell for?
Pacoima trades close to asking price. Across 34 recorded sales, homes traded at a median of 98.6% of their original asking price after a median 28 days on market (CRMLS, September 2026). Asking prices are what sellers hope for; these are the numbers they accepted.
- Homes in Pacoima sold for a median of 98.6% of their original asking price across 34 recorded sales.
- Median time on market in Pacoima: 28 days.
- 21% of Pacoima sellers reduced their price before selling.
- 35% of sales in Pacoima closed above the original asking price.
- Median recorded sale price in Pacoima: $700,000.
- Median recorded price per square foot in Pacoima: $511.
Where price resistance shows up in San Fernando Valley
Negotiating room is not evenly distributed across price. Measured across recorded sales in this dataset, the gap between asking and accepted widens sharply at the top of the market.
- Under $1M: sold at a median 98.7% of original ask after 20 days, with 33% of sellers reducing (1316 sales).
- $1M-$2M: sold at a median 99.3% of original ask after 19 days, with 28% of sellers reducing (1571 sales).
- $2M-$5M: sold at a median 98.9% of original ask after 22 days, with 20% of sellers reducing (752 sales).
- $5M and above: sold at a median 91.3% of original ask after 54 days, with 24% of sellers reducing (174 sales).
The Pacoima Rental Scene: More Than Meets the Eye
Picture this: You’re cruising down Van Nuys Boulevard, the sun glinting off storefronts, when suddenly you realize,this isn’t just another LA suburb. This is Pacoima, a neighborhood with a heartbeat all its own. As of December 2024, the average rent here clocks in at $2,976, a refreshing 8% dip from last year. But here’s where it gets interesting:
- A cozy 1-bedroom pad? That’ll run you about $1,847 a month.
- Need more space? 2-bedrooms hover around $2,559.
- And if you’re rolling deep, 3-bedrooms are sitting pretty at $2,874.
But these numbers only scratch the surface. into what makes Pacoima a rental hotspot.
Rental Market Deep Dive
Pacoima’s rental market is as diverse as its population. According to recent data from Zumper, here’s a more detailed breakdown:
- Studios: Average around $1,500 per month
- 1-bedroom apartments: $1,847 per month
- 2-bedroom apartments: $2,559 per month
- 3-bedroom apartments: $2,874 per month
- 4-bedroom homes: Can range from $3,500 to $4,500 per month
But it’s not just about the numbers. You’re getting more bang for your buck here. Many rentals in Pacoima come with amenities that would cost you an arm and a leg in other parts of LA. We’re talking in-unit laundry, private parking, and even the occasional backyard,luxuries that are often out of reach in more central neighborhoods.
Comparison with Neighboring Areas
To put things in perspective, let’s compare Pacoima’s rental prices with some neighboring areas:
- North Hollywood:
- Average 1-bedroom: $1,995
- Average 2-bedroom: $2,795
- Van Nuys:
- Average 1-bedroom: $1,850
- Average 2-bedroom: $2,400
- Panorama City:
- Average 1-bedroom: $1,725
- Average 2-bedroom: $2,200
As you can see, Pacoima holds its own, offering competitive prices while providing a unique living experience. It’s not just about finding a place to live; it’s about discovering a community to call home.
The Real Deal: Market Trends You Can’t Ignore
Here’s the tea: While the rest of LA is losing its mind over skyrocketing prices, Pacoima’s playing it cool. Rent prices across all categories have dipped 6% in the last month alone. But don’t get too comfortable,they’re still up 8% from last year. What does this mean for you? It’s the sweet spot, baby. The moment where affordability meets opportunity.
Market Trend Analysis
Let’s break down these trends:
- Short-term dip: The 6% decrease in the last month could be due to seasonal fluctuations or temporary market corrections. It’s a good time for renters to negotiate or lock in a deal.
- Long-term growth: The 8% year-over-year increase shows that Pacoima is still a desirable area with potential for property value appreciation. For renters. This means getting in now could save you money in the long run.
- Stability: Unlike some LA neighborhoods that see wild swings in rental prices, Pacoima’s changes are more gradual. This stability can be reassuring for those looking to put down roots.
- Affordability index: According to RentCafe, the average rent in Pacoima is still below the Los Angeles average, making it an affordable option in an otherwise expensive city.
What This Means for You
- Timing is key: With prices dipping in the short term but showing long-term growth, now might be the perfect time to snag a rental in Pacoima.
- Negotiation power: The recent dip gives you some leverage when negotiating with landlords. Don’t be afraid to ask for perks or a slightly lower rate.
- Long-term planning: If you’re thinking of staying put for a while, Pacoima’s steady growth could mean you’re getting in at a good price point before future increases.
- Investment potential: For those considering buying instead of renting, these trends suggest Pacoima could be a smart investment area.
Verify current figures per MLS before making pricing decisions.
What’s the rental market like here?
Los Angeles rental prices in areas like Pacoima are driven by a combination of location desirability, unit quality, and seasonal demand. The rental market here typically tightens in spring and summer (March–August) and softens slightly in fall and winter — though this varies year to year.
Renters negotiating in Pacoima should understand that landlords in desirable pockets rarely negotiate heavily on price. Where negotiation is possible, it’s more likely on lease start date, included utilities, or parking terms than on monthly rent. Price range in this area: $1,500 to $4,500 per month. Verify current availability directly.
What Drives Rent in Pacoima
The factors that drive rental pricing in Pacoima include proximity to employment corridors, school district quality, unit condition, and included parking. Understanding which factors you’re paying a premium for — and which you’re not getting — helps calibrate your offer. The Knight Group can provide a current rental comp analysis for this area.
