San Fernando Valley Guide
Sherman Oaks
Ventura Boulevard’s busiest stretch, hillside homes and some of the Valley’s best-value condos.
Free Buyer’s GuideFree Seller’s GuideSherman Oaks is the Valley’s most central neighborhood, where the 405 meets the 101. It has a lively stretch of Ventura Boulevard, the Sherman Oaks Galleria, hillside homes south of the Boulevard and flatter streets of houses and condos to the north, all about 20 minutes over the hill from the Westside.
Over the last year, houses here sold for a median of $1,850,000, about $826 a square foot, and condos for about $675,000.
Updated October 2026
Last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026. Details in the market snapshot below.
Sherman Oaks market snapshot
Sherman Oaks is a balanced market, with about 5 months of supply for houses. The median house sold in 23 days, and homes that sold in their first month averaged 100.4% of asking. After that, prices soften quickly, so pricing right from day one matters.
What happened to every listing
520 listings came off the market without selling. 381 of them (73%) came back with a new listing, and 151 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 100.4% of asking. After 120 days, 95.7%.
Houses vs. condos
Houses sell for about $826 a square foot here, condos for about $492.
Sherman Oaks (TheMLS areas Sherman Oaks), houses and condos priced $450,000 and up, listed through TheMLS, October 21, 2025 to October 21, 2026. Sold counts exclude sales recorded off the MLS. “Relisted” means a listing was canceled, expired or withdrawn and the same home was listed again during the period; a home relisted more than once counts each time. Information deemed reliable but not guaranteed.
| Last 12 months | Sold | Median price | Median $/sq ft | Median days | Sale-to-list | Listings that sold | Months of supply |
|---|---|---|---|---|---|---|---|
| Houses | 325 | $1,850,000 | $826 | 23 | 98.2% | 48% | 5 |
| Condos | 134 | $675,000 | $492 | 31 | 98.7% | 44% | 7 |
| All Sherman Oaks | 459 | $1,520,000 | $739 | 27 | 98.4% | 47% | 5.6 |
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“He will tell you when he doesn’t think a home is a good fit, a good investment, or the right neighborhood.”
Deanna H. · Dec 2022 · Read more reviews
Sherman Oaks values, street by street
Prices here run from about $600K on Tyrone Ave for condos to about $7.58M on Longridge Ave. The biggest dividing line is Ventura Boulevard: houses south of it sold for a median of $1.96M, versus $1.7M north of it.
Median sale price by street (houses unless noted)
Median of sales of $450,000 and up, last 12 months. Five or more sales per street. Source: TheMLS, October 21, 2026. Information deemed reliable but not guaranteed.
Renting in Sherman Oaks
Rents here ran about $4,875 a month at the median, from about $2,100 for a one-bedroom to about $5,775 for three bedrooms, across 432 MLS leases. 58% of rentals leased, with a median of 34 days on the market. Most apartments built before October 1978 fall under the City of Los Angeles rent stabilization ordinance.
Median rent by bedrooms
Leases signed through TheMLS, October 21, 2025 to October 21, 2026, Sherman Oaks. Bedroom groups with fewer than three leases are left out. Plenty of rentals never reach the MLS. Information deemed reliable but not guaranteed.
Sherman Oaks at a glance
| Sherman Oaks | |
|---|---|
| Jurisdiction | City of Los Angeles |
| Median sale price | Houses $1,850,000. Condos $675,000 |
| Sales in the last 12 months | 325 houses and 134 condos |
| School district | Los Angeles Unified, with many affiliated charter and magnet options |
| Transfer tax | $5.60 per $1,000 (city and county combined), plus Measure ULA on sales above $5.4 million |
Sherman Oaks, south and north of the Boulevard
South of Ventura Boulevard
The hillside and canyon streets climbing toward Mulholland, with bigger lots, more privacy and views. Houses here sold for a median of $1.96M, about $830 a square foot. Many of these streets are in the city's Very High Fire Hazard Severity Zone, so get insurance quotes early.
North of Ventura Boulevard
Flatter streets of ranch houses and the neighborhood's condo buildings, closer to the freeways and schools. Houses sold for a median of $1.7M, condos for about $675K.
Where I eat in Sherman Oaks
My go-to spots on Ventura Boulevard.
Thai
Anajak Thai
14704 Ventura Blvd.
Justin Pichetrungsi's family restaurant, with a James Beard award to show for it. Get the Hat Yai fried chicken and the river prawns, and plan ahead for Thai Taco Tuesday.
French
Petit Trois Le Valley
13705 Ventura Blvd.
Ludo Lefebvre's French bistro. The omelette and the Big Mec burger are the classics.
Buying and selling: what to know
In the Valley, the same budget can buy very different houses depending on which side of Ventura Boulevard you are on, how close you are to the freeway, and whether the lot is flat or hillside. Pools, additions and ADUs are common here, so permit history matters.
For sellers, the first month is the window: homes that sold in their first 30 days averaged 100.4% of asking, and homes that sat past 120 days averaged 95.7%.
What is your home worth?
Tell me the address and I will send you a value based on recent sales on your street, not an online estimate.
Schools
Sherman Oaks is in Los Angeles Unified, which runs many affiliated charter and magnet schools in the Valley. Assignments depend on the address, so confirm the attendance area for any specific home. The area also has well-known private schools.
Getting around
Sherman Oaks sits right where the 405 and the 101 meet, which makes it the Valley's easiest base for commuting over the hill. The Metro G Line busway runs along the north side of the Valley.
“They managed to secure a huge credit that significantly offset our costs, which was such an incredible bonus.”
Rebecca K. · Nov 2024 · Read more reviews
Questions buyers and sellers ask
Is Sherman Oaks part of the City of Los Angeles?
Yes. Neighborhoods of the San Fernando Valley like this one are part of the City of Los Angeles, so city rules apply, including the city transfer tax, Measure ULA on sales above $5.4 million and the rent stabilization ordinance for older apartments.
How much do houses cost in Sherman Oaks?
Over the last 12 months the median house sold for $1,850,000, about $826 a square foot, and the median condo for $675,000.
How fast do homes sell in Sherman Oaks?
The median house sold in 23 days, with about 5 months of supply.
What does "south of the Boulevard" mean?
It means south of Ventura Boulevard, toward the hills and Mulholland. Here, houses south of the Boulevard sold for a median of $1,959,500, versus $1,700,000 north of it.
Are the hills south of Ventura in a fire zone?
Some hillside streets in the hills south of Ventura Boulevard are in state-mapped Very High Fire Hazard Severity Zones. That affects brush clearance requirements, building rules and, most of all, insurance. Look up the address on the CAL FIRE map and get an insurance quote early in escrow, before your contingencies are up.
Nearby areas
Thinking about Sherman Oaks?
Whether you are buying your first house in the Valley or selling one you have owned for years, I will walk you through the street, the side of the Boulevard and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
