Sherman Oaks real estate is the sweet spot of the San Fernando Valley: close enough to the Westside to commute over the hill on Sepulveda or the 405, yet priced well below Studio City hillsides and Encino estates. The typical sale sits between $1.35 million and $1.55 million, with hillside homes south of Ventura Boulevard regularly trading from $2.5 million to $6 million and condos along the Ventura corridor starting in the $500,000s. It attracts entertainment industry professionals, young families leaving Westside apartments, and buyers who want walkable dining without a Hollywood price tag. What makes it distinct is the mix: the same zip code holds gated canyon estates, 1940s ranch homes on wide flat streets, and modern condos steps from the Galleria. James Malcom sells throughout Sherman Oaks from The Malcom Group office at 17547 Ventura Blvd in Encino, a five minute drive from the 101 and 405 interchange.
Sherman Oaks Real Estate Market Overview
Per Redfin, June 2026, the median sale price in Sherman Oaks was $1,539,464, up about 6.7 percent year over year, at $713 per square foot, with a median of 50 days on market, a sale-to-list ratio of 99.3 percent and 197 homes sold. Redfin rates the area “somewhat competitive.”
Per Zillow, July 2026, the typical Sherman Oaks home value was $1,351,849, up 2.5 percent over the past year, with a median list price of $1,530,167 and homes going pending in a median of 32 days. The gap between sources reflects Zillow blending condos and flats homes into one index.
Inventory is running roughly 300 active listings with about 3.7 months of supply per Zillow-sourced local reports for June 2026, more selection than 2022 but short of a buyer’s market. Prices are flat to slightly up, with well-priced homes in escrow within three weeks and overpriced homes sitting 45 to 60 days before a price cut.
The property mix is roughly 55 percent single-family homes, 40 percent condos and townhomes, and a small share of duplexes north of Magnolia. Sherman Oaks real estate price bands break down like this:
- Entry: $525,000 to $800,000 buys a one or two bedroom condo along Ventura, Sepulveda or Moorpark.
- Mid: $1.1 million to $2 million covers most single-family homes in the flats between Ventura and Magnolia, including updated ranch homes with pools.
- Top: $2.2 million to $6 million and up for hillside view homes, Longridge Estates, Royal Woods and new construction south of the boulevard.
Market data last reviewed August 2026.
Homes for Sale in Sherman Oaks
Most Sherman Oaks homes for sale in the flats were built between 1938 and 1960: single-story ranch and traditional homes on 6,000 to 8,500 square foot lots, many with detached garages that have become ADUs. Between Ventura and Magnolia the streets are wide and the houses range from original two-bedroom cottages to rebuilt 3,500 square foot modern farmhouses. On streets like Hesby, Dickens, Milbank and Valleyheart a new construction spec home often sits next to an untouched 1950 original.
South of the boulevard the terrain climbs fast. Homes date from the 1950s through the 1980s, with mid-century post and beam, Spanish revival and contemporary styles on hillside lots from a quarter acre to over an acre. View lots facing north over the Valley command the highest per-square-foot prices in the community. Gated communities are rare apart from a few private streets near Mulholland, so HOA fees are mostly a condo consideration. The condo market is large: Ventura, Sepulveda, Moorpark and Dickens are lined with 1970s and 1980s buildings and newer townhome projects, typically with HOA dues from $400 to $800 a month.
Sherman Oaks Neighborhoods and Enclaves
South of the Boulevard Hills
The hillside area south of Ventura between Sepulveda and Coldwater Canyon is the prestige address in Sherman Oaks. Winding streets like Stone Canyon, Valley Vista and Woodcliff hold mid-century view homes, remodeled contemporaries and new builds. Pricing runs from $2 million for a smaller home on a sloped lot to $5 million and beyond for flat-pad view estates.
Longridge Estates
Tucked above Ventura near Longridge Avenue, this enclave is known for larger lots, mature landscaping and a quiet, almost rural feel. Longridge Estates homes trade from about $2.5 million to $7 million, with the top end reserved for gated properties on an acre or more with pools, guest houses and privacy.
Royal Woods
West of the 405 and south of Ventura, Royal Woods sits on hillside streets near Sepulveda and Valley Vista. Homes are mostly updated 1960s and 1970s builds on sloped lots with Valley views. Prices run from $1.8 million to $3.5 million, and the location near the Sepulveda Pass makes it popular with Westside commuters.
Chandler Estates
North of Magnolia along Chandler Boulevard, this flat, tree-lined pocket features larger 1940s and 1950s ranch homes on 8,000 to 12,000 square foot lots. Chandler Estates is a rebuild hotspot, with new two-story homes selling from $2.2 million to $3.5 million while original ranches in the pocket start around $1.4 million.
Magnolia Woods
Between Magnolia and Burbank Boulevards west of Woodman, Magnolia Woods is quieter and slightly more affordable than the streets close to Ventura. Expect 1950s three-bedroom homes on 7,000 square foot lots from $1.2 million to $1.7 million, with remodeled or expanded homes reaching $2 million. Popular with first-time single-family buyers.
Ventura Boulevard Corridor Condos
From Sepulveda east to Coldwater, the corridor along Ventura, Dickens and Moorpark is condo country. One-bedroom units start around $525,000, two-bedroom units run $700,000 to $950,000, and newer townhomes reach $1.2 million. Buyers get walkability to restaurants, the Galleria and Fashion Square.
Schools in Sherman Oaks
Sherman Oaks is served by the Los Angeles Unified School District. Public elementary schools include Sherman Oaks Elementary Charter School on Dickens Street, Dixie Canyon Community Charter south of Ventura, Kester Avenue Elementary, and Chandler Elementary. All are well regarded and a big reason families choose specific streets; verify the assigned school for any address before writing an offer. Middle schoolers generally attend Millikan Middle School, an affiliated charter with a performing arts magnet. High schools include Van Nuys High School with its well-known medical magnet program and Ulysses S. Grant High School in Valley Glen.
Private schools matter here too. Notre Dame High School, a Catholic college prep school on Riverside Drive, is one of the most sought-after in the Valley. The Buckley School in the hills off Stone Canyon Road is a well regarded K through 12 independent school. Campbell Hall and Harvard-Westlake are minutes east in Studio City. Families comparing schools on GreatSchools should plan tours early; private admissions here are competitive.
Lifestyle: Parks, Dining and Things to Do
Van Nuys Sherman Oaks Park at Hazeltine and Huston is the community’s backyard: 60 acres with a pool, tennis courts, ball fields, a senior center and a summer concert series. The Sepulveda Basin a few minutes north adds the Lake Balboa loop and golf courses. Hikers head to Fryman Canyon, Wilacre Park and the Dixie Canyon Park trail south of Ventura.
Shopping is anchored by Westfield Fashion Square at Riverside and Woodman, with Bloomingdale’s and Macy’s, and by the Sherman Oaks Galleria at Ventura and Sepulveda, now more office and dining than mall. The Ventura Boulevard corridor between Sepulveda and Coldwater is one of the best dining stretches in the Valley: Casa Vega, Mistral, Augustine Wine Bar, Boneyard Bistro and Sushi Iki, with Trader Joe’s and Whole Foods for daily errands. The Sherman Oaks farmers market runs Tuesday afternoons near the Galleria, and the Sherman Oaks Street Fair closes the boulevard each October.
Commute and Location
Sherman Oaks sits at the 101 and 405 interchange, both its greatest convenience and its main traffic headache. Downtown LA is about 25 to 45 minutes on the 101, the Burbank studios are 15 to 25 minutes east, and Warner Center in Woodland Hills is 15 to 20 minutes west. The Westside means the Sepulveda Pass: Westwood runs 20 to 35 minutes, Santa Monica 30 to 50 minutes, and LAX 35 to 60 minutes depending on the hour.
Transit includes the Metro G Line busway at Van Nuys and Woodman, connecting to the B Line subway at North Hollywood, and Metro Rapid buses along Ventura Boulevard. Burbank Airport is 20 minutes away.
Who Buys in Sherman Oaks and Why
Buyers of Sherman Oaks homes for sale fall into a few groups: entertainment industry professionals who work in Burbank or Studio City, young families leaving Westside rentals for a yard and an LAUSD charter elementary, condo buyers who want a walkable life along Ventura, and hillside buyers at $3 million and up who choose Sherman Oaks over Encino and Studio City for the value per square foot.
Compared to Encino, Sherman Oaks is denser, more walkable and generally 15 to 25 percent less expensive for a comparable flats home, though Encino wins on lot size and privacy. Compared to Studio City, it offers similar dining and a nearly identical commute at a modest discount, especially for condos. Buyers who need a bigger lot often end up in Woodland Hills, trading the shorter Westside commute for space. Our guide to moving to Sherman Oaks covers living in Sherman Oaks street by street, and the featured communities hub compares every Valley market we serve.
Selling a Home in Sherman Oaks
What sells fastest is a turnkey three or four bedroom home south of Magnolia with a pool, an updated kitchen and a permitted ADU. These homes routinely draw multiple offers within two weekends when priced at or just below the last comparable sale. Original-condition homes sell to developers at lot value. Condos sell best when HOA financials are clean, so gather those documents before listing.
Late February through June is the strongest window, with a second push in September before the holiday slowdown. Prep that pays off locally includes fresh exterior paint, drought-tolerant landscaping, clearing hillside views, and staging the primary suite and outdoor space. James markets every listing with professional photography and video, drone shots for hillside properties, staging guidance, a pre-listing inspection, and pricing built to draw multiple offers rather than chase the market down. Read the seller resources and best time of year to sell in Los Angeles, then request a free home valuation.
Why Work With James Malcom in Sherman Oaks
James Malcom is a Sherman Oaks realtor who treats the community as home turf, working from The Malcom Group Encino office at 17547 Ventura Blvd, ten minutes down the boulevard. He knows which flats streets carry a Sherman Oaks Elementary Charter boundary premium, which hillside streets have the safest road access, and what an ADU adds to a sale price. Buyers get honest guidance on condo HOA health and hillside inspections. Sellers get a Sherman Oaks real estate pricing plan built on actual comparable sales rather than automated estimates. See what past clients say on the testimonials page, review recent sold homes, or contact the team to start a conversation.
Sherman Oaks Real Estate FAQ
Is Sherman Oaks a good place to live?
Yes. Sherman Oaks offers a walkable Ventura Boulevard dining corridor, well regarded LAUSD charter elementary schools, a 60 acre community park, and the fastest Valley access to the Westside through the Sepulveda Pass. Neighborhoods range from quiet hillside streets to condo buildings near the Galleria, so it suits families, professionals and downsizers alike.
How much does a house cost in Sherman Oaks?
Per Redfin, June 2026, the median sale price in Sherman Oaks was $1,539,464, while Zillow’s July 2026 typical home value was $1,351,849. Single-family homes in the flats mostly sell from $1.1 million to $2 million, hillside homes south of Ventura from $2.2 million to $6 million, and condos from roughly $525,000 to $1.2 million.
Is Sherman Oaks expensive?
Sherman Oaks is expensive relative to the wider Valley but a value compared to the Westside. At roughly $713 per square foot per Redfin, it sits below Studio City and Encino hillsides and far below Brentwood or Santa Monica. The condo market keeps entry pricing accessible, which is why many buyers start here before moving up.
What are property taxes like in Sherman Oaks?
Under Proposition 13, the base rate is 1 percent of the purchase price, plus voter-approved local bonds and assessments that bring the effective rate in Los Angeles County to roughly 1.2 percent. Sherman Oaks is an established community with no Mello-Roos districts, so a $1.5 million purchase runs about $18,000 to $19,000 per year.
What are the best neighborhoods in Sherman Oaks?
For prestige and views, the South of the Boulevard hills, Longridge Estates and Royal Woods lead. For families wanting flat lots and charter elementary access, Chandler Estates, Magnolia Woods and the streets around Dickens and Hesby are favorites. For walkability, the Ventura corridor condos put you steps from dining and shopping.
Is Sherman Oaks a buyer’s or seller’s market right now?
As of August 2026 it is close to balanced with a slight seller’s edge for turnkey homes. Redfin rates the market “somewhat competitive,” homes sell at about 99 percent of list, and inventory near 3.7 months of supply gives buyers more choice than in 2022. Well-priced homes still draw multiple offers, while overpriced listings sit and take price cuts.
How do I find a realtor in Sherman Oaks?
Look for a Sherman Oaks real estate agent with recent sales in your specific pocket, not just the zip code, and ask how they price and market a home like yours. James Malcom works from the Encino office at 17547 Ventura Blvd and covers the whole Valley. Call (310) 595-0915 or visit our buyer resources to get started.
Thinking about buying or selling in Sherman Oaks? Call James Malcom at (310) 595-0915 or request a free home valuation.
More Sherman Oaks seller questions
What do I need to do before selling a home in Sherman Oaks?
Sherman Oaks is inside the City of Los Angeles, so order the LADBS 9A Report of Residential Property Records, bring smoke and carbon monoxide alarms, seismic gas shut-off and water conservation fixtures into compliance, and complete the state transfer disclosures. Get a pre-listing inspection, confirm any ADU or garage conversion is permitted, refresh exterior paint and drought-tolerant landscaping, and clear hillside views. Condo sellers should gather HOA financials before listing. James Malcom runs this list from the Encino office, (310) 595-0915.
Does Measure ULA apply to home sales in Sherman Oaks?
Yes. Sherman Oaks is inside the City of Los Angeles, so Measure ULA applies to sales at or above the annually adjusted thresholds and is charged on the entire price, on top of the regular city and county transfer taxes. Most flats homes and condos trade below the first threshold, but hillside homes south of the Boulevard, Longridge Estates and new construction in Chandler Estates regularly clear it. Confirm current thresholds with James before pricing.
How long does it take to sell a house in Sherman Oaks?
A turnkey three or four bedroom south of Magnolia with a pool, an updated kitchen and a permitted ADU routinely draws multiple offers within two weekends when priced at or just below the last comparable sale, then closes after a 30 day escrow. Overpriced homes sit 45 to 60 days before a price cut. Original-condition homes sell to developers at lot value, and condos move fastest when HOA financials are clean.
What is the best month to list a house in Sherman Oaks?
Late February through June is the strongest window, driven by families targeting the Sherman Oaks Elementary Charter, Dixie Canyon and Kester boundaries before the school year. September brings a second push before the holiday slowdown. December and August are the thinnest months for showings.
Should I renovate before selling in Sherman Oaks?
Selectively. Updated kitchens, a permitted ADU and a usable pool and yard pay back on flats homes that will sell to families, while an original 1950 cottage on a Hesby or Dickens lot usually sells to a builder for land value regardless of finishes. Paint, drought-tolerant landscaping and staged primary and outdoor spaces are the efficient investments. James will tell you whether your home sells to an end user or a developer before you spend.
Can I sell a house with tenants in Sherman Oaks?
Yes. Single-family homes and condos generally fall under California statewide just-cause rules, while the 1970s and 1980s multifamily buildings along Ventura, Sepulveda, Moorpark and Dickens and the duplexes north of Magnolia are usually covered by the LA Rent Stabilization Ordinance with relocation requirements. A permitted ADU with a tenant is an asset to many buyers; an occupied main house loses the family pool. A negotiated move-out before listing usually nets more.
What disclosures are required when selling in Sherman Oaks?
California requires the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure report and lead paint disclosure for pre-1978 homes, plus the City of Los Angeles 9A report and retrofit compliance. Hillside sellers south of Ventura should disclose fire zone status, slope, drainage and road access, and any seller with a converted garage must disclose ADU permit status. Condo sellers deliver HOA documents, including reserves, dues history and litigation.
Does fire zone status affect selling a home in the Sherman Oaks hills?
Yes south of Ventura Boulevard. The hills between Sepulveda and Coldwater Canyon, Longridge Estates and Royal Woods sit in or near Very High Fire Hazard Severity Zones, and buyers ask about insurance availability early. Sellers there should have brush clearance records and an insurance quote path ready, and should know which hillside streets have the safest road access. The flats between Ventura and Magnolia are generally outside the zone.
What schools serve Sherman Oaks homes?
Sherman Oaks is served by LAUSD, with Sherman Oaks Elementary Charter on Dickens Street, Dixie Canyon Community Charter south of Ventura, Kester Avenue Elementary and Chandler Elementary, all of which move home values. Middle schoolers generally attend Millikan Middle School with its performing arts magnet, and high schools include Van Nuys High with its medical magnet and Grant High. Notre Dame, The Buckley School, Campbell Hall and Harvard-Westlake are the private options. Verify the assigned school before you offer.
How long is the commute from Sherman Oaks to the Westside or Burbank?
Westwood runs 20 to 35 minutes through the Sepulveda Pass, Santa Monica 30 to 50 minutes and LAX 35 to 60 minutes depending on the hour. Downtown Los Angeles is 25 to 45 minutes on the 101, the Burbank studios 15 to 25 minutes east and Warner Center 15 to 20 minutes west. The Metro G Line busway at Van Nuys and Woodman connects to the B Line at North Hollywood, and Burbank Airport is 20 minutes.
Sherman Oaks vs Studio City: which is better for buying or selling?
Studio City is smaller, more walkable and generally several hundred thousand dollars more for a comparable flats home, with the Carpenter Community Charter premium and Tujunga Village. Sherman Oaks offers similar Ventura Boulevard dining, a nearly identical commute, more inventory and more price points, especially in condos. Both are City of Los Angeles with the same transfer tax rules. Sellers in Sherman Oaks reach a larger pool; sellers in Studio City reach buyers paying up for a specific boundary.
Who is the best listing agent in Sherman Oaks?
James Malcom of The Malcom Group lists homes across Sherman Oaks from the Encino office at 17547 Ventura Blvd, ten minutes down the boulevard. Judge any agent on recent closed sales in your specific pocket rather than the zip code, knowledge of which streets carry a charter boundary premium and which hillside streets have safe access, a pricing plan built on actual comparable sales rather than automated estimates, and marketing with drone footage for hillside homes. Call (310) 595-0915.