Playa Vista, Los Angeles

Updated · 3,903 residents

Playa Vista is a master-planned Los Angeles community that serves as a highly walkable hub for tech professionals and families. The area features modern architecture and extensive green spaces, though it experiences significant noise levels from surrounding road traffic.

Key Highlights

Moderate PrivacyHighly Pedestrian FriendlyManicured and ModernPet Friendly ParadiseSpacious Suburban MixQuiet Suburban RhythmHigh Noise LevelsClean AirNo Industrial HazardsHigh Insurance CoverageStrongly LiberalDiverse Age GroupsModerate Flood Risk
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About Playa Vista

Once inhabited by the Tongva at the village of Guashna, the land that is now Playa Vista became part of Rancho La Ballona in 1839. In 1940, aviator Howard Hughes purchased the flat wetlands to establish the Hughes Aircraft Company headquarters and a private airfield. Here, he constructed the historic Hercules Campus, featuring the massive wood-framed hangar where the legendary H-4 Hercules "Spruce Goose" was built. Following the aerospace era, these historic hangars served as Hollywood sound stages for films like Titanic and Avatar. Since its master-planned development began in 2002, Playa Vista has preserved hundreds of acres of the adjacent Ballona Wetlands while transforming into a prominent hub of "Silicon Beach." Today, the neighborhood blends high-tech corporate campuses for giants like Google and YouTube with vibrant, walkable community spaces centered around the Runway retail and entertainment district.

The neighborhood functions as a dense, modern enclave that prioritizes pedestrian connectivity through a network of dedicated paths and sidewalks. Residents benefit from high-quality community amenities, including well-maintained parks and proximity to the Ballona Wetlands, which contribute to a high level of dog friendliness. The area maintains a consistent aesthetic characterized by contemporary multi-family buildings and manicured landscaping, reflecting its recent development as a primary center for Silicon Beach.

While the community offers excellent access to local services and high health insurance coverage, prospective residents should consider the trade-offs of urban density. The area is notably loud due to high-volume road traffic, and the close proximity of residential units results in limited privacy compared to traditional single-family neighborhoods. It is best suited for individuals or families who value a walkable, tech-adjacent lifestyle and are comfortable with the noise profile of a busy, master-planned suburban environment.

Neighborhood Scores Across 15 Qualities

Privacy Index
Score: 4.7 out of 10

Residential spacing varies between dense multi-family complexes and more traditional housing. According to iHuus data, levels of privacy are slightly higher than the Los Angeles average due to a mix of building types and buffer zones between neighbors.

Ranked #57 in Los Angeles →
Walkability
Score: 9.2 out of 10

Extensive sidewalk networks, dedicated pedestrian paths, and marked crosswalks make navigating the area on foot easy. According to iHuus data, the connectivity of these walkways and greenbelts is even higher than the Los Angeles average.

Ranked #45 in Los Angeles →
Visual Appeal
Score: 7.3 out of 10

Well-maintained residential properties and modern developments with high-end amenities provide a more polished aesthetic than the Los Angeles average. According to iHuus data, the area features prominent solar-equipped architecture and professional landscaping.

Ranked #38 in Los Angeles →
Dog Friendliness
Score: 8.6 out of 10

Expansive wetlands, wide trails, and connected green corridors provide significantly more space for walking pets than the Los Angeles average. Extensive parkland and vegetated creek paths offer a safe environment away from heavy traffic.

Ranked #2 in Los Angeles →
Urban-Rural Index
Score: 6.9 out of 10

Large-scale commercial warehouses and multi-story residential complexes are interspersed with significant green spaces and nearby wetland ecosystems. This area offers more open land and natural scenery than the typical Los Angeles urban landscape, according to iHuus data.

Ranked #15 in Los Angeles →
Neighborhood Vibe
Score: 4.5 out of 10

Residential life here is characterized by a steady but subdued pace, sitting slightly below the city average for urban activity. While certain pockets offer walkable dining and social hubs, other areas remain largely quiet and dependent on driving due to a heavy presence of industrial and low-density zones.

Ranked #82 in Los Angeles →
Acoustic Comfort
Score: 2.3 out of 10

Persistent noise from nearby freeways and flight paths makes this area louder than the Los Angeles average. According to iHuus data, the proximity to major transit corridors impacts the overall acoustic comfort of the neighborhood.

Ranked #82 in Los Angeles →
Air Quality
Score: 8 out of 10

Air quality remains consistently high with rare instances of elevated readings. This level of air purity is roughly in line with the average for Los Angeles.

Ranked #32 in Los Angeles →
Industrial Proximity
Score: 9 out of 10

Residential and light commercial zones dominate the landscape, with no warehouses or heavy machinery detected near housing. According to iHuus data, this area is notably cleaner of industrial facilities than much of Los Angeles.

Ranked #55 in Los Angeles →
Health Insurance Coverage
Score: 9 out of 10

Health insurance accessibility is significantly higher than the Los Angeles average according to iHuus data. Most residents in this area are covered by comprehensive health plans.

Ranked #6 in Los Angeles →
Ideological Lean
Score: 9.8 out of 10

Voting patterns and census indicators reflect a deeply progressive political environment that is slightly more liberal than the Los Angeles average, according to iHuus data.

Ranked #56 in Los Angeles →
Population Age Profile
Score: 4.5 out of 10

Residents live alongside a relatively even distribution of young professionals, families, and older adults. This demographic spread is slightly more balanced across age brackets than the broader Los Angeles area.

Ranked #115 in Los Angeles →
Flood Safety
Score: 4.6 out of 10

Flood risk in this area is higher than the Los Angeles average. According to iHuus data, the precise risk level remains undetermined because a detailed federal study has not yet been completed for this specific zone.

Ranked #28 in Los Angeles →

Address-Level Insights for Playa Vista

iHuus Neighborhood Intelligence Insights

Get address-level neighborhood insights for Playa Vista

  • Street-level scores — see how individual blocks compare, not just neighborhood averages
  • Micro-zone boundaries — identify quiet pockets, flood boundaries, and walkable clusters before you visit
  • 15 dimensions in full — walkability, noise, air quality, school quality, insurance coverage, population age profile, urban/rural index, and more
  • Boundary risk alerts — know if your address sits near a block boundary where scores drop, the kind of detail no listing will ever mention
  • School insights — individual school ratings and insights, not just district-level data
  • Compare before you commit — side-by-side data across neighborhoods, down to block precision

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Compare with Any Neighborhood

Compare with
DimensionPlaya VistaAdams-Normandie
🚶
Walkabilityavg 8.9
Score: 9.2 out of 10
Score: 9.5 out of 10
🔊
Acoustic Comfortavg 2.91
Score: 2.3 out of 10
Score: 1.9 out of 10
🤫
Privacy Indexavg 4.14
Score: 4.7 out of 10
Score: 2.9 out of 10
🎨
Visual Appealavg 6.58
Score: 7.3 out of 10
Score: 6 out of 10
🐕
Dog Friendlinessavg 5.04
Score: 8.6 out of 10
Score: 5.3 out of 10
🗺️
Urban-Rural Indexavg 5.96
Score: 6.9 out of 10
Score: 6 out of 10
✨
Neighborhood Vibeavg 5.07
Score: 4.5 out of 10
Score: 4.5 out of 10
🏥
Health Insurance Coverageavg 6.2
Score: 9 out of 10
Score: 5.2 out of 10
🌿
Air Qualityavg 8.12
Score: 8 out of 10
Score: 9.1 out of 10
🏭
Industrial Proximityavg 8.46
Score: 9 out of 10
Score: 9.8 out of 10
🌊
Flood Safetyavg 2.66
Score: 4.6 out of 10
Score: 0 out of 10
🗳️
Ideological Leanavg 9.56
Score: 9.8 out of 10
Score: 9.9 out of 10
👥
Population Age Profileavg 4.85
Score: 4.5 out of 10
Score: 4.5 out of 10
🔥
Fire Safetyavg 0.18
Score: not available
Score: not available
🏫
School Quality
Score: not available
Score: not available

School Districts Serving Playa Vista

Los Angeles Unified School District
Grades K–12784 schoolsRatings 1–10/10
5/10
Glenfeliz Boulevard ElementaryElementary
10/10
Ivanhoe ElementaryElementary
10/10
Kenter Canyon Elementary CharterElementary
10/10
Kester Avenue ElementaryElementary
10/10
Beckford Charter For Enriched StudiesElementary
10/10
Brainard ElementaryElementary
10/10
Brentwood ScienceElementary
10/10
Canyon Charter ElementaryElementary
10/10
Carpenter Community CharterElementary
10/10
Castle Heights ElementaryElementary
10/10
Castlebay Lane CharterElementary
10/10
Clover Avenue ElementaryElementary
10/10
Community Magnet Charter ElementaryElementary
10/10
Erwin ElementaryElementary
10/10
Mayall Street ElementaryElementary
10/10
Open Charter MagnetElementary
10/10
Overland Avenue ElementaryElementary
10/10
Paul Revere Charter MiddleMiddle
10/10
Richland Avenue ElementaryElementary
10/10
Roscomare Road ElementaryElementary
10/10
Short Avenue ElementaryElementary
10/10
Sierra Vista ElementaryElementary
10/10
Solano Avenue ElementaryElementary
10/10
Third Street ElementaryElementary
10/10
Topanga Elementary CharterElementary
10/10
Van Gogh CharterElementary
10/10
Benjamin Banneker Career And Transition CenterHigh
10/10
Downtown Business HighHigh
10/10
Ernest P. Willenberg Special Education CenterHigh
10/10
Diane S. Leichman Career Preparatory And Transition CenterHigh
10/10
Orthopaedic HospitalHigh
10/10
Panorama City ElementaryElementary
10/10
Richard Riordan Primary CenterElementary
10/10
Charles H. Kim ElementaryElementary
10/10
Math Science & Technology Magnet Academy At Roosevelt HighHigh
10/10
Academy For Enriched SciencesElementary
10/10
Willow ElementaryElementary
10/10
Girls Academic Leadership Acad Dr. Michelle King Sch StemHigh
10/10
Kentwood ElementaryElementary
10/10
Allesandro ElementaryElementary
10/10
Balboa Gifted/High Ability Magnet ElementaryElementary
10/10
Broadway ElementaryElementary
10/10
Maywood ElementaryElementary
10/10
Coeur D'alene Avenue ElementaryElementary
10/10
Lockhurst Drive Charter ElementaryElementary
10/10
Melrose Avenue ElementaryElementary
10/10
Mt. Washington ElementaryElementary
10/10
Park Western Place ElementaryElementary
10/10
Pomelo Community CharterElementary
10/10
Gaspar De Portola Charter MiddleMiddle
10/10
Ramona Opportunity HighHigh
10/10
Oliver Wendell Holmes MiddleMiddle
10/10
Topeka Charter School For Advanced StudiesElementary
10/10
Welby Way Charter Elem Sch And Gifted-High Ability MagnetElementary
10/10
White Point ElementaryElementary
10/10
Wonderland Avenue ElementaryElementary
10/10
Charles Leroy Lowman Special Ed And Career Transition CenterOther
10/10
James J. Mcbride Special Education CenterHigh
10/10
Alfonso B. Perez Special Education CenterHigh
10/10
Newcastle ElementaryElementary
10/10
Sherman Oaks Center For Enriched StudiesOther
10/10
Middle College HighHigh
10/10
Dr. Richard A. Vladovic Harbor Teacher Preparation AcademyHigh
10/10
Hesby Oaks Leadership CharterElementary
10/10
Porter Ranch CommunityElementary
10/10
Science Academy Stem MagnetHigh
10/10
Joaquin Miller Career And Transition CenterHigh
10/10
Calabash Charter AcademyElementary
10/10
Canfield Avenue ElementaryElementary
10/10
Iovine And Young CenterSecondary
10/10
Alfred B. Nobel Charter MiddleMiddle
9/10
Franklin Avenue ElementaryElementary
9/10
Robert Frost MiddleMiddle
9/10
Grand View Boulevard ElementaryElementary
9/10
John F. Kennedy HighHigh
9/10
Andasol Avenue ElementaryElementary
9/10
Beethoven Street ElementaryElementary
9/10
Cabrillo Avenue ElementaryElementary
9/10
Carson Senior HighHigh
9/10
Grover Cleveland Charter HighHigh
9/10
Dominguez ElementaryElementary
9/10
Eagle Tree ContinuationHigh
9/10
Abraham Lincoln Senior HighHigh
9/10
Mar Vista ElementaryElementary
9/10
Marvin ElementaryElementary
9/10
Ninety-Ninth Street ElementaryElementary
9/10
North Hollywood Senior HighHigh
9/10
Palisades Charter ElementaryElementary
9/10
Point Fermin ElementaryElementary
9/10
George K. Porter MiddleMiddle
9/10
Hancock Park ElementaryElementary
9/10
Heliotrope Avenue ElementaryElementary
9/10
Hollywood Senior HighHigh
9/10
Laurel ElementaryElementary
9/10
Saturn Street ElementaryElementary
9/10
Taft Charter HighHigh
9/10
Toluca Lake ElementaryElementary
9/10
Twenty-Fourth Street ElementaryElementary
9/10
Lake Balboa College Preparatory Magnet K-12Other
9/10
Vermont Avenue ElementaryElementary
9/10
Victoria Avenue ElementaryElementary
9/10
Vine Street ElementaryElementary
9/10
Warner Avenue ElementaryElementary
9/10
Westwood Charter ElementaryElementary
9/10
Wilbur Charter For Enriched AcademicsElementary
9/10
Woodlake Elementary Community CharterElementary
9/10
Woodland Hills Elementary Charter For Enriched StudiesElementary
9/10
Whitman ContinuationHigh
9/10
Ninth Street ElementaryElementary
9/10
Los Angeles Center For Enriched StudiesHigh
9/10
King/Drew Medical Magnet HighHigh
9/10
Francisco Bravo Medical Magnet HighHigh
9/10
Charles White ElementaryElementary
9/10
Washington Primary CenterElementary
9/10
Academy Of Medical Arts At Carson HighHigh
9/10
Linda Esperanza Marquez High B Libra AcademyHigh
9/10
Early College Academy-La Trade Tech CollegeHigh
9/10
Humanities And Arts (Harts) Academy Of Los AngelesHigh
9/10
Maywood Center For Enriched StudiesHigh
9/10
Washington Irving Mid Sch Math Music And Engr MagnetMiddle
9/10
Apperson Street ElementaryElementary
9/10
Ascot Avenue ElementaryElementary
9/10
Bandini Street ElementaryElementary
9/10
Blythe Street ElementaryElementary
9/10
Bonita Street ElementaryElementary
9/10
Catskill Avenue ElementaryElementary
9/10
Chapman ElementaryElementary
9/10
Eagle Rock HighHigh
9/10
Encino Charter ElementaryElementary
9/10
Logan Academy Of Global EcologyElementary
9/10
John Marshall Senior HighHigh
9/10
O'melveny ElementaryElementary
9/10
One Hundred Fifty-Sixth Street ElementaryElementary
9/10
George S. Patton ContinuationHigh
9/10
Queen Anne Place ElementaryElementary
9/10
Rockdale Visual & Performing Arts MagnetElementary
9/10
Halldale ElementaryElementary
9/10
Seventh Street Elementary Arts Integration MagnetElementary
9/10
Shirley Avenue ElementaryElementary
9/10
Sixty-First Street ElementaryElementary
9/10
Stoner Avenue ElementaryElementary
9/10
Taper Avenue ElementaryElementary
9/10
Thirty-Second Street Usc Performing ArtsOther
9/10
Van Deene Avenue ElementaryElementary
9/10
Vena Avenue ElementaryElementary
9/10
Venice Senior HighHigh
9/10
Vintage Math/Science/Technology MagnetElementary
9/10
Weigand Avenue ElementaryElementary
9/10
Haynes Charter For Enriched StudiesElementary
9/10
Wilshire Park ElementaryElementary
9/10
School For The Visual Arts And HumanitiesHigh
9/10
Cesar E. Chavez Lrng Acads-Arts/Theatre/Entertain MagHigh
9/10
Linda Esperanza Marquez High A Hntngtn Park Inst Of Appl MedHigh
9/10
Dr. Sammy Lee Medical And Health Science Magnet ElementaryElementary
9/10
Sylmar Biotech Health And Engineering MagnetHigh
9/10
Dorris Place ElementaryElementary
9/10
Woodrow Wilson Senior HighHigh
9/10
James A. Garfield Senior HighHigh
9/10
Nestle Avenue CharterElementary
9/10
Carson Street ElementaryElementary
9/10
Benjamin Franklin Senior HighHigh
8/10
Glenwood ElementaryElementary
8/10
Ulysses S. Grant Senior HighHigh
8/10
Alexandria Avenue ElementaryElementary
8/10
Atwater Avenue ElementaryElementary
8/10
John Burroughs MiddleMiddle
8/10
Cantara Street ElementaryElementary
8/10
Rudecinda Sepulveda Dodson MiddleMiddle
8/10
Fifty-Ninth Street ElementaryElementary
8/10
Figueroa Street ElementaryElementary
8/10
First Street ElementaryElementary
8/10
Lorne Street ElementaryElementary
8/10
Magnolia Avenue ElementaryElementary
8/10
Mark Twain MiddleMiddle
8/10
Micheltorena Street ElementaryElementary
8/10
Nathaniel Narbonne Senior HighHigh
8/10
Ramona ElementaryElementary
8/10
Riverside Drive CharterElementary
8/10
Patrick Henry MiddleMiddle
8/10
Hillside ElementaryElementary
8/10
Hoover Street ElementaryElementary
8/10
San Pedro Senior HighHigh
8/10
Soto Street ElementaryElementary
8/10
South Gate Senior HighHigh
8/10
Stonehurst Avenue ElementaryElementary
8/10
Valley View ElementaryElementary
8/10
Arroyo Seco Museum ScienceElementary
8/10
Maurice Sendak ElementaryElementary
8/10
George De La Torre Jr. ElementaryElementary
8/10
Academies Of Education And Empowerment At Carson HighHigh
8/10
Stem Academy At Bernstein HighHigh
8/10
Sci Tech Engr Arts And Math At Legacy High Sch ComplexHigh
8/10
Playa Vista ElementaryElementary
8/10
Ramon C. Cortines School Of Visual And Performing ArtsHigh
8/10
Vista Del Valle Dual Language AcademyElementary
8/10
Chandler ElementaryElementary
8/10
City Terrace ElementaryElementary
8/10
Colfax Charter ElementaryElementary
8/10
Dahlia Heights ElementaryElementary
8/10
Dearborn Elementary Charter AcademyElementary
8/10
Delevan Drive ElementaryElementary
8/10
Denker Avenue ElementaryElementary
8/10
Dixie Canyon Community CharterElementary
8/10
Albert Einstein ContinuationHigh
8/10
Elysian Heights Es Arts MagnetElementary
8/10
Fairburn Avenue ElementaryElementary
8/10
Pinewood Avenue ElementaryElementary
8/10
William R. Anton ElementaryElementary
8/10
Holmes Avenue ElementaryElementary
8/10
Kittridge Street ElementaryElementary
8/10
Lanai Road ElementaryElementary
8/10
San Pascual Elem Sci Tech Engr Arts And Math (Steam) MagnetElementary
8/10
Serrania Avenue Charter For Enriched StudiesElementary
8/10
Seventy-Fifth Street ElementaryElementary
8/10
Sherman Oaks Elementary CharterElementary
8/10
Superior Street ElementaryElementary
8/10
Sylvan Park ElementaryElementary
8/10
Virginia Road ElementaryElementary
8/10
Wadsworth Avenue ElementaryElementary
8/10
West Vernon Avenue ElementaryElementary
8/10
Garden Grove ElementaryElementary
8/10
Cesar E. Chavez Lrng Acads-Soc Just Humanitas AcadHigh
8/10
Valley Academy Of Arts And SciencesHigh
8/10
Communication And Tech At Diego Rivera Lrng ComplexHigh
8/10
Harry Bridges SpanElementary
8/10
Computer Science Virtual AcademyOther
8/10
Daniel Pearl Journalism & Communications MagnetHigh
8/10
Stanley Mosk ElementaryElementary
8/10
Soc Just Leadership Acad At Esteban E. Torres High #5High
8/10
Bell Senior HighHigh
8/10
Cahuenga ElementaryElementary
8/10
Canterbury Avenue ElementaryElementary
8/10
Rosewood Avenue ElementaryElementary
8/10
Gardena Senior HighHigh
7/10
Jordan HighHigh
7/10
Justice Street Academy CharterElementary
7/10
Esperanza ElementaryElementary
7/10
Albion Street ElementaryElementary
7/10
Alta Loma ElementaryElementary
7/10
Bushnell Way ElementaryElementary
7/10
Calahan Street ElementaryElementary
7/10
Capistrano Avenue ElementaryElementary
7/10
Cowan Avenue ElementaryElementary
7/10
Darby Avenue ElementaryElementary
7/10
Fairfax Senior HighHigh
7/10
Lomita Math/Science/Technology MagnetElementary
7/10
Marianna Avenue ElementaryElementary
7/10
Middleton Street ElementaryElementary
7/10
Monte Vista Street ElementaryElementary
7/10
Mountain View ElementaryElementary
7/10
Multnomah Street ElementaryElementary
7/10
Ninety-Fifth Street ElementaryElementary
7/10
Olive Vista MiddleMiddle
7/10
Florence Griffith Joyner ElementaryElementary
7/10
One Hundred Thirty-Fifth Street ElementaryElementary
7/10
Plainview Academic Charter AcademyElementary
7/10
Playa Del Rey ElementaryElementary
7/10
Highland Park ContinuationHigh
7/10
Knollwood Preparatory AcademyElementary
7/10
Lemay Street ElementaryElementary
7/10
Theodore Roosevelt Senior HighHigh
7/10
San Fernando Senior HighHigh
7/10
Strathern Street ElementaryElementary
7/10
Thomas Riley HighHigh
7/10
Henry David Thoreau ContinuationHigh
7/10
Toland Way ElementaryElementary
7/10
Verdugo Hills Senior HighHigh
7/10
Vernon City ElementaryElementary
7/10
Victory Boulevard ElementaryElementary
7/10
Western Avenue Technology MagnetElementary
7/10
Ellen Ochoa Learning CenterElementary
7/10
Dr. Theodore T. Alexander Jr. Science CenterElementary
7/10
Harmony ElementaryElementary
7/10
International Studies Lrng Center At Legacy High Sch ComplexHigh
7/10
Ricardo Lizarraga ElementaryElementary
7/10
Aurora ElementaryElementary
7/10
Edward R. Roybal Learning CenterHigh
7/10
Alta California ElementaryElementary
7/10
Engr And Tech Acad At Esteban E. Torres High #3High
7/10
Diego Rivera Learning Complex Green Design Steam AcademyHigh
7/10
Linda Esperanza Marquez High C School Of Social JusticeHigh
7/10
Boyle Heights Hilda Solis HighHigh
7/10
Dr. Owen Lloyd Knox ElementaryElementary
7/10
Quincy Jones ElementaryElementary
7/10
Joseph Pomeroy Widney Career Prep And Transition CenterHigh
7/10
Ann Street ElementaryElementary
7/10
Hubert Howe Bancroft MiddleMiddle
7/10
Phineas Banning Senior HighHigh
7/10
Bryson Avenue ElementaryElementary
7/10
Carthay Elementary Of Environmental Studies MagnetElementary
7/10
Chatsworth Charter HighHigh
7/10
Cheremoya Avenue ElementaryElementary
7/10
Coliseum Street ElementaryElementary
7/10
Tom Bradley Global Awareness MagnetElementary
7/10
Eastman Avenue ElementaryElementary
7/10
Emerson Community CharterMiddle
7/10
Lockwood Avenue ElementaryElementary
7/10
Manchester Avenue ElementaryElementary
7/10
Menlo Avenue ElementaryElementary
7/10
Norwood Street ElementaryElementary
7/10
Plummer ElementaryElementary
7/10
Walter Reed MiddleMiddle
7/10
Reseda ElementaryElementary
7/10
Rio Vista ElementaryElementary
7/10
Grape Street ElementaryElementary
7/10
George Ellery Hale Charter AcademyMiddle
7/10
Alexander Hamilton Senior HighHigh
7/10
Haskell Elem Sci Tech Engr Arts And Math (Steam) MagnetElementary
7/10
San Jose Street ElementaryElementary
7/10
Seventy-Fourth Street ElementaryElementary
7/10
Shenandoah Street ElementaryElementary
7/10
Gil Garcetti Learning AcademyElementary
7/10
State Street ElementaryElementary
7/10
Tulsa Street ElementaryElementary
7/10
Tweedy ElementaryElementary
7/10
Two Hundred Thirty-Second Place ElementaryElementary
7/10
University High School CharterHigh
7/10
Van Nuys Senior HighHigh
7/10
West Hollywood ElementaryElementary
7/10
Teresa Hughes ElementaryElementary
7/10
Northridge Academy HighHigh
7/10
Rosa Parks Learning CenterElementary
7/10
Frank Del Olmo ElementaryElementary
7/10
School Of Business And Tourism At Contreras Learning ComplexHigh
7/10
Contreras Learning Center-Academic Leadership CommunityHigh
7/10
Rancho Dominguez PreparatoryHigh
7/10
Sotomayor Arts And Sciences MagnetHigh
7/10
Cesar E. Chavez Lrng Acads-Tech Prep AcadHigh
7/10
Public Service Community At Diego Rivera Learning ComplexHigh
7/10
Marguerite Poindexter Lamotte ElementaryElementary
7/10
Visual And Performing Arts At Legacy High School ComplexHigh
7/10
Katherine Johnson Stem AcademyMiddle
7/10
Canoga Park Senior HighHigh
7/10
South East HighHigh
7/10
El Oro Way Charter For Enriched StudiesElementary
7/10
San Fernando ElementaryElementary
7/10
Forty-Second Street ElementaryElementary
7/10
John H. Francis PolytechnicHigh
7/10
Fries Avenue ElementaryElementary
7/10
Gardena ElementaryElementary
7/10
Gardner Street ElementaryElementary
7/10
Luther Burbank Mid Sch Sci Tech Engr Arts And Math MagnetMiddle
7/10
Latona Avenue ElementaryElementary
7/10
Roscoe ElementaryElementary
7/10
Alexander Fleming MiddleMiddle
6/10
Ford Boulevard ElementaryElementary
6/10
Foshay Learning CenterOther
6/10
Gates Street ElementaryElementary
6/10
Gledhill Street ElementaryElementary
6/10
Huntington Drive ElementaryElementary
6/10
Huntington Park Senior HighHigh
6/10
Aldama ElementaryElementary
6/10
Anatola Avenue ElementaryElementary
6/10
Braddock Drive ElementaryElementary
6/10
Brockton Avenue ElementaryElementary
6/10
Andrew Carnegie MiddleMiddle
6/10
Commonwealth Avenue ElementaryElementary
6/10
Limerick Avenue ElementaryElementary
6/10
Loma Vista ElementaryElementary
6/10
Mt. Lukens ContinuationHigh
6/10
Parmelee Avenue ElementaryElementary
6/10
Ritter ElementaryElementary
6/10
Gulf Avenue ElementaryElementary
6/10
Harding Street ElementaryElementary
6/10
Leland Street ElementaryElementary
6/10
Rosemont Avenue ElementaryElementary
6/10
Martin Luther King Jr. ElementaryElementary
6/10
Sheridan Street ElementaryElementary
6/10
Sierra Park ElementaryElementary
6/10
South Park ElementaryElementary
6/10
John A. Sutter MiddleMiddle
6/10
Telfair Avenue ElementaryElementary
6/10
Virgil MiddleMiddle
6/10
Daniel Webster MiddleMiddle
6/10
Wilmington Park ElementaryElementary
6/10
Woodcrest ElementaryElementary
6/10
Whitney Young ContinuationHigh
6/10
Bellingham ElementaryElementary
6/10
Santee Education ComplexHigh
6/10
Panorama HighHigh
6/10
Contreras Lrng Center-Los Angeles Sch Of Global StudiesHigh
6/10
Felicitas And Gonzalo Mendez HighHigh
6/10
Nava College Preparatory AcademyHigh
6/10
University Pathways Medical Magnet AcademyHigh
6/10
Virtual Academy Of The Arts & EntertainmentOther
6/10
Dorothy V. Johnson Community DayHigh
6/10
Sal Castro MiddleMiddle
6/10
Ucla Community K-12Other
6/10
Jaime Escalante ElementaryElementary
6/10
Julie Korenstein ElementaryElementary
6/10
Wisdom ElementaryElementary
6/10
Florence Avenue ElementaryElementary
6/10
Grant ElementaryElementary
6/10
Humphreys Avenue ElementaryElementary
6/10
Robert F. Kennedy ElementaryElementary
6/10
Ambler Avenue ElementaryElementary
6/10
Annalee Avenue ElementaryElementary
6/10
Breed Street ElementaryElementary
6/10
Broad Avenue ElementaryElementary
6/10
Chatsworth Park Es Urban Planning/Comm Development MagnetElementary
6/10
Cheviot Hills ContinuationHigh
6/10
Dolores Street ElementaryElementary
6/10
Eagle Rock ElementaryElementary
6/10
El Sereno MiddleMiddle
6/10
Emelita Street ElementaryElementary
6/10
Fair Avenue ElementaryElementary
6/10
Fernangeles ElementaryElementary
6/10
Liggett Street ElementaryElementary
6/10
James Madison MiddleMiddle
6/10
Marina Del Rey MiddleMiddle
6/10
Mayberry Street ElementaryElementary
6/10
Mt. Gleason MiddleMiddle
6/10
John Muir MiddleMiddle
6/10
Ninety-Third Street ElementaryElementary
6/10
Normont ElementaryElementary
6/10
One Hundred Fifty-Third Street ElementaryElementary
6/10
One Hundred Seventh Street ElementaryElementary
6/10
President Avenue ElementaryElementary
6/10
Reseda Charter HighHigh
6/10
Harold Mcalister High (Opportunity)High
6/10
John Hope ContinuationHigh
6/10
San Pedro Street ElementaryElementary
6/10
Second Street ElementaryElementary
6/10
Sun Valley MagnetHigh
6/10
Sylmar Charter HighHigh
6/10
Towne Avenue ElementaryElementary
6/10
Union Avenue ElementaryElementary
6/10
Valerio Street ElementaryElementary
6/10
View Park ContinuationHigh
6/10
Westminster Avenue ElementaryElementary
6/10
Wilmington Mid Sci Tech Engr Arts Math (Steam) MagnetMiddle
6/10
Boyle Heights ContinuationHigh
6/10
Hope Street ElementaryElementary
6/10
Madison ElementaryElementary
6/10
East Valley Senior HighHigh
6/10
Esteban Torres East La Performing Arts MagnetHigh
6/10
Cesar E. Chavez Lrng Acads-Acad Of Scientific Explr (Ase)High
6/10
Michelle Obama ElementaryElementary
6/10
Lucille Roybal-Allard ElementaryElementary
6/10
Walnut Park Mid A Sch Of Soc Just And Service LrngMiddle
6/10
Virtual Academy Of International Studies/HumanitiesOther
6/10
Virtual Academy SteamOther
6/10
Leadership & Public Service Virtual AcademyOther
6/10
Ambassador-Global LeadershipHigh
6/10
E. Los Angeles Renaiss Acad At Esteban E. Torres High #2High
6/10
Thomas Jefferson Senior HighHigh
6/10
Dyer Street ElementaryElementary
6/10
El Sereno ElementaryElementary
6/10
Elizabeth Learning CenterOther
6/10
Nevada Avenue ElementaryElementary
6/10
Russell ElementaryElementary
6/10
Kingsley ElementaryElementary
6/10
Napa Street ElementaryElementary
6/10
Lankershim ElementaryElementary
6/10
Harvard ElementaryElementary
6/10
John B. Monlux ElementaryElementary
5/10
John C. Fremont Senior HighHigh
5/10
Glen Alta ElementaryElementary
5/10
Sara Coughlin ElementaryElementary
5/10
Angeles Mesa ElementaryElementary
5/10
Mid-City's Prescott School Of Enriched SciencesElementary
5/10
Clifford Street Elementary Math & Technology MagnetElementary
5/10
Dayton Heights ElementaryElementary
5/10
Farmdale ElementaryElementary
5/10
Hillery T. Broadous ElementaryElementary
5/10
Los Angeles Senior HighHigh
5/10
Manual Arts Senior HighHigh
5/10
Marquez CharterElementary
5/10
One Hundred Eighty-Sixth Street ElementaryElementary
5/10
Simon Rodia ContinuationHigh
5/10
Thomas Starr King Middle School Film And Media MagnetMiddle
5/10
Liberty Boulevard ElementaryElementary
5/10
Saticoy ElementaryElementary
5/10
South Shores/Csudh Visual And Performing ArtsElementary
5/10
Sunny Brae Avenue ElementaryElementary
5/10
Utah Street ElementaryElementary
5/10
Van Nuys MiddleMiddle
5/10
Lenicia B. Weemes ElementaryElementary
5/10
Gratts Learning Academy For Young Scholars (Glays)Elementary
5/10
Windsor Hills Math ScienceElementary
5/10
Primary Academy For SuccessElementary
5/10
Pio Pico MiddleMiddle
5/10
San Miguel ElementaryElementary
5/10
Nueva Vista ElementaryElementary
5/10
Columbus Avenue ElementaryElementary
5/10
Maple Primary CenterElementary
5/10
Olympic Primary CenterElementary
5/10
Cesar Chavez ElementaryElementary
5/10
Middleton Primary CenterElementary
5/10
Arleta HighHigh
5/10
Helen Bernstein HighHigh
5/10
Performing Arts Community At Diego Rivera Learning ComplexHigh
5/10
Walnut Park Mid B Sci Tech Engr And Math AcadMiddle
5/10
University Pathways Public Service AcademyHigh
5/10
Virtual Academy Of Business & EntrepreneurshipOther
5/10
Dolores Huerta ElementaryElementary
5/10
Carson-Gore Academy Of Environmental StudiesElementary
5/10
Garvanza Elementary School Technology And Leadership MagnetElementary
5/10
Youth Opportunities UnlimitedHigh
5/10
Arminta Street ElementaryElementary
5/10
Brooklyn AvenueElementary
5/10
Chase Street ElementaryElementary
5/10
Crenshaw Sci Tech Engr Math And Med MagnetHigh
5/10
Crescent Heights Boulevard ElementaryElementary
5/10
Del Amo ElementaryElementary
5/10
Euclid Avenue ElementaryElementary
5/10
Lorena Street ElementaryElementary
5/10
Los Feliz Science/Tech/Engineer/Math/Medicine MagnetElementary
5/10
Manhattan Place ElementaryElementary
5/10
Miles Avenue ElementaryElementary
5/10
James Monroe HighHigh
5/10
Monterey ContinuationHigh
5/10
William Mulholland MiddleMiddle
5/10
Florence Nightingale MiddleMiddle
5/10
San Antonio ElementaryElementary
5/10
One Hundred Twenty-Second Street ElementaryElementary
5/10
Osceola Street ElementaryElementary
5/10
Pacoima MiddleMiddle
5/10
Paseo Del Rey FundamentalElementary
5/10
Morris K. Hamasaki ElementaryElementary
5/10
Griffith MiddleMiddle
5/10
Hamlin Charter AcademyElementary
5/10
Hollenbeck MiddleMiddle
5/10
San Fernando MiddleMiddle
5/10
Sixty-Sixth Street ElementaryElementary
5/10
South Gate MiddleMiddle
5/10
Stanford Avenue ElementaryElementary
5/10
Sunland ElementaryElementary
5/10
Wesm Health/Sports MedicineHigh
5/10
Westport Heights ElementaryElementary
5/10
Sunrise ElementaryElementary
5/10
Lafayette Park Primary CenterElementary
5/10
Stanford Primary CenterElementary
5/10
Lake Street PrimaryElementary
5/10
Martha Escutia Primary CenterElementary
5/10
Cal Burke HighHigh
5/10
Dr. James Edward Jones Primary CenterElementary
5/10
Los Angeles High School Of The ArtsHigh
5/10
Mervyn M. Dymally HighHigh
5/10
Dr. Lawrence H. Moore Math Science Technology AcademyElementary
5/10
Fourth Street Primary CenterElementary
5/10
Valley Oaks Center For Enriched StudiesHigh
5/10
Carlos Santana Arts AcademyElementary
5/10
Humanitas Acad Of Art And Tech At Esteban E. Torres High #4High
5/10
Woodlawn Avenue ElementaryElementary
5/10
El Dorado Avenue ElementaryElementary
5/10
Ellington (Duke) High (Continuation)High
5/10
Robert Fulton College PreparatoryHigh
5/10
Caroldale Learning CommunityElementary
5/10
Ernest Lawrence MiddleMiddle
5/10
Garza (Carmen Lomas) Primary CenterElementary
5/10
Danny J. Bakewell Sr. Primary CenterElementary
5/10
Hooper Avenue Primary CenterElementary
5/10
Mariposa-Nabi Primary CenterElementary
5/10
Forty-Ninth Street ElementaryElementary
4/10
Germain Academy For Academic AchievementElementary
4/10
Yes AcademyElementary
4/10
Walnut Park ElementaryElementary
4/10
Amestoy ElementaryElementary
4/10
Audubon MiddleMiddle
4/10
Bassett Street ElementaryElementary
4/10
Beachy Avenue ElementaryElementary
4/10
Burbank Boulevard ElementaryElementary
4/10
George Washington Carver MiddleMiddle
4/10
Amelia Earhart ContinuationHigh
4/10
Mckinley Avenue ElementaryElementary
4/10
Louis Armstrong MiddleMiddle
4/10
Ninety-Second Street ElementaryElementary
4/10
Noble Avenue ElementaryElementary
4/10
Northridge MiddleMiddle
4/10
One Hundred Ninth Street ElementaryElementary
4/10
Stagg Street ElementaryElementary
4/10
Tarzana ElementaryElementary
4/10
Twentieth Street ElementaryElementary
4/10
Van Ness Avenue ElementaryElementary
4/10
George Washington Preparatory HighHigh
4/10
Stephen M. White MiddleMiddle
4/10
Los Angeles Academy MiddleMiddle
4/10
Maywood Academy HighHigh
4/10
Dr. Julian Nava Learning AcademyMiddle
4/10
Augustus Hawkins HighHigh
4/10
Boys Academic Leadership AcademyHigh
4/10
New Open World Academy K-12Other
4/10
Graham ElementaryElementary
4/10
Avalon Gardens ElementaryElementary
4/10
Bridge Street ElementaryElementary
4/10
Castelar Street ElementaryElementary
4/10
Charnock Road ElementaryElementary
4/10
Canoga Park MiddleMiddle
4/10
Susan Miller Dorsey Senior HighHigh
4/10
Evergreen Avenue ElementaryElementary
4/10
Lillian Street ElementaryElementary
4/10
Charles Maclay MiddleMiddle
4/10
Miramonte ElementaryElementary
4/10
Mission ContinuationHigh
4/10
Morningside ElementaryElementary
4/10
Ninety-Sixth Street ElementaryElementary
4/10
One Hundred Eighteenth Street ElementaryElementary
4/10
Oxnard Street ElementaryElementary
4/10
Palms ElementaryElementary
4/10
Phoenix ContinuationHigh
4/10
Raymond Avenue ElementaryElementary
4/10
Hobart Boulevard ElementaryElementary
4/10
Hooper Avenue ElementaryElementary
4/10
Langdon Avenue ElementaryElementary
4/10
Francisco Sepulveda MiddleMiddle
4/10
Tenth Street ElementaryElementary
4/10
Wilton Place ElementaryElementary
4/10
Montara Avenue ElementaryElementary
4/10
Vista MiddleMiddle
4/10
William Jefferson Clinton MiddleMiddle
4/10
West Adams Preparatory HighHigh
4/10
Roy Romer MiddleMiddle
4/10
Palms MiddleMiddle
4/10
Horace Mann Ucla CommunityHigh
4/10
Budlong Avenue ElementaryElementary
4/10
Leapwood Avenue ElementaryElementary
4/10
John Adams MiddleMiddle
3/10
John R. Wooden HighHigh
3/10
Westside Global Awareness MagnetElementary
3/10
Dan M. Issacs Avalon HighHigh
3/10
Belvedere MiddleMiddle
3/10
Broadacres Avenue Elementary Visual & Performing Arts MagnetElementary
3/10
Buchanan Street ElementaryElementary
3/10
Calvert Charter For Enriched StudiesElementary
3/10
Cienega ElementaryElementary
3/10
Coldwater Canyon ElementaryElementary
3/10
Richard Henry Dana MiddleMiddle
3/10
Loreto Street ElementaryElementary
3/10
Melvin Avenue ElementaryElementary
3/10
Moneta ContinuationHigh
3/10
One Hundred Sixteenth Street ElementaryElementary
3/10
One Hundred Twelfth Street ElementaryElementary
3/10
Owensmouth ContinuationHigh
3/10
Hillcrest Drive ElementaryElementary
3/10
Robert Hill Lane ElementaryElementary
3/10
Robert H. Lewis ContinuationHigh
3/10
Sharp Avenue ElementaryElementary
3/10
Van Nuys ElementaryElementary
3/10
Vanalden Avenue ElementaryElementary
3/10
Winnetka Avenue ElementaryElementary
3/10
City Of AngelsOther
3/10
Independence ElementaryElementary
3/10
Belmont Senior HighHigh
3/10
Parthenia Academy Of Arts And TechnologyElementary
3/10
Amanecer Primary CenterElementary
3/10
Enadia Way Technology CharterElementary
3/10
Contreras Learning Center-School Of Social JusticeHigh
3/10
Young Oak Kim AcademyMiddle
3/10
Barack Obama Global Preparation AcademyHigh
3/10
Glassell Park Es Sci Tech Engr Arts And Math MagnetElementary
3/10
Granada ElementaryElementary
3/10
Belvedere ElementaryElementary
3/10
Century Park ElementaryElementary
3/10
Cohasset Street ElementaryElementary
3/10
Corona Avenue ElementaryElementary
3/10
Glenn Hammond Curtiss MiddleMiddle
3/10
Christopher Dena ElementaryElementary
3/10
Eshelman Avenue ElementaryElementary
3/10
Evergreen ContinuationHigh
3/10
Fifty-Fourth Street ElementaryElementary
3/10
Main Street ElementaryElementary
3/10
Malabar Street ElementaryElementary
3/10
Metropolitan ContinuationHigh
3/10
Meyler Street ElementaryElementary
3/10
Loren Miller ElementaryElementary
3/10
Harris Newmark ContinuationHigh
3/10
Chester W. Nimitz MiddleMiddle
3/10
Park Avenue ElementaryElementary
3/10
Woodland Hills AcademyMiddle
3/10
Gridley-Montatez Dual Language AcademyElementary
3/10
Griffin Avenue ElementaryElementary
3/10
Harrison Street ElementaryElementary
3/10
Hawaiian Avenue ElementaryElementary
3/10
Hazeltine Avenue ElementaryElementary
3/10
Herrick Avenue ElementaryElementary
3/10
Wilshire Crest ElementaryElementary
3/10
Tri-C Community DayHigh
3/10
Sven Lokrantz Special Education CenterOther
3/10
Leo Politi ElementaryElementary
3/10
William J. Johnston Community DayHigh
3/10
Lexington Avenue Primary CenterElementary
3/10
Huntington Park ElementaryElementary
3/10
Dr. Maya Angelou Community HighHigh
3/10
Sylmar Leadership AcademyElementary
3/10
Andres And Maria Cardenas ElementaryElementary
3/10
Orchard Academies 2CMiddle
3/10
Canoga Park ElementaryElementary
3/10
John W. Mack ElementaryElementary
3/10
Fourth Street ElementaryElementary
2/10
Fullbright Avenue ElementaryElementary
2/10
Gault Street ElementaryElementary
2/10
Samuel Gompers MiddleMiddle
2/10
Independence ContinuationHigh
2/10
Aragon Avenue ElementaryElementary
2/10
Berendo MiddleMiddle
2/10
Richard E. Byrd MiddleMiddle
2/10
Camellia Avenue ElementaryElementary
2/10
Cimarron Avenue ElementaryElementary
2/10
Betty Plasencia ElementaryElementary
2/10
Danube Avenue ElementaryElementary
2/10
Jack London ContinuationHigh
2/10
Normandie Avenue ElementaryElementary
2/10
Odyssey ContinuationHigh
2/10
Zane Grey ContinuationHigh
2/10
Haddon Avenue ElementaryElementary
2/10
Harbor City ElementaryElementary
2/10
Robert Louis Stevenson College And Career PreparatoryMiddle
2/10
Stoney Point ContinuationHigh
2/10
Sylmar ElementaryElementary
2/10
Birdielee V. Bright ElementaryElementary
2/10
Trinity Street ElementaryElementary
2/10
Walgrove Avenue ElementaryElementary
2/10
Yorkdale ElementaryElementary
2/10
Berenece Carlson Home HospitalOther
2/10
Richard A. Alonzo Community DayHigh
2/10
Hollywood ElementaryElementary
2/10
Frida Kahlo HighHigh
2/10
Will Rogers ContinuationHigh
2/10
San Fernando Institute Of Applied MediaMiddle
2/10
Judith F. Baca Arts AcademyElementary
2/10
Fletcher Drive ElementaryElementary
2/10
Hubbard Street ElementaryElementary
2/10
Angel's Gate (Continuation)High
2/10
Annandale ElementaryElementary
2/10
Arlington Heights ElementaryElementary
2/10
Mary Mcleod Bethune MiddleMiddle
2/10
Central HighHigh
2/10
Fifteenth Street ElementaryElementary
2/10
Murchison Street ElementaryElementary
2/10
Charles W. Barrett ElementaryElementary
2/10
Robert E. Peary MiddleMiddle
2/10
Pueblo De Los Angeles ContinuationHigh
2/10
Purche Avenue ElementaryElementary
2/10
Ranchito Avenue ElementaryElementary
2/10
Hart Street ElementaryElementary
2/10
La Salle Avenue ElementaryElementary
2/10
San Gabriel Avenue ElementaryElementary
2/10
Twenty-Eighth Street ElementaryElementary
2/10
Vinedale College Preparatory AcademyElementary
2/10
West Athens ElementaryElementary
2/10
Fishburn Avenue ElementaryElementary
2/10
MarltonOther
2/10
Burton Street ElementaryElementary
2/10
Southeast MiddleMiddle
2/10
Orchard Academies 2BMiddle
2/10
Gerald A. Lawson Acad Of The Arts Math And SciElementary
2/10
Thomas A. Edison MiddleMiddle
2/10
Rowan Avenue ElementaryElementary
2/10
San Antonio ContinuationHigh
2/10
Lassen ElementaryElementary
2/10
Pacific BoulevardElementary
2/10
Los Angeles ElementaryElementary
1/10
Baldwin Hills ElementaryElementary
1/10
Barton Hill ElementaryElementary
1/10
Compton Avenue ElementaryElementary
1/10
Crestwood Street Steam MagnetElementary
1/10
Fifty-Second Street ElementaryElementary
1/10
Loyola Village Fine And Performing Arts MagnetElementary
1/10
Edwin Markham MiddleMiddle
1/10
Johnnie Cochran Jr. MiddleMiddle
1/10
Nevin Avenue ElementaryElementary
1/10
Joseph Le Conte MiddleMiddle
1/10
Sixth Avenue ElementaryElementary
1/10
Nora Sterry ElementaryElementary
1/10
Cds SecondaryHigh
1/10
Macarthur Park Elem Sch For The Visual And Perf ArtsElementary
1/10
Jack London Community DayHigh
1/10
Estrella ElementaryElementary
1/10
Jane Addams ContinuationHigh
1/10
William Tell Aggeler Opportunity HighHigh
1/10
Bertrand Avenue ElementaryElementary
1/10
Charles Drew MiddleMiddle
1/10
Lovelia P. Flournoy ElementaryElementary
1/10
Bret Harte Preparatory MiddleMiddle
1/10
Orville Wright Engineering And Design MagnetMiddle
1/10
Sophia T. Salvin Special Education CenterOther
1/10
Aggeler Community DayHigh
1/10
John H. Liechty MiddleMiddle
1/10
Sally Ride Elementary: A Smart AcademyElementary
1/10
Ambassador School-Global EducationElementary
1/10
Henry T. Gage MiddleMiddle
1/10
Special Education-Infant/Preschool Program
Not rated
Cds ElementaryElementary
Not rated

School Insights for Playa Vista

School Insights

See what's really behind every school rating near Playa Vista

  • Individual school ratings — each school's own score with outcome context, not just a district average
  • Enrollment & class size data — student-to-teacher ratio and how it compares to the state average
  • Full demographics breakdown — ethnicity and gender composition for every school in the enrollment zone
  • Every school in the district — all schools within the enrollment boundary ranked by rating, not just the closest one
  • Grade levels & benchmarks — elementary through high school, with below/above state-average flags

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Frequently Asked Questions

Is Playa Vista a walkable neighborhood?
Yes, it is highly walkable. The neighborhood features a complete network of sidewalks, marked crosswalks, and dedicated pedestrian paths that connect residential areas to retail and office spaces.
How noisy is living in Playa Vista?
The neighborhood experiences significant noise, with average sound levels reaching approximately 70 decibels. This is primarily attributed to road traffic surrounding the area.
Is Playa Vista good for dog owners?
It is an exceptionally dog-friendly area. Residents have access to numerous parks, wide green verges, and trails within the nearby wetlands, which support a high quality of life for pet owners.
What is the housing density like in Playa Vista?
The area consists of high-density multi-family buildings and closely packed homes. This design choice creates a vibrant community feel but results in shared walls and less privacy than found in lower-density residential zones.