The Burbank Rancho is a flat, tree-lined pocket of south Burbank where many lots are zoned for horses, and it sits minutes from the studios and Griffith Park. This guide is for buyers weighing a move here. I’m Will Flannigan, a Burbank real estate agent, and I’ve lived in the Rancho for about 20 years.
The Rancho runs in three parts. East Rancho is Victory to Main, from Alameda south to Riverside. Central Rancho is Mariposa to Keystone, from Alameda south to Valleyheart. West Rancho is south of Riverside to Valleyheart, from Bob Hope Drive to California Street. A separate Glendale Rancho (Riverside Rancho) sits across the city line to the east.
What makes the Rancho unique
The Rancho is one of the few places in Los Angeles County where you can keep a horse in your backyard and ride into a major city park. Many lots carry horse-keeping zoning. You’ll see “Caution Horses” signs, riders sharing the wide streets with dog walkers, and horses at the crosswalks on Riverside Drive.
The area was known as “the Riverbottom” and grew as a horse community in the early 1900s. At its peak in the 1940s it had 13 riding schools. In the 1930s Fritz B. Burns built the “Riverside Ranchos” homes, many with stables behind the house. The City of Burbank now guides how the neighborhood can change through the Rancho Neighborhood Specific Plan.
The signature landmark is the Mariposa Street Bridge, a 169-foot horse-and-pedestrian suspension bridge built in 1939. It carries riders over the Los Angeles River into the bridle trails of Griffith Park. It was added to the National Register of Historic Places in March 2024. Bicycles are not allowed on it.
Home styles and price ranges
Most Rancho homes are single-family houses from the 1930s through the 1950s: California ranch, Spanish Revival, Traditional and Cape Cod styles. Many have been expanded or rebuilt as larger modern farmhouse and Traditional homes. Lots are typical city lots, and many still have barns, stalls, tack rooms or turnout areas in back.
Rancho homes typically sell from about $1 million to $3 million. Smaller original homes sit at the lower end. Larger remodels, new builds, and homes with working horse facilities sit at the upper end, and some go above $3 million. Horse-zoned homes with stables in good condition come up for sale rarely.
Recent Rancho sales (91506)
The median Burbank Rancho single-family sale was $1,377,500 across 16 closings from May 22 to October 14, 2026. Homes sold in a median of about 33 days at roughly full asking price.
| Measure | Last 6 months |
|---|---|
| Closed sales | 16 |
| Median sale price | $1,377,500 |
| Price range | $845,000 – $3,100,000 |
| Median price per sq ft | ~$790 |
| Median days on market | ~33 |
| Sale-to-list price (average) | ~101%; 7 of 16 sold over asking |
13 of the 16 sales closed between $1 million and $2 million. The top sale was a 5,120 sq ft, 6-bedroom home on Valleyheart Drive at $3.1 million. Five Rancho homes were listed for sale in mid-October, priced from $929,000 to $2.9 million. The $2.9 million listing is a nearly three-quarter-acre equestrian estate on Mariposa Street with a barn and lighted arena.
Across the city line, two Glendale Rancho horse properties closed at about $1.69 million and $4.8 million in the same period.
Source: MLS closed sales, single-family residences, Burbank 91506, May–October 2026.
Everyday life
Daily life here mixes small-town horse culture with quick access to studios, shops and freeways. Riverside Drive is the main street, and most errands are a few minutes away by car.
- Riding and horse care: The Los Angeles Equestrian Center on Riverside Drive boards and trains over 400 horses and hosts shows year-round. Studio Horse Rental sits just north of the Mariposa Street Bridge.
- Trails and open space: Griffith Park’s bridle trails are across the river. The Los Angeles River path is shared by walkers and riders, and the Bette Davis Picnic Area is nearby.
- Neighborhood parks: Mountain View Park and Johnny Carson Park (tennis courts, playground, picnic tables) are both close by.
- Recreation: Pickwick Ice on Riverside Drive offers public skating, lessons and hockey. It sits next to the International School of Los Angeles (LILA).
- Places to eat: Celia’s Rancho on Riverside Drive serves authentic Mexican cuisine. BaseCamp Cafe at the corner of Riverside and Mariposa is a local coffee and breakfast stop near the bridge.
- Shopping: Rancho Marketplace has a Pavilions grocery store.
- Health care: Providence Saint Joseph Medical Center, at Alameda Avenue and Buena Vista Street, is a full-service hospital that serves the community.
- Major employers: Walt Disney Studios, at Buena Vista Street and Riverside Drive, is home to movie and TV soundstages and Walt Disney Animation Studios. Warner Bros. is a short drive west.
The neighborhood is changing at the edges. Pickwick Bowl, a 62-year Riverside Drive landmark, closed in August 2023, and the site was approved for more than 90 townhomes (ABC7).
Commute
The Rancho’s biggest practical advantage is location: the 134, the 5 and the 101 are all close. Drive times below are typical estimates and change with traffic.
| Destination | Off-peak | Rush hour |
|---|---|---|
| Warner Bros. or Walt Disney Studios | 5 min | 10–15 min |
| Universal Studios / Universal City | 10 min | 15–25 min |
| Hollywood Burbank Airport | 10–15 min | 20–25 min |
| Hollywood | 15–20 min | 30–45 min |
| Downtown Los Angeles | 20 min | 35–50 min |
| Pasadena | 15–20 min | 20–30 min |
| Santa Monica / Westside | 35–45 min | 60–90 min |
Transit options include Metrolink from Downtown Burbank Station to Union Station and the Metro B Line from Universal City/Studio City. Most Rancho residents still drive.
Schools
The Burbank Rancho is served by the Burbank Unified School District, which assigns public schools by home address. Private schools in and near the Rancho set their own admission rules. For phone numbers and admission details, see my full Burbank Schools Guide.
| School | Type | Grades | Address |
|---|---|---|---|
| Walt Disney Elementary | Public (BUSD) | TK–5 | 1220 W. Orange Grove Ave, 91506 |
| Theodore Roosevelt Elementary | Public (BUSD) | TK–5 | 850 N. Cordova St, 91505 |
| Dolores Huerta Middle | Public (BUSD) | 6–8 | 420 S. Mariposa St, 91506 |
| Luther Burbank Middle | Public (BUSD) | 6–8 | 3700 W. Jeffries Ave, 91505 |
| John Burroughs High | Public (BUSD) | 9–12 | 1920 Clark Ave, 91506 |
| Burbank High | Public (BUSD) | 9–12 | 902 N. Third St, 91502 |
| International School of Los Angeles (LILA) | Private, French-American | See school | 1105 W. Riverside Dr, 91506 |
| Providence High School | Private, Catholic | 9–12 | 511 S. Buena Vista St, 91505 |
| St. Finbar Parish School | Private, Catholic | K–8 | 2120 W. Olive Ave, 91506 |
A Burbank mailing address does not guarantee a Burbank school, and assignments can change. Transfers within the district are by lottery and limited. Check the district’s boundary map for a specific home before you make an offer.
Advantages and tradeoffs
| Advantages | Tradeoffs |
|---|---|
| Rare horse-keeping zoning minutes from the studios | Prices typically run $1M–$3M+ |
| Direct trail access to Griffith Park via the Mariposa Street Bridge | Horses bring flies, odor and hay deliveries; expect them, even if you don’t ride |
| Backyard stables and corrals on many lots | Many homes are 70–90 years old; budget for sewer, electrical and foundation inspections |
| Flat streets that are easy to walk and ride | Riverside Drive carries cut-through traffic from drivers avoiding the 134 |
| A tight, long-standing community that protects the neighborhood’s character | The Rancho Neighborhood Specific Plan sets rules that can limit some additions and lot changes |
| Quick access to the 134, 5 and 101 | Summer heat is significant, and homes near the river carry some flood risk; check insurance early |
If you want horses, verify the zoning, permitted number of animals and condition of any stables before you buy. Not every Rancho lot is zoned for horses.
Frequently asked questions
Where is the Burbank Rancho? In south Burbank along Riverside Drive, between Toluca Lake to the west and the Los Angeles River and Griffith Park to the east.
Can I keep horses in the Burbank Rancho? Many lots are zoned for horses, but not all. Confirm the zoning and permitted animal count for the specific parcel with the City of Burbank.
What do homes in the Burbank Rancho cost? Most homes sell between about $1 million and $3 million, with large remodels and horse properties at the top of the range.
Is the Burbank Rancho the same as the Glendale Rancho? No. Riverside Rancho in Glendale is a separate equestrian neighborhood across the city line, with different rules and schools.
Talk to a Rancho specialist
I’ve lived in the Burbank Rancho for about 20 years and represent buyers and sellers across Burbank, Glendale and Pasadena. I also speak Mandarin.
Will Flannigan, Realtor®, DRE #01951292 · The Nell Team at Equity Union Real Estate · 310-920-1108 · flanniganhomes@gmail.com · BurbankRanchoRealtor.com