San Fernando Valley Guide
The San Fernando Valley
More house and more yard, twenty minutes over the hill from the Westside.
Free Buyer’s GuideFree Seller’s GuideThe southern San Fernando Valley, from Toluca Lake to West Hills, is where a lot of Westside buyers end up when they want a real yard, a pool or a fourth bedroom. Every neighborhood in this guide is part of the City of Los Angeles, but each one prices differently, and the biggest line of all is Ventura Boulevard: south of it, the hills; north of it, the flats.
Over the last year, 3,137 homes of $450,000 and up sold across these neighborhoods. The median house went for $1,480,000, from about $891K in North Hollywood to $2.23M in Encino.
Updated October 2026
Encino, Sherman Oaks, Studio City, Toluca Lake, North Hollywood, Valley Village, Valley Glen, Tarzana, Woodland Hills and West Hills, last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026.
Choose your Valley neighborhood
Encino
$2.23M
Median house price. Big lots south of the Boulevard.
Sherman Oaks
$1.85M
Median house price. Where the 405 meets the 101.
Studio City and Toluca Lake
$2.1M
Median house price. Studios, Tujunga Village and Toluca Lake.
North Hollywood and Valley Village
$985K
Median house price. The Arts District and the best transit.
Tarzana
$1.83M
Median house price. Hillside homes in the West Valley.
Woodland Hills and West Hills
$1.2M
Median house price. Big lots and Warner Center.
Northridge
$1.13M
Median house price. Ranch houses, Sherwood Forest and CSUN.
Porter Ranch
$1.34M
Median house price. Newer planned communities against the hills.
Chatsworth
$1.12M
Median house price. Horse properties and big lots.
Canoga Park
$855K
Median house price. Ranch houses next to Warner Center.
Calabasas and Hidden Hills
$2.07M
Median house price. Gated communities and Las Virgenes schools.
Valley values, neighborhood by neighborhood
The median house sold for $891K in North Hollywood, $1.2M in Woodland Hills and West Hills, $1.85M in Sherman Oaks, $2.1M in Studio City and $2.23M in Encino.
Median house price by neighborhood
Houses only, median of sales of $450,000 and up, last 12 months. Source: TheMLS, October 21, 2026. Information deemed reliable but not guaranteed.
| Neighborhood | Houses sold | Median house price | Median $/sq ft | Median days | Months of supply | Median rent |
|---|---|---|---|---|---|---|
| Encino | 332 | $2,228,000 | $750 | 22 | 6.9 | $4,550 |
| Sherman Oaks | 325 | $1,850,000 | $826 | 23 | 5 | $4,875 |
| Studio City and Toluca Lake | 323 | $2,095,000 | $887 | 25 | 4.8 | $4,995 |
| North Hollywood and Valley Village | 406 | $985,000 | $664 | 18 | 4.4 | $3,400 |
| Tarzana | 148 | $1,829,250 | $659 | 27 | 7.1 | $4,500 |
| Woodland Hills and West Hills | 962 | $1,200,000 | $596 | 20 | 4.2 | $4,600 |
Search San Fernando Valley homes
My work in the Valley
Sales where I represented the seller or the buyer include 11536 Burbank Boulevard in North Hollywood, 5301 Balboa Boulevard in Encino and 18350 Hatteras Street in Tarzana, and as part of a team I worked on 24036 Lance Place in West Hills.
Thinking about the Valley?
Whether you are moving over the hill for more space or selling a home you have owned for years, I will walk you through each neighborhood and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
