Granada Hills

Granada Hills Eichler Homes: The Balboa Highlands Tract

Nestled in the northern San Fernando Valley, the Balboa Highlands tract in Granada Hills is a rare Southern California enclave of Joseph Eichler’s mid-century modern homes. Built between 1963 and 1964, this neighborhood of roughly 100 single-story homes exemplifies Eichler’s vision of “modern architecture for everyone” laconservancy.org balboahighlands.com. Balboa Highlands is the only Eichler development in Los Angeles County and one of only three Eichler tracts in all of Southern California (the other two are in Orange and Thousand Oaks) planning.lacity.gov. In 2010 it earned designation as a Los Angeles Historic Preservation Overlay Zone (HPOZ), recognizing its architectural significance and cultural heritage planning.lacity.gov. Today, Balboa Highlands stands as a living time capsule of mid-century modern design, where enthusiastic homeowners and preservationists have fostered a vibrant community identity centered on these iconic homes.

Eichler’s Expansion to Southern California and Balboa Highlands

Joseph Eichler, a pioneering developer of modern tract homes, rose to prominence building thousands of houses in Northern California during the 1950slaconservancy.org. By the early 1960s, Eichler sought to bring his successful formula of stylish, affordable modern homes to Southern California. He completed only three projects in the region: a series of tracts in the City of Orange, a small development in Thousand Oaks, and Balboa Highlands in Granada Hillsplanning.lacity.gov. Balboa Highlands was Eichler’s sole foray into Los Angeles County, making it a particularly notable effort to “democratize” modern architecture in a new marketlaconservancy.org.

Eichler enlisted renowned architects for these ventures, continuing his practice of collaborating with leading modernists. For Balboa Highlands, the team included A. Quincy Jones and Frederick Emmons (partners known for their many Eichler designs in Northern California) as well as Claude Oakland, who by this time was one of Eichler’s primary architects laconservancy.org. Together, they designed a set of model homes tailored to the Southern California climate and lifestyle while preserving Eichler’s core principles of open plan layouts, indoor-outdoor harmony, and unpretentious modern style. Eichler personally paid close attention to the Granada Hills project, even visiting the site during construction eichlernetwork.com.

Despite high hopes, Eichler’s Los Angeles experiment faced challenges. Originally planned for 250 homes, only about half that number were ultimately built in Balboa Highlands eichlernetwork.com. Difficulties with the local contractors and unions, as well as adapting Eichler’s building techniques to the hot San Fernando Valley climate, led to cost overruns and delays eichlernetwork.com. (Notably, Eichler’s team ran newly introduced air-conditioning ducts through the concrete slab foundations – an approach that had mixed results in the intense heat eichlernetwork.com.) Eichler’s son Ned later admitted he was hesitant about expanding to L.A., considering it a distraction from their Northern California base. Nonetheless, the homes that were completed in Balboa Highlands fully embodied the Eichler ethos and found an appreciative group of buyers.

One of the most important aspects of Balboa Highlands’ history is its integrated community. Eichler, famously, refused to discriminate against any buyer based on race or religion – a stance almost unheard of among developers in the 1950s and ’60s laconservancy.org. When the tract opened in 1963, it became one of the first truly integrated suburban communities in the San Fernando Valley eichlernetwork.com. At a time when many new neighborhoods barred non-white families, Eichler welcomed all qualified buyers. For example, African-American homeowners Edgar and Fay Law moved to Balboa Highlands in 1967 after experiencing harassment in a different part of the Valley; in Balboa Highlands, they “never ran into racial problems,” joining a diverse neighborhood that already included several Black and Asian families eichlernetwork.com. This legacy of inclusion is a point of pride in Balboa Highlands and a key part of its cultural significance eichlerhomesforsale.com. In Eichler’s words and practice, “anyone should be able to own an Eichler home” laconservancy.org, and Balboa Highlands stands as a testament to that ideal.

Architectural Design and Features of Balboa Highlands Homes

A classic Balboa Highlands Eichler, showing a low-gabled roof with an extended entry canopy. The street façade is modest, with a blank face and clerestory windows, while post-and-beam construction and walls of glass open the home to the interior atrium and backyard.laconservancy.orgeichlernetwork.com

All Eichler homes in Balboa Highlands share a distinct mid-century modern design language and a set of hallmark features. Externally, they appear as modest, single-story ranch houses with clean lines and unornamented facades. Street-facing elevations are intentionally subdued – often presenting a blank façade of grooved vertical wood siding or concrete block, a recessed entry with a bright painted door, and a band of clerestory windows tucked under the eaves laconservancy.orgplanning.lacity.gov. This design preserves privacy from the street while hinting at the light-filled spaces inside. Eichler’s philosophy was to “bring the outdoors in,” and in these homes it’s achieved through a central atrium and expansive use of glass laconservancy.org. Each house is built around an open-air atrium courtyard, typically about 400 square feet, accessible via sliding glass doors that blur the line between indoors and outdoors planning.lacity.govplanning.lacity.gov. Floor-to-ceiling glass walls face both the atrium and the rear yard, infusing the interiors with natural light and integrating the homes with their landscape on both sides laconservancy.org. Many homes are sited on a gentle knoll, so those along the periphery enjoy views of city lights or the Santa Susana Mountains, and some models were oriented to take full advantage of these vistas eichlerhomesforsale.com.

Rooflines and models. Balboa Highlands Eichlers were built in a mix of roof profiles that still captivate mid-century enthusiasts. There were three primary roof designs – flat roofs, low-pitched sloped (shed) roofs, and steep A-frame gabled roofs – corresponding to three main floor plans that repeat (with mirror-image variants) throughout the tract balboahighlands.com. In addition, a few unique “one-of-a-kind” models were sprinkled in, including at least one with an unusual folded-plate (zigzag) roofline visible from the street eichlerhomesforsale.com. The variety of silhouettes gives the neighborhood an eclectic modern character within a unifying aesthetic. For example, Jones & Emmons’ A-frame model features a dramatically pitched triangular gable over the living room and carport; it was the largest design, offering four bedrooms plus a small “retreat” office off the primary suite balboahighlands.com. In contrast, one of Claude Oakland’s flat-roofed models presents a long, low façade with a gently sloping saddlebag-style extension at the front; this plan contains four bedrooms and two baths, and clerestory windows over an entry loggia that spill sunlight into the living room balboahighlands.com eichlernetwork.com. Oakland also designed a sloped (shed) roof model, with a single front-to-back pitch – this design, inspired by Jones & Emmons prototypes, provides an atrium-centered four-bedroom layout as well balboahighlands.com. (Notably, Oakland’s slant-roof and flat-roof plans in Balboa Highlands were closely related to models built in Eichler’s Orange County tracts, with only slight variations balboahighlands.com.) Despite differences in roof shape, all models emphasize horizontal lines, open carports or integrated garages, and exposed post-and-beam construction that gives them a striking yet understated profile.

Interior layout and elements. Stepping through the front door (often via a sheltered entry atrium bridge or breezeway), one enters a private world of light and openness. Balboa Highlands Eichlers are celebrated for their free-flowing interiors, where public spaces wrap around the central atrium and glass walls erase boundaries between inside and out laconservancy.org. Most homes range from approximately 2,000 to 2,500 square feet of living area (not counting carports/garages), in addition to the atrium space planning.lacity.gov. Within that footprint, layouts typically include four bedrooms, two bathrooms, an L-shaped living and dining area, and a separate “multi-purpose” family room (a concept Eichler popularized – essentially the forerunner of today’s family room) balboahighlands.com. The kitchen is centrally placed and open to the family area, allowing parents to supervise children while cooking – a deliberate design choice that Eichler marketed to modern families balboahighlands.com planning.lacity.gov. Original marketing brochures even credit Eichler with coining the term “family room” for these multi-use spacesplanning.lacity.gov.

All Balboa Highlands models have at least three or four bedrooms, and one plan even offered a fifth bedroom option for larger familiesbalboahighlands.com. (In that five-bedroom model – Plan 405 – the extra bedroom opens onto the atrium and was touted as an ideal guest room or den balboahighlands.com.) At the other end of the spectrum, a unique three-bedroom model (Plan 413) was available, distinguished by a more expansive living area and a gallery space suitable for entertaining or flexible use balboahighlands.com. The majority of homes, however, were four-bedroom plans around 2,200–2,500 sq. ft., sometimes enhanced with bonus spaces like a hobby/work room or a small office/retreat as mentioned earlier balboahighlands.com. Every design centered around the signature open-air atrium, which served as a private outdoor room – often used for dining, kids’ play, or even stargazing at night in the clear Valley skies eichlernetwork.com. Eight sliding glass doors commonly connected various rooms to the atrium and rear yard, underscoring Eichler’s indoor-outdoor lifestyle concept balboahighlands.com.

Key architectural details were carefully considered to enhance the modern living experience. Natural light was maximized through not only the atrium and full-height glass, but also clerestory windows that gave the roofs a “floating” appearance while illuminating interior spaces from above planning.lacity.gov. Exposed beams and tongue-and-groove wood ceilings (often stained in a natural or light finish) add warm texture and rhythm to the rooms. Original interiors featured Philippine mahogany wall paneling in places, globe pendant lighting, and built-in cabinetry. Bedrooms and baths were arranged in a separate wing, with Eichler’s trademark split-bath layout: the vanity and sink area open to the hallway, while the tub/shower and toilet are in an adjacent enclosure – a mid-century solution to ease family “traffic” at morning rush hour balboahighlands.com. The primary bedroom suites have sliding glass doors to their own small patio and a private bath, originally illuminated by a skylight balboahighlands.com. Notably, Balboa Highlands homes were equipped with forced-air heating and electric air conditioning from the start, a departure from Eichler’s earlier Northern California houses that used radiant in-floor heating planning.lacity.gov. This change acknowledged the harsher summer climate of the San Fernando Valley – central A/C was a virtual necessity, even in 1963. (Indeed, coping with 100°F heat in summer remains part of the Balboa Highlands experience; some atrium owners have described the glass courtyard as “a little heat generator” on the hottest days eichlernetwork.com, although most wouldn’t dream of covering their atriums!).

In terms of materials and finishes, Eichler homes in Balboa Highlands were true to the mid-century modern ethos of simplicity and honesty. Exteriors were clad in grooved vertical wood siding (usually redwood or Douglas fir), combined in some models with areas of concrete block or stucco as accent planning.lacity.gov. Originally, all exterior wood was painted in earth-tone colors selected by Eichler’s team – hues of tan, olive, brown, and gray that blended with the natural landscape – offset by brightly painted front doors in bold oranges, yellows, or turquoise tones planning.lacity.gov. Eichler was known to be particular about color schemes and reportedly disapproved if owners repainted in unapproved colors planning.lacity.gov. Trim was minimal, and ornamentation was limited to essentials: globe porch lights, simple wood or metal address numbers, and the exposed beam ends at the eaves which gave the roofs a striking profile against the sky. Carports and garages were integrated into the house forms; every home has either a one- or two-car garage (some also with an attached carport), ensuring the garage roofline flows seamlessly with the rest of the façade planning.lacity.gov. In some models, the carport is open at the front but concealed from the street by a screen or fence, maintaining the clean lines.

Inside, floors were originally a mix of vinyl tile and carpet, with concrete slab beneath – and in Balboa Highlands, unlike Northern California Eichlers, the slabs contained ductwork for heating/cooling rather than hot-water radiant pipes eichlernetwork.com. Large brick or concrete block fireplaces anchor the living rooms, often placed in a partial divider wall so they can be enjoyed from two sides (some rare examples even used rustic clinker brick for a touch of character) eichlernetwork.com. Kitchens featured birch or mahogany cabinetry and Formica countertops, and Eichler’s team introduced clever space-savers like swing-out dining tables and lowered countertops to make daily life easier planning.lacity.gov. The overall impression of an Eichler interior is one of unpretentious, functional warm modernism – “highly functional interiors” that feel communal, light-filled, and connected to nature laconservancy.org. Owners frequently remark that living in an Eichler profoundly impacts their lifestyle, encouraging a less formal, more indoor-outdoor way of life in tune with the home’s design.

The Role of Architect Claude Oakland

While A. Quincy Jones and Frederick Emmons receive much credit as Eichler’s star architects (and indeed they designed the initial models for Balboa Highlands), Claude Oakland played an equally crucial role in this tract’s design and in Eichler’s late career developments. Oakland had worked behind the scenes on Eichler homes since the 1950s, first as an employee of Anshen & Allen (Eichler’s original architects) and later as an independent architect leading many Eichler projects. By 1960 Oakland had formed his own firm, but Eichler continued to commission him for tract designs and even multifamily projects balboahighlands.com. In Balboa Highlands, several of the models – particularly the flat-roof and sloped-roof homes – were Oakland’s creations (sometimes executed in collaboration with Jones & Emmons, and some “designed exclusively by Claude Oakland” as noted in historic records usmodernist.org). Oakland’s designs in this tract are notable for their thoughtful adaptation to the site and efficient construction. He was known for simplifying Eichler’s structural system to be more economical, for instance by reducing the number of different beam directions and structural elements needed balboahighlands.com. This efficiency in engineering made it easier to build tract homes while still achieving the dramatic open spans and glass walls Eichler wanted. Oakland also had a keen eye for proportion and flow; his floor plans (like the Balboa Highlands flat-roof plan) are praised for how natural light is brought deep into the interior, and how spaces like the kitchen, atrium, and family room interact for family living balboahighlands.com.

Stylistically, Oakland’s work blends so well with the Jones & Emmons designs that an untrained eye could hardly tell them apart – which was by intent, as all Eichler models needed to feel part of one coherent neighborhood. Yet Oakland introduced subtle innovations: for example, the “gallery model” (Plan 413, the 3-bedroom design) is one of his, and it presents a somewhat different concept with a large open gallery space and two separate garden courts front and back balboahighlands.com. Oakland was also instrumental in carrying the Eichler philosophy into the 1960s, at times serving as de facto lead architect as Jones & Emmons became busy with other projects. His contributions to Balboa Highlands and other later Eichler tracts (like the Fairhills tract in Orange and the Thousand Oaks homes) ensured that Eichler’s modernist vision remained cutting-edge. Claude Oakland may be less famous than Quincy Jones, but Eichler enthusiasts hold him in high esteem – he “left a legacy with his designs for Eichler housing” that was essential to realizing Eichler’s vision on a large scalebalboahighlands.com. The Balboa Highlands development, where Oakland’s designs stand alongside Jones & Emmons models, is a showcase of his work and a reminder of the collaborative genius behind Eichler Homes.

Community Identity and Preservation Efforts

From the start, Balboa Highlands fostered a strong sense of community, rooted not only in the physical design of the tract but in the shared values of its residents. The atrium layout and open common spaces encouraged neighborly interaction – as original owner Lila Grossman fondly recalled, “there was such community… children of all races playing together,” and informal exchanges like neighbors giving piano lessons or local vendors delivering goods to the tract eichlernetwork.com. Many early residents were upwardly mobile professionals (professors from the new Cal State Northridge, aerospace engineers, creative figures in Hollywood) who were drawn to the progressive architecture and lifestyle Eichler offered eichlernetwork.com. A young Jodie Foster even spent part of her childhood in Balboa Highlands, and animator Roy Morita (of Rocky and Bullwinkle fame) lived there as well eichlernetwork.com. This unique mix of academia, high-tech, and arts gave Balboa Highlands a dash of cosmopolitan flair amidst the tract housing boom of the Valley.

As the decades passed, the neighborhood faced the pressures of change that many mid-century communities experienced. Some homes inevitably fell into disrepair or were remodeled in styles out-of-sync with the original design (the article “Spanish tinge” and “Southwestern-ized” makeovers lamented by some residents) eichlernetwork.com. By the late 1990s, however, a turning point arrived: a new wave of buyers – many of them passionate mid-century modern enthusiasts – discovered Balboa Highlands as an affordable alternative to pricier modernist enclaves. These buyers saw past the occasional misguided alteration and recognized the tract’s “modern splendor” waiting to be revealed again eichlernetwork.com. Neighbors Dante Pascual and Bill Huntley were among the first of this wave; they purchased a neglected flat-roof Eichler and spent three years restoring it to its 1963 look eichlernetwork.com. Others followed suit, launching what became a renaissance of restorations in the early 2000s. According to longtime resident Adeline Block, “most properties that have sold in the last five years have been to people who are into mid-century modern, who maintain and try to re-gentrify them… That is the trend” in Balboa Highlands eichlernetwork.com. A surprising number of homes remained essentially intact, with original features preserved by caring owners – the Beidelman family’s A-frame Eichler, for instance, still has its original globe lights, cabinetry, and even the 1960s stove, earning it the nickname “the museum house” among neighbors eichlernetwork.com.

The growing pride of ownership and awareness of the tract’s importance led residents to organize formal preservation efforts. In the mid-2000s, local homeowner (and noted modernist advocate) Adriene Biondo spearheaded a campaign to designate Balboa Highlands as a historic district eichlernetwork.com. With support from the Los Angeles Conservancy’s Modern Committee and many residents, they sought to protect the neighborhood from insensitive remodels and teardowns. In 2005, while the application was pending, the City granted an Interim Control Ordinance that required design review for any major exterior changes eichlernetwork.com. This emergency measure prevented further irreversible alterations during the designation process. Finally, in 2010, the Los Angeles City Council formally established the Balboa Highlands HPOZ (Historic Preservation Overlay Zone), the city’s 23rd historic district and notably the first post-WWII modern tract in the San Fernando Valley to achieve such status planning.lacity.gov. The HPOZ status means that exterior changes to homes must conform to specific design guidelines to preserve the mid-century character eichlernetwork.com. A resident-led HPOZ board (including architecture experts) reviews proposals for additions or modifications, ensuring that iconic elements like the rooflines, atrium plan, and materials are respected. Interiors remain unrestricted, allowing homeowners to update kitchens, bathrooms, and systems as needed, so long as the outside appearance remains Eichler-esque eichlernetwork.com. The City’s preservation plan even offers incentives like Mills Act property tax reductions for owners who maintain and restore “contributing” original homes eichlernetwork.com. In practical terms, the HPOZ has helped safeguard Balboa Highlands’ architectural integrity, preventing mansionizations or stylistic mismatches, and giving current owners confidence that the neighborhood’s unique look and feel will endure.

The community identity in Balboa Highlands today is strongly tied to its Eichler heritage. Homeowners take collective pride in being stewards of “some of Los Angeles’ best kept treasures,” as a Conservancy tour described the tract balboahighlands.com. There is an active sharing of restoration tips and resources – for example, finding replicas of the original laurel globe light fixtures or sourcing era-appropriate materials. Many residents participate in the broader Eichler network of enthusiasts; some open their homes for architecture tours or photoshoots, eager to educate others about the value of mid-century modern design. In fact, Balboa Highlands has become something of a star in its own right, thanks in part to Hollywood. The attractive, time-capsule quality of the homes has made the tract a popular location for filming. If you watched the 2006 Super Bowl, the TV series Numb3rs or CSI: Miami, or various commercials, you may have glimpsed a Balboa Highlands Eichler on screen eichlernetwork.com. The neighborhood’s openness, abundant glass, and vintage style are catnip to set designers looking for authentic mid-century locales. Homeowners sometimes earn significant income (on the order of $5,000 per day) renting their houses to film crews, money which often goes straight into further restorations eichlernetwork.com. “Some owners do the shoots just to get money to restore their homes,” one resident quipped, noting that “these houses just absorb money” when it comes to maintenance and restoration eichlernetwork.com. The process isn’t always easy – having a film crew take over your home can be an invasive “horde of ants,” as Adeline Block describes from experience eichlernetwork.com – but many feel it’s worth it for both the financial boost and the bragging rights of contributing to pop culture.

The payoff of these combined efforts is evident: Balboa Highlands today remains remarkably intact as an Eichler tract, more than 60 years after it was built. A location scout noted that “the tract has a lot of homeowners with pride of ownership… so the neighborhood is relatively intact. There are so many homeowners who know they have something beautiful and worth being preserved. There are not many neighborhoods like that left in Los Angeles.” eichlernetwork.com This ethos of preservation and appreciation permeates the community. The Balboa Highlands HPOZ signage at the tract’s entrance announces to visitors that this is a historic district. And far from feeling frozen in time, the neighborhood has a dynamic, welcoming vibe – original 1960s owners mingle with younger families and professionals who have bought in, all bonded by a shared love of mid-century modern living.

Balboa Highlands in Context: Comparisons with Orange and Thousand Oaks Eichlers

Balboa Highlands holds a singular place in Los Angeles, but it is part of the broader story of Eichler’s Southern California forays. Comparing it with the other two Eichler tracts in the region – the neighborhoods in the City of Orange and the Conejo Valley (Thousand Oaks) – highlights some similarities and differences that prospective homebuyers and architecture buffs might find intriguing.

• Orange County Eichlers (City of Orange): Eichler’s only Orange County projects were three tracts built between 1960 and 1964 in the city of Orange, totaling about 300 homes (the tracts are known as Fairhaven, Fairmeadow, and Fairhills) storymaps.arcgis.com. These were the first Eichler houses in SoCal, preceding Balboa Highlands by a couple of years. Architecturally, the Orange Eichlers and Balboa Highlands Eichlers are close cousins. All were designed by some combination of Jones & Emmons and Claude Oakland, and they share signature features like atrium floor plans, post-and-beam construction, and integration of indoor/outdoor spaces. A buyer walking through Orange’s Fairhaven tract, for example, would notice the familiar Eichler touches: blank street facades, geometric rooflines, and bright colored entry doors concealing glass-walled courtyards just behind eichlerhomesforsale.com. In fact, certain Balboa Highlands models were directly transplanted to Orange (or vice versa) – for instance, the Claude Oakland slant-roof design built in Granada Hills was also built in Orange’s Fairhills tract with only minor tweaks balboahighlands.com. One difference is setting: the Orange Eichler tracts are in a more traditional suburban environment (fairly flat land, gridded streets), whereas Balboa Highlands is on a hillside with curving roads and views. Lot sizes in Orange Eichler neighborhoods tend to be a bit smaller and more uniform – their lots might be around 7,000–8,000 sq. ft. on average – whereas Balboa Highlands lots are irregular and often larger (with generous backyards, some over 0.25 acre, due to the hilly terrain and curvilinear planning) eichlerhomesforsale.com. The climate is also milder in Orange, so those homes continued with radiant floor heating longer, whereas the Granada Hills models introduced central air. Culturally, the Orange Eichler owners have much in common with Balboa Highlands: both formed tight-knit communities to celebrate and protect their mid-century homes. In Orange, residents successfully lobbied for historic district status as well – in 2018, the city designated the three Eichler tracts as local historic districts to preserve their character (with support from groups like Preserve Orange County). The Orange Eichler neighborhoods are known for being among the best-preserved Eichler enclaves, and they frequently host home tours and events. (In May 2019, Eichler fans had a chance to tour multiple homes in Orange during a weekend event sponsored by Preserve Orange County, reflecting the high level of public interest in these houses latimes.com.) In short, Orange’s Eichlers and Balboa Highlands share Eichler’s DNA – atrium layouts, modernist flair, and an ethos of community – each adapted to its locale. A Southern California Eichler enthusiast would do well to visit both Granada Hills and Orange to fully appreciate the range of Eichler’s SoCal legacy.
  
  

• Thousand Oaks Eichlers (Conejo Valley): Joseph Eichler’s third Southern California venture was a small development in Thousand Oaks, Ventura County, often referred to as Conejo Village or the Eichler Homes of Conejo Valley. Built in 1964, this tract originally planned for around 125 homes, but in reality only about 60–70 Eichler houses were completed there theglassbox.typepad.com. Like Balboa Highlands, the Thousand Oaks Eichlers were designed by Jones & Emmons (with Claude Oakland’s involvement) and they closely resemble the late-model Eichlers of the mid-’60s. In fact, the Conejo Valley models are so similar that an untrained eye might confuse a street in Thousand Oaks for one in Balboa Highlands – you’ll find the same folded plate rooflines, atriums, and floor plans in many cases eichlerhomesforsale.com. The Conejo homes largely occupy gently curving residential streets (such as Campbell Ave, Stoddard Ave, etc.) in a suburban setting with views of rolling hills in the distance. One noteworthy aspect: Conejo Village was Eichler’s only project in Ventura County, making those homes a rare commodity dwell.com. Today, fewer than 70 Eichler houses remain in Thousand Oaks, but they are highly prized by aficionados. A recent listing in 2025 for a 4-bedroom Conejo Valley Eichler in excellent restored condition had an asking price of $1.7 million dwell.com, reflecting how coveted these homes have become. The features of that house mirror what one expects in any Eichler: clerestory windows, post-and-beam construction, a central planted atrium, and even a swimming pool – essentially checking all the boxes of California modernism dwell.com. Compared to Balboa Highlands, the Thousand Oaks Eichlers have a similar spirit but a somewhat different vibe simply due to geography: Thousand Oaks is a master-planned suburban area in the Conejo Valley, and the Eichler tract there feels more like a typical residential subdivision (albeit with very atypical house designs!). It did not become a historic district, but many owners are aware of the Eichler pedigree and have preserved their homes, often networking with owners in Orange and Granada Hills. Interestingly, because Eichler left the Southern California market after 1966, the houses in Balboa Highlands and Thousand Oaks represent the final chapter of Eichler single-family homebuilding. This gives them a special cachet – they are among the last Eichler homes ever built, incorporating the most evolved designs and features Eichler offered.
  
  

Across all these developments – Orange, Granada Hills, Thousand Oaks – Eichler homes share a unifying philosophy and aesthetic. They prove that good design can be replicated in different communities while still feeling connected to place. Each neighborhood has put its own stamp on the Eichler legacy, whether it’s Balboa Highlands’ Hollywood connections and HPOZ status, Orange’s concentration and city-backed recognition, or Thousand Oaks’ status as a rare outpost. Together, these SoCal Eichler tracts account for only about 500 homes (out of roughly 11,000 Eichlers built overall) preserveorangecounty.org, which partly explains why they are so cherished by those who seek them out. They are uncommon gems outside Eichler’s Bay Area stronghold.

Market Trends, Restoration, and Eichler Appreciation Today

For mid-century modern enthusiasts and prospective homebuyers, Balboa Highlands offers both a challenge and a reward. The market for Eichler homes in Southern California has heated up tremendously in recent years, following broader trends in appreciation of mid-century design. What were once middle-class homes selling for $30–40,000 in the 1960s now routinely fetch seven-figure prices in hot markets eichlerhomesforsale.com. Balboa Highlands is no exception. With only a handful of sales each year (some years, only one or two Eichlers in Granada Hills might hit the market), competition can be fierce. Well-preserved or tastefully restored examples tend to attract multiple offers from buyers who specifically “want an Eichler” and value the architecture. Many buyers are willing to pay a premium for original features like the mahogany walls, open-air atriums, and unaltered facades. As NPR once noted about Eichlers, owners feel that “the architecture really does inform the way you live,” and thus these homes tend to draw people who “love to live in a modern way.” eichlerhomesforsale.com This emotional connection often translates into above-market bidding and strong community bonds among those who purchase Eichler homes.

In Granada Hills, entry-level pricing for a fixer-upper Eichler (if you could find one) might start in the high $800,000s to $900,000s as of the mid-2020s, while fully updated and historically intact homes have exceeded $1.2–$1.4 million, depending on lot size and view. For context, one 5-bedroom Balboa Highlands Eichler was listed around $1.3M in recent years after a comprehensive restoration, and it garnered widespread interest for its “time capsule” qualities. Real estate agents familiar with Eichlers (such as those who advertise on Eichler-specific websites) often handle these sales, as they can better convey the value of features like original globe lights or an untouched brick fireplace. Importantly, because Balboa Highlands is an HPOZ, buyers know that drastic exterior remodels are off the table – which is reassuring for preservation-minded buyers but may deter those who wanted to significantly expand or alter a house. That said, HPOZ guidelines do allow sensitive additions (for example, adding space at the rear, out of public view, in a way that’s compatible with the style), so the homes can be adapted to modern needs with proper approvals.

Renovation and restoration trends in Balboa Highlands lean heavily towards preservation and mid-century authenticity. Over the past two decades, a kind of cottage industry has developed to service Eichler homes in both northern and southern California. Homeowners here have access to specialty contractors who understand post-and-beam construction, and sources for era-correct materials (like the 4’x8’ grooved plywood siding panels, or replacements for original Thermador built-in ovens). It’s not uncommon for new owners to reverse past “improvements” that don’t suit the home’s character – for example, removing a false colonial carriage light and reinstalling a globe lamp, or tearing out wall-to-wall carpeting to expose the concrete slab (which some then finish with period-appropriate VCT tiles or polished concrete for a modern look). Many Balboa Highlands residents have restored open atriums that prior owners covered up; they recognize the atrium as the heart of an Eichler and key to its design. Restorations also focus on kitchens and baths: while original Eichler cabinetry and layouts are valued, most owners do update appliances and fixtures. The trend is to do these updates in a “era-respectful” manner – for instance, using flat-front wood cabinets that echo the 1960s style, or choosing tile and color palettes that complement the mid-century aesthetic dwell.com. One recent remodel of a Balboa Highlands kitchen preserved the iconic “floating” stove hood cabinet (the so-called “flying coffin” cabinet suspended above the cooktop) by refinishing it, and matched new cabinet sections to the original in style and proportion eichlernetwork.com. Such attention to detail is a hallmark of the current restoration movement.

Some original elements do require modernization: the old galvanized plumbing, 60-year-old wiring, and tar-and-gravel roofs have finite lifespans. Homeowners typically tackle these functional upgrades early, often during escrow or right after purchase. Fortunately, because Eichlers are prized, these investments are seen to pay off in resale value and personal enjoyment. There’s also a strong support network – Eichler owners often share contractor recommendations and DIY tips through forums and local meet-ups. In Balboa Highlands, neighbors have been known to tour each other’s renovation projects, swapping ideas and contacts. The Eichler Network (the company behind Eichler Network magazine and website) has even featured Balboa Highlands in articles and provides referrals to specialized vendors in Southern California. The overall goal of most restorers here is to restore the “Eichler look” while integrating modern comforts (like energy-efficient HVAC, insulation, solar panels, etc., done in ways that don’t disrupt the design). It’s a balancing act, but one that many owners find deeply rewarding – as evidenced by the number of homes that have been brought back from disrepair to mid-century glory in this tract. As one resident put it, “we wanted the home to look like it did back in 1963,” and with patience and dedication, many have achieved just that eichlernetwork.com.

The appreciation of Balboa Highlands Eichlers goes beyond the residents. Architectural tours and events periodically shine a spotlight on the neighborhood. A landmark moment was in Fall 2000, when the Los Angeles Conservancy’s Modern Committee organized an all-day tour called “How Modern Was My Valley,” which culminated in open house tours of several Balboa Highlands Eichlers balboahighlands.com. Enthusiasts from around the country (in town for a National Trust conference) rode buses to Granada Hills to step inside these homes, an experience that was eye-opening for many and even for some long-time locals who had no idea this modern tract existed. The tour highlighted Balboa Highlands as “the highlight” among various Valley mid-century sites, praising the tract as a “middle-class Modern homestead” full of “Mid-Century Modern architectural gems” balboahighlands.com. Since then, Balboa Highlands has featured in additional home tours, often in partnership with events in Palm Springs or Orange County, catering to the growing fan base of mid-century architecture. In recent years, virtual tours and video features have also popped up – for instance, a YouTube “home tour” of a once-neglected Eichler in the tract garnered thousands of views, spreading awareness of the neighborhood’s comeback. Local realtors occasionally host open house events styled as mid-century celebrations, complete with era music and classic cars out front, to attract the right buyers when an Eichler is for sale. And every now and then, the homeowners themselves organize informal get-togethers, such as summer block parties or holiday home decoration nights (Balboa Highlands’ “Atomic Ranch meets winter wonderland” vibe has even been covered in Eichler Network’s blog).

For a prospective Eichler homebuyer, Balboa Highlands offers a distinctive proposition. You are not just buying a house; you’re joining a community and becoming the custodian of a piece of California modernist history. The neighborhood’s HPOZ status means your investment is somewhat protected – the surrounding homes should remain Eichler in appearance, preserving the tract’s ambience (no McMansion will suddenly loom next door). Moreover, owners benefit from the collective knowledge base in the community and resources like the HPOZ guidelines, which effectively serve as a how-to manual for maintaining the Eichler style. Buyers should be aware that owning an Eichler can require a bit more TLC than a standard suburban home – flat roofs need vigilant maintenance, original materials sometimes need custom sourcing, and living with large glass walls and an atrium is a different experience (wonderful for many, but not for those who insist on curtains and absolute privacy). However, the rewards are immense: living in an Eichler means enjoying bright, uplifting spaces and a connection to the outdoors that few other homes provide. As many owners will attest, these houses can truly change how you live and entertain – casual indoor-outdoor flow becomes second nature, and even daily routines like morning coffee by the atrium or evening dinners on the patio become little celebrations of the design.

In Balboa Highlands, these joys come with the added benefit of an important historic pedigree and a passionate community. It’s a place where a 1964 home isn’t “old” – it’s historic, and that is worn as a badge of honor. Whether you’re a mid-century modern enthusiast, an architecture history buff, or simply a homebuyer looking for a light-filled modern space with soul, Balboa Highlands encapsulates a bit of Southern California Eichler magic. As the years go on, the care and dedication shown by its residents ensure that this Granada Hills hillside will continue to tell the story of Joseph Eichler’s modern utopia – an optimistic vision of California living that remains as compelling today as it was in 1963.

References: 

Balboa Highlands HPOZ Historic Context Statement planning.lacity.gov; 

Los Angeles Conservancy – Balboa Highlands laconservancy.orgo 

Eichler Network (Dave Weinstein), “The Eichlers of Balboa Highlands”eichlernetwork.com; City of Los Angeles

Planning Department planning.lacity.gov; 

Eichler Homes For Sale blog – Jones & Emmons and Eichler’s SoCal Homes eichlerhomesforsale.com;

 BalboaHighlands.com (neighborhood site) balboahighlands.com; 

USModernist Archives – Eichler’s Balboa Highlands tract datausmodernist.org; 

Dwell – Thousand Oaks Eichler listing dwell.com; and others as cited throughout.