Tarzana real estate sits in the upper-middle tier of the San Fernando Valley, above Reseda and Woodland Hills on price and just below Encino, with a median around $1.1 million to $1.25 million depending on the source and month. Living in Tarzana means gated hillside estates and horse properties south of Ventura Boulevard, wide-lot ranch homes in the Flats to the north, and condos along the Boulevard that keep the entry point near $500,000. The community attracts entertainment industry families, physicians tied to the Providence Cedars-Sinai Tarzana campus, and move-up buyers who want more lot than Sherman Oaks allows. What sets it apart is land: half-acre parcels are normal, and two country clubs anchor the south side. James Malcom has sold homes in Tarzana from Corbin Palms to Mulholland Park and works the neighborhood from The Malcom Group’s Encino office a few minutes east on Ventura.
Tarzana Real Estate Market Overview
Figures vary by source because Tarzana blends hillside estates, ranches and condos. Per Zillow, July 2026, the typical home value is about $1.19 million, up roughly 1 percent year over year, with a median sale price of $1.105 million, 25 days to pending and sales closing at about 97.8 percent of list. Per Redfin, June 2026, zip 91356 posted a median sale price of about $1.23 million at $488 per square foot, 60 days on market, up 19 days year over year, and 64 closed sales, down about 21 percent.
This is a balanced market that has cooled from the 2021 to 2022 frenzy: inventory is up, well-priced homes in the Flats still draw multiple offers, and hillside homes above $3 million negotiate harder. The mix is roughly two-thirds single-family and one-third condo and townhome. Price bands: entry, $450,000 to $800,000 for condos along Ventura and Reseda; mid, $1 million to $2.2 million for updated ranches and smaller hillside homes; top, $3 million to $8 million for gated estates and new construction in the Flats. Market data last reviewed August 2026.
Homes for Sale in Tarzana
Most homes in Tarzana CA were built between 1948 and 1975, and the original ranch is still the dominant house type: single story, three or four bedrooms, a pool, and a lot of 10,000 to 20,000 square feet. North of Ventura Boulevard, long flat streets like Vanalden, Yolanda, Wilbur and Lindley are where builders buy original ranches, tear them down and deliver 5,000 to 7,000 square foot modern farmhouses and contemporaries.
South of the Boulevard the streets climb quickly. Mid-century post-and-beam homes, 1980s and 1990s Mediterranean estates and a few true architectural pieces line Avenida Oriente, Vanalden above Wells Drive, and the cul-de-sacs off Reseda Boulevard toward Mulholland. North-facing view lots command a premium, and many sit behind private gates or inside guard-gated communities with HOA dues. Condos and townhomes cluster along Ventura, Etiwanda and Reseda, mostly 1970s and 1980s buildings with pools. Outside the gated enclaves, HOA fees are rare for single-family homes.
Tarzana Neighborhoods and Enclaves
South of the Boulevard
The hillside band between Ventura Boulevard and Mulholland Drive is the heart of luxury Tarzana real estate: winding streets, mature oaks, privacy and Valley views. Homes range from $1.8 million for an original mid-century on a narrow lot to $5 million and up for a rebuilt estate on an acre. Buyers trade a longer drive up the hill for quiet.
Mulholland Park
Guard-gated, built in the late 1990s and early 2000s off Reseda Boulevard near Mulholland, Mulholland Park holds roughly 80 large Mediterranean and traditional homes on generous lots, many with views and pools. It is Tarzana’s best-known gated community and trades between about $3.5 million and $7 million.
Silver Hawk Ridge
A smaller gated enclave in the hills above Braemar, Silver Hawk Ridge offers newer construction, elevated lots and some of the widest Valley panoramas in the neighborhood. Sales are infrequent, and pricing runs from the high $3 millions into the $6 million range when a home does come up.
Braemar and Tarzana Hills
The streets that wrap around Braemar Country Club, including the Tarzana Hills tract, mix 1960s ranches and 1980s two-story homes with fairway and canyon frontage. Expect $1.7 million to $3.5 million depending on view and condition. Braemar Drive and Chalon Road are the streets to watch.
Melody Acres
West of Reseda Boulevard and north of Ventura, Melody Acres is Tarzana’s equestrian district, with horse-keeping zoning, half-acre and larger lots, and a rural feel a mile from the 101. Original ranches sell from about $1.3 million; rebuilt compounds with barns and guest houses push past $3 million.
The Flats
North of Ventura between Lindley and Corbin, the Flats are the workhorse of Tarzana homes for sale: flat lots, sidewalks, quick access to Ventura and the freeway. Updated ranches sell from $1.1 million to $2 million, and most new-build spec homes land here at $4 million and up. Vanalden, Yolanda and Wilbur are the signature streets.
Corbin Palms
Straddling the Tarzana and Woodland Hills line near Corbin and Ventura, Corbin Palms is a compact tract of 1950s Palmer and Krisel mid-century homes with post-and-beam ceilings and clerestory windows. Architecture buyers pay $1.2 million to $1.8 million for restored examples, and Warner Center is minutes away.
Schools in Tarzana
Tarzana is served by the Los Angeles Unified School District. Public elementary options include Tarzana Elementary on Wilbur Avenue, Wilbur Avenue Charter Elementary and Nestle Avenue Charter Elementary, all well regarded by local families. Most of the neighborhood feeds Gaspar de Portola Middle School, a charter magnet campus on Lindley Avenue. High school assignment splits between Taft Charter High School in Woodland Hills and Reseda Charter High School, with many hillside addresses zoned for Taft. Boundaries shift and charter enrollment has its own process, so confirm the zone with LAUSD before writing an offer, and treat GreatSchools as one input among several. Private options nearby include Crespi Carmelite in Encino, Chaminade College Preparatory in West Hills, Sierra Canyon in Chatsworth and Campbell Hall in Studio City.
Lifestyle: Parks, Dining and Things to Do
Tarzana Recreation Center on Vanalden Avenue is the community hub, with ballfields, tennis and youth programs. Uphill, Marvin Braude Mulholland Gateway Park and Caballero Canyon open onto the Santa Monica Mountains trails, and Dirt Mulholland toward Topanga State Park is a favorite for hikers and cyclists. Two private clubs define the south side: Braemar Country Club, with 36 holes and tennis, and El Caballero Country Club, a classic parkland course on Burbank Boulevard.
Ventura Boulevard is the dining corridor, with sushi, Persian and Israeli grills, steakhouses and wine bars, plus Tarzana Village Walk and Tarzana Square for errands. The Tarzana Cultural Center hosts concerts, art shows and community meetings, and the weekend farmers market draws a crowd. Westfield Topanga is ten minutes west. The name comes from Tarzana Ranch, the estate Edgar Rice Burroughs bought in 1919 and named for his most famous character; his ashes rest beneath a tree outside his former office on Ventura Boulevard.
Commute and Location
The 101 Ventura Freeway runs along the north edge of the Boulevard with on-ramps at Reseda, Tampa and Corbin, and it carries almost every commute out of Tarzana. Downtown Los Angeles is 35 to 60 minutes depending on the hour. Santa Monica and the Westside are 40 to 60 minutes over the hill by the 405 or Topanga Canyon. Burbank and the studios are 25 to 40 minutes east on the 101. LAX is 45 to 70 minutes via the 405, and Warner Center is under 10 minutes west. Metro’s G Line busway has stations at Reseda and Tampa a mile north, connecting to the North Hollywood B Line subway, and the Ventura Boulevard Rapid bus serves the corridor.
Who Buys in Tarzana and Why
Three buyer profiles dominate. First, families moving up from Sherman Oaks, Studio City or Encino who want a pool and a real lot without leaving the 101 corridor. Second, physicians, executives and entertainment professionals who want a gate and a view at better value than Encino Hills. Third, condo buyers and downsizers who want to walk to Ventura. Equestrian buyers come for Melody Acres.
Compared with Encino real estate, Tarzana offers 10 to 20 percent more house or lot for the same money, in exchange for a slightly longer drive over the hill. Against Woodland Hills, Tarzana skews more affluent in the hills and quieter in the Flats, while Woodland Hills wins on shopping near Warner Center. Many buyers read our Encino versus Woodland Hills comparison and then tour Tarzana as the middle path. For gated acreage, Hidden Hills and Calabasas are the next step west. See the Tarzana neighborhood guide for homebuyers.
Selling a Home in Tarzana
What sells fastest in Tarzana is a turnkey single-story ranch in the Flats or Corbin Palms between $1.2 million and $1.8 million; those homes hit a deep pool of move-up buyers and draw multiple offers when priced right. Hillside and gated homes above $3 million face a thinner buyer pool in 2026, and overpricing by 5 percent there can add 60 days. Spring through early summer is the strongest window, with a second push after Labor Day; hillside sales slow from Thanksgiving to early January.
Prep that matters locally: refresh the pool and hardscape, light the backyard so the lot reads large, settle hillside drainage or retaining wall questions before inspection, and order roof and sewer reports early. James markets every Tarzana real estate listing with professional photography, twilight shots for view and pool homes, drone and walkthrough video, and staging guidance from a light edit to full furniture. He prices to draw competing offers rather than leave a cushion, because the first two weeks set the tone. Start with a free Tarzana home valuation, then see our seller resources and best time to sell in Los Angeles.
Why Work With James Malcom in Tarzana
James Malcom is a Tarzana real estate agent who knows the difference between a Mulholland Park lot and a Melody Acres lot, which Flats streets carry a premium, and which hillside homes have the geology and permit history that lenders and inspectors accept. He has represented buyers and sellers across the neighborhood, backed by a full-time team, a real marketing budget and a track record you can review on our sold listings and client testimonials pages. The Malcom Group’s nearest office is in Encino at 17547 Ventura Blvd, five minutes east on the Boulevard; visit the Encino office page or the Woodland Hills office. To talk through a purchase or sale, contact James directly or call (310) 595-0915.
Tarzana Real Estate FAQ
Is Tarzana a good place to live?
Yes. Tarzana pairs large lots and a suburban feel with direct access to Ventura Boulevard and the 101. Families get well-regarded LAUSD campuses, two country clubs and mountain trails minutes from home. The trade-off is a longer Westside commute than Sherman Oaks and hotter summers than the coast. For buyers who want space near the city, it works very well.
How much does a house cost in Tarzana?
The median sale price ran about $1.1 million to $1.23 million in mid-2026 per Zillow and Redfin. Condos start around $450,000, updated ranches in the Flats trade from $1.1 million to $2 million, hillside and gated homes run $2 million to $6 million, and new construction and estates reach $7 million or more. Location relative to Ventura Boulevard is the biggest price driver.
Is Tarzana expensive?
Relative to Los Angeles as a whole, yes; the median is well above the citywide figure. Within the Ventura Boulevard corridor it is moderately priced, below Encino, Sherman Oaks and Studio City and above Reseda and most of Woodland Hills. Price per square foot, roughly $490 to $600 depending on the source, is lower than the Westside, which is why so many buyers cross the hill.
What are property taxes like in Tarzana?
Tarzana follows Proposition 13: the base rate is 1 percent of the purchase price, plus voter-approved local bonds and assessments that bring the effective rate to roughly 1.2 to 1.25 percent in this part of Los Angeles County. There is no Mello-Roos in Tarzana because it was built out long before that financing existed. Gated communities add HOA dues, which are separate from taxes. Assessed value resets to the sale price when you buy.
What are the best neighborhoods in Tarzana?
For luxury and privacy, Mulholland Park, Silver Hawk Ridge and the streets south of Ventura Boulevard around Braemar. For families who want flat lots and walkability, the Flats between Lindley and Corbin, especially Vanalden and Yolanda. For architecture, Corbin Palms. For horse owners, Melody Acres. The best choice depends on whether you value views, lot size, schools or a short walk to the Boulevard.
Is Tarzana a buyer’s or seller’s market right now?
As of August 2026 it is balanced and price-sensitive. Days on market have stretched to about 60 per Redfin, inventory is higher than a year ago, and sale-to-list ratios sit just under 98 percent per Zillow. Well-priced homes under $2 million still see competition, while estates above $3 million favor patient buyers. Sellers win by pricing accurately from day one; buyers have more choice and leverage than at any point since 2019.
How do I find a realtor in Tarzana?
Look for an agent with recent closed sales in the pocket you care about, a documented marketing plan, and the ability to explain hillside geology, LAUSD boundaries and gated community rules from memory. Ask for Tarzana references. James Malcom works Tarzana daily from the Encino office; browse our buyer resources or featured communities to compare.
Thinking about buying or selling in Tarzana? Call James Malcom at (310) 595-0915 or request a free home valuation.
More Tarzana seller questions
What do I need to do before selling a home in Tarzana?
Tarzana 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. Order roof and sewer reports early, settle hillside drainage or retaining wall questions before inspection, refresh the pool and hardscape and light the backyard so the lot reads large. Gated sellers should pull HOA documents on day one. James Malcom runs this list from the Encino office, (310) 595-0915.
Does Measure ULA apply to home sales in Tarzana?
Yes. Tarzana 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 ranches and condos trade below the first threshold, but Mulholland Park, Silver Hawk Ridge, south of the Boulevard estates and new-build spec homes in the Flats regularly clear it. Confirm current thresholds with James before pricing.
How long does it take to sell a house in Tarzana?
A turnkey single-story ranch in the Flats or Corbin Palms priced in the mid band hits a deep pool of move-up buyers and typically draws multiple offers in the first two weeks, then closes after a 30 day escrow. Hillside and gated homes at the top of the market face a thinner buyer pool, and overpricing by 5 percent there can add 60 days. Across the zip, days on market have stretched to about 60, so the first two weeks set the tone.
What is the best month to list a house in Tarzana?
Spring through early summer, roughly March through June, is the strongest window, driven by families targeting Wilbur, Nestle and Tarzana elementaries and the Portola Middle School zone before August. A second push comes after Labor Day. Hillside sales slow from Thanksgiving to early January, so estate listings should launch in spring or September.
Should I renovate before selling in Tarzana?
Refresh the pool, hardscape and lighting; skip the structural remodel. On the long flat streets like Vanalden, Yolanda and Wilbur, builders buy original ranches for land value and deliver new modern farmhouses, so a last-minute kitchen will not change what a developer pays. For homes that will sell to families, paint, flooring and a staged yard return the most. Hillside sellers get more from resolved drainage and geology questions than from finishes.
Can I sell a house with tenants in Tarzana?
Yes. Single-family homes and condos generally fall under California statewide just-cause rules, while the 1970s and 1980s multifamily buildings along Ventura, Etiwanda and Reseda are usually covered by the LA Rent Stabilization Ordinance with relocation requirements. Gated communities may also restrict leasing. An occupied house loses the move-up families who set prices in the Flats, so a negotiated move-out before listing usually nets more.
What disclosures are required when selling in Tarzana?
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 should disclose fire zone status, geology reports, drainage and retaining wall history, and equestrian sellers in Melody Acres should disclose horse-keeping zoning and barn permits. Gated-community and condo sellers deliver full HOA documents.
Does fire zone status affect selling a home in the Tarzana hills?
Yes south of Ventura Boulevard. Mulholland Park, Silver Hawk Ridge, the Braemar streets and the cul-de-sacs off Reseda Boulevard toward Mulholland sit in or near Very High Fire Hazard Severity Zones, which affects insurance cost and availability. Sellers there should have brush clearance records and an insurance quote path ready before listing. The Flats north of Ventura and Melody Acres are generally outside the zone.
What schools serve Tarzana homes?
Tarzana is served by LAUSD, with Tarzana Elementary on Wilbur Avenue, Wilbur Avenue Charter Elementary and Nestle Avenue Charter Elementary feeding Gaspar de Portola Middle School, a charter magnet on Lindley. High school splits between Taft Charter High in Woodland Hills and Reseda Charter High, with many hillside addresses zoned for Taft. Crespi Carmelite, Chaminade, Sierra Canyon and Campbell Hall are the private options. Boundaries shift, so confirm with LAUSD before writing an offer.
How long is the commute from Tarzana to the Westside or Downtown?
Downtown Los Angeles is 35 to 60 minutes depending on the hour, Santa Monica and the Westside 40 to 60 minutes over the hill by the 405 or Topanga Canyon, Burbank and the studios 25 to 40 minutes east on the 101 and LAX 45 to 70 minutes. Warner Center is under 10 minutes west. The Metro G Line busway has stations at Reseda and Tampa a mile north, connecting to the North Hollywood B Line.
Tarzana vs Encino: which is better for buying or selling?
Tarzana offers 10 to 20 percent more house or lot for the same money, two country clubs and Melody Acres horse property, in exchange for a slightly longer drive over the hill. Encino carries the stronger name, a deeper luxury tier in Royal Oaks and Amestoy Estates and the Sepulveda Basin. Both are City of Los Angeles with the same Measure ULA rules. Sellers in Encino reach a larger executive pool; sellers in Tarzana reach value-minded move-up families and physicians.
Who is the best listing agent in Tarzana?
James Malcom of The Malcom Group lists homes across Tarzana, from Corbin Palms to Mulholland Park, from the Encino office at 17547 Ventura Blvd, five minutes east on the Boulevard. Judge any agent on recent closed sales in your pocket, the ability to explain hillside geology, LAUSD boundaries and gated community rules from memory, a documented marketing plan with twilight and drone video, and pricing built to draw competing offers in the first two weeks. Call (310) 595-0915.