Toluca Lake real estate sits in a quiet pocket between Burbank, Studio City and North Hollywood, one of the few places in Los Angeles where a private lake, a legendary golf club and three major studios are all within minutes of your front door. Prices are firmly upper tier for the San Fernando Valley: most single family homes trade between $1.4 million and $3.5 million, lakefront and Lakeside Golf Club estates run well past that, and condos along the edges start around $650,000. The Riverside Drive village gives it a small-town feel rare this close to the 101 and 134. Buyers tend to be studio executives, writers, producers, physicians and families who want walkability, mature trees and a short commute to Warner Bros, Disney and Universal. James Malcom has represented buyers and sellers here for years from his nearby Encino office, and he knows which streets carry the premium and why.
Toluca Lake Real Estate Market Overview
Toluca Lake straddles two cities, so it helps to check more than one data source. For the 91602 zip code, the median sale price was $1,589,641 in June 2026, up 21.3 percent year over year, per Redfin, at $635 per square foot, 55 days on market and a 99.5 percent sale-to-list ratio, with 44 homes closing that month. Movoto reported a median sold price of $1,430,000 at $654 per square foot for July 2026, with 33 active listings and 90 average days on market, up from 75 a year earlier. Zillow’s typical home value was $1,442,518 as of July 31, 2026, up 2.5 percent.
The market is balanced with a seller’s edge on the right house. Inventory has grown modestly, days on market are longer, and homes close near list. Updated, correctly priced single family homes still draw multiple offers within two weeks; overpriced homes sit. The mix is roughly 60 percent single family, with the balance condos and townhomes near Riverside Drive, Cahuenga and Moorpark.
- Entry band: $650,000 to $1.1 million for a condo, townhome or small original bungalow on the North Hollywood or Burbank edge.
- Mid band: $1.4 million to $2.8 million for most three and four bedroom homes on standard lots, often updated 1930s and 1940s traditionals.
- Top band: $3 million to $8 million and up for lake-adjacent estates, lots near Lakeside Golf Club and new construction over 4,000 square feet.
Market data last reviewed August 2026.
Homes for Sale in Toluca Lake
Toluca Lake was subdivided in the 1920s and built out over the next three decades, so the housing stock is older and more varied than most of the Valley. Expect Spanish Colonial Revival, Monterey and Tudor Revival homes from the 1920s and 1930s, Cape Cod and Colonial traditionals from the 1940s, and single story ranches from the 1950s. Lots are generous, commonly 7,000 to 12,000 square feet, and streets near the lake carry lots beyond a quarter acre with pool and guest house space.
New construction has arrived on many blocks, usually a two story modern farmhouse replacing a small original ranch, and those homes command the top prices per square foot. Well-kept original homes are increasingly rare and sell fast to buyers who prefer character over volume. There are no gated tracts or master-planned HOAs among the single family homes; HOAs are limited to condo and townhome buildings along Cahuenga, Moorpark and Riverside. Sought-after streets include Toluca Lake Avenue, Forman Avenue, Valley Spring Lane, Placidia Avenue and Navajo Street. Lakefront lots almost never hit the open market.
Toluca Lake Neighborhoods and Enclaves
Toluca Lake Proper and the Lake
The historic core surrounds the private six acre lake tucked behind homes south of Riverside Drive beside Lakeside Golf Club. Lakefront parcels include access to the water and trade privately at $5 million to well over $10 million. Nearby blocks without water access run $2.5 million to $6 million for larger traditional and new construction homes.
Toluca Woods
North of Riverside Drive and west of Cahuenga, Toluca Woods is where many buyers land. Streets like Ledge, Klump and Bloomfield carry 1940s traditionals and 1950s ranches on tidy lots, generally $1.3 million to $2.2 million, with full remodels reaching higher. It is one of the friendlier entry points into the neighborhood.
Toluca Terrace
Near Cahuenga Boulevard and Camarillo Street, Toluca Terrace is a compact pocket of older single family homes and a few small multifamily buildings. It runs more modest, roughly $1.1 million to $1.8 million, with a walk to the Riverside Drive shops and quick access to the 101. Watch for original homes with good bones at a discount.
West Toluca Lake
West of Lankershim and south of Magnolia, this pocket overlaps North Hollywood near the NoHo Arts District and Universal City. Values are the most accessible in the area, typically $950,000 to $1.6 million for single family, with more condos and small-lot infill. It suits buyers who want the lifestyle at a lower cost of entry.
Burbank Side of Toluca Lake
East of Clybourn Avenue the neighborhood crosses into the City of Burbank and the 91505 zip code. Homes here get Burbank Unified schools and Burbank city services, which many families prioritize, and trade in a similar $1.4 million to $3 million range. Streets near Valley Heart Drive back up to the golf course and hold the most private lots.
Riverside Drive Corridor
Along Riverside Drive between Cahuenga and Pass Avenue is where the condos, townhomes and mixed-use buildings live. Units range from about $650,000 for a two bedroom to $1.3 million for a large townhome. It is the choice for downsizers who want to walk to dinner and first-time buyers getting into Toluca Lake real estate without a lawn to mow.
Schools in Toluca Lake
The Los Angeles portion of Toluca Lake is served by the Los Angeles Unified School District. Toluca Lake Elementary on Forman Avenue is the neighborhood school and is well regarded by local families, and Rio Vista Elementary serves the western blocks toward North Hollywood. Middle school assignments go to Walter Reed Middle School in Studio City and high school to North Hollywood High School, home to a selective magnet. Homes on the Burbank side fall under Burbank Unified School District, which is consistently well regarded and a major reason buyers watch which side of Clybourn a house sits on.
St. Charles Borromeo School on Moorpark Street is a long-running Catholic parish school in the heart of the village, and Campbell Hall, Harvard-Westlake, Oakwood and Buckley are all within easy reach. Check GreatSchools and current boundary maps before you write an offer, since lines can shift by a single street.
Lifestyle: Parks, Dining and Things to Do
Riverside Drive between Cahuenga and Pass Avenue is a genuine main street with sidewalk seating and independent shops. Longtime favorites include Bob’s Big Boy, the 1949 landmark with its Friday classic car night, along with Paty’s, Malbec, Prosecco Trattoria, Forman’s Whiskey Tavern and Priscilla’s coffee, and the farmers market runs on Riverside every Sunday. Lakeside Golf Club, founded in 1924, is the private anchor of the neighborhood and has hosted Hollywood’s golfing set for a century. For public greenspace, the Los Angeles River Greenway runs along the southern edge, North Weddington Park is five minutes away, and Griffith Park is one exit down the 134 for hiking, the LA Zoo and the Autry Museum. The Holiday Open House and Parade takes over Riverside Drive each December.
Commute and Location
Location is the reason for the premium. Warner Bros is a five minute drive, Walt Disney Studios about seven, and Universal roughly five via Lankershim or Cahuenga. The 101 is reachable at Cahuenga, Lankershim or Barham and the 134 at Pass Avenue, which puts Downtown Los Angeles at 20 to 35 minutes in normal traffic and Pasadena at about 20. Hollywood is 10 to 15 minutes over the Cahuenga Pass, Burbank Airport 10 minutes, LAX 40 to 70 minutes depending on the hour, Santa Monica 35 to 60 minutes via the 101 and 405, and Warner Center 25 to 35 minutes west.
The Metro B Line at Universal City/Studio City station reaches Hollywood in 10 minutes and Downtown in about 25, and Metrolink’s Burbank Downtown station is a few minutes east.
Who Buys in Toluca Lake and Why
Studio proximity drives the buyer pool. Producers, showrunners, network executives and post-production owners buy homes in Toluca Lake CA to cut a 45 minute commute to five. Physicians at Providence Saint Joseph follow, along with families moving up from Valley Village or North Hollywood for the schools and trees, and downsizers who want a Riverside corridor condo.
Toluca Lake real estate is smaller in scale and more consistent than Studio City, which offers more hillside inventory and a wider price spread, and it is a step up in price and lot size from Burbank proper, which trades for less but lacks the lake and golf course. Sherman Oaks gives buyers more square footage per dollar and quicker Westside access, while Toluca Lake wins on studio commutes and small-town character. For a deeper read, see James’s post on what to know before you buy in Toluca Lake.
Selling a Home in Toluca Lake
What sells fastest is a turnkey traditional or Spanish home with a real kitchen, a usable backyard and a pool, priced within a few percent of the last comparable sale. Buyers here compare a Toluca Lake listing against Studio City and Burbank the same weekend, so overpricing by even 5 percent tends to push a home into the 60 to 90 day category. Spring is the strongest season, with a second window from late August through October.
Prep that matters locally: refresh landscaping and the front elevation, clarify permits on additions or ADUs, and address 1930s-era systems (sewer line, electrical panel, foundation bolting) before inspection. James markets every listing with professional photography, cinematic video and drone footage that shows proximity to the lake, the golf course and Riverside Drive, plus staging guidance tailored to the home’s era, and prices to draw multiple offers in the first ten days. Start with a free home valuation and review his seller resources and recent sales.
Why Work With James Malcom in Toluca Lake
James Malcom has spent years as a Toluca Lake realtor working the Toluca Lake, Studio City and Burbank market, so he knows the difference between a Toluca Woods block and a lake-adjacent block, which streets sit in Burbank Unified, and where new construction is coming. His team runs the transaction end to end, from pre-listing prep through negotiation and escrow, and buyer clients benefit from off-market opportunities that come from long local relationships. The nearest office is the Malcom Group Encino office at 17547 Ventura Blvd, about 15 minutes west on the 101. Read client testimonials, learn more about James, or contact the team to talk through your plans.
Toluca Lake Real Estate FAQ
Is Toluca Lake a good place to live?
Yes, especially for anyone tied to the Burbank and Universal studios. It offers a walkable village center on Riverside Drive, tree-lined streets, larger lots than most of the Valley and quick freeway access. The trade-off is price: living in Toluca Lake costs noticeably more than North Hollywood or Burbank, and inventory is limited.
How much does a house cost in Toluca Lake?
Per Redfin, the 91602 median sale price was about $1.59 million in June 2026, and Zillow’s typical home value was roughly $1.44 million as of July 2026. In practice, most single family homes sell between $1.4 million and $3.5 million, condos start near $650,000, and lake-adjacent estates run from $4 million to well over $10 million.
Is Toluca Lake expensive?
Relative to the San Fernando Valley, yes. Prices per square foot in the mid $600s put it on par with Studio City and above Burbank, Valley Village and North Hollywood. It is still less expensive than Westside neighborhoods such as Brentwood or Santa Monica, which is why studio employees often find it the best value for the commute.
What are property taxes like in Toluca Lake?
Proposition 13 sets the base rate at 1 percent of the purchase price, and Los Angeles County adds voter-approved bonds and direct assessments that bring the effective rate to about 1.2 to 1.25 percent. Toluca Lake has no Mello-Roos districts because it was built out decades before those assessments existed. On a $1.6 million purchase, expect roughly $19,000 to $20,000 per year.
What are the best neighborhoods in Toluca Lake?
The blocks around the private lake and Lakeside Golf Club are the most prestigious and most expensive. Toluca Woods is the favorite for families who want a classic 1940s home at a more attainable price. The Burbank side appeals to buyers who prioritize Burbank Unified, and the Riverside Drive corridor is best for condo buyers who want to walk everywhere.
Is Toluca Lake a buyer’s or seller’s market right now?
As of August 2026 it is close to balanced. Redfin rates 91602 as somewhat competitive, with homes selling at about 99.5 percent of list and around 55 days on market. Well-priced, updated homes still draw multiple offers while overpriced homes linger, so buyers have more negotiating room than two years ago and sellers still win with accurate pricing and strong presentation.
How do I find a realtor in Toluca Lake?
Look for a Toluca Lake real estate agent with recent closed sales in the neighborhood, knowledge of the LAUSD and Burbank Unified boundary, and a marketing plan that goes beyond the MLS. James Malcom meets all three. Call (310) 595-0915, browse featured communities or search current listings.
Thinking about buying or selling in Toluca Lake? Call James Malcom at (310) 595-0915 or request a free home valuation.
More Toluca Lake seller questions
What do I need to do before selling a home in Toluca Lake?
First confirm which side of Clybourn Avenue you are on. Homes in the Los Angeles portion need the LADBS 9A Report of Residential Property Records and City of LA retrofit compliance, while the Burbank side does not. Every seller completes the California transfer disclosures, clarifies permits on additions or ADUs, and addresses 1930s-era systems such as the sewer line, electrical panel and foundation bolting before inspection. Refresh the front elevation and landscaping before photos. James Malcom runs this list from the Encino office, (310) 595-0915.
Does Measure ULA apply to home sales in Toluca Lake?
It depends on the city line. Toluca Lake proper, Toluca Woods, Toluca Terrace and West Toluca Lake are inside the City of Los Angeles, so Measure ULA applies to sales at or above the annually adjusted thresholds, which captures most lake-adjacent and new-construction sales. East of Clybourn Avenue, the Burbank side of Toluca Lake is a separate city with no city transfer tax and no ULA. Confirm your parcel's jurisdiction with James before pricing.
How long does it take to sell a house in Toluca Lake?
A turnkey traditional or Spanish home with a real kitchen, a usable backyard and a pool, priced within a few percent of the last comparable sale, typically draws multiple offers within two weeks and closes after a 30 to 45 day escrow. Buyers compare a Toluca Lake listing against Studio City and Burbank the same weekend, so overpricing by even 5 percent tends to push a home into the 60 to 90 day category. Lakefront parcels rarely reach the open market and trade privately.
What is the best month to list a house in Toluca Lake?
Spring is the strongest season, roughly March through June, when studio professionals and families planning around Toluca Lake Elementary and Burbank Unified are both active. Late August through October is the second window. The December Holiday Open House on Riverside Drive brings foot traffic to the village, but serious buyer activity is thin until after the new year.
Should I renovate before selling in Toluca Lake?
Preserve the character and update the systems. Well-kept original 1920s to 1940s Spanish, Monterey and Tudor homes are increasingly rare and sell fast to buyers who prefer character over volume, so a respectful kitchen and bath refresh outperforms a gut remodel. A small original ranch on a large lot near the lake usually sells to a builder for a modern farmhouse rebuild, and finishes will not change that price. James will tell you which buyer your lot attracts.
Can I sell a house with tenants in Toluca Lake?
Yes, with rules that differ by city. On the Los Angeles side, single-family homes and condos generally fall under California statewide just-cause rules, while the small multifamily buildings in Toluca Terrace and along Cahuenga and Moorpark are usually covered by the LA Rent Stabilization Ordinance with relocation requirements. The Burbank side follows statewide rules only. Tenant-occupied homes lose the studio executives and families who set prices here, so a negotiated move-out before listing usually nets more.
What disclosures are required when selling in Toluca Lake?
California requires the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure report, lead paint disclosure for pre-1978 homes, and smoke and carbon monoxide detector and water heater strapping compliance. Los Angeles side sellers add the 9A report and retrofit compliance. Lake-access parcels should disclose the private lake association terms, and every seller should disclose permit status for additions, ADUs and 1930s-era system upgrades. Condo sellers on Riverside, Cahuenga and Moorpark deliver HOA documents.
What schools serve Toluca Lake homes?
The Los Angeles portion is served by LAUSD, with Toluca Lake Elementary on Forman Avenue as the neighborhood school and Rio Vista Elementary for the western blocks, feeding Walter Reed Middle School and North Hollywood High with its selective magnet. Homes east of Clybourn fall under Burbank Unified, which many families prioritize. St. Charles Borromeo School is in the village, and Campbell Hall, Harvard-Westlake, Oakwood and Buckley are within easy reach. Lines can shift by a single street, so confirm before you offer.
How long is the commute from Toluca Lake to the studios or Downtown?
Warner Bros is a five minute drive, Walt Disney Studios about seven and Universal roughly five via Lankershim or Cahuenga, which is the whole reason for the premium. Downtown Los Angeles is 20 to 35 minutes in normal traffic, Pasadena about 20, Hollywood 10 to 15 over the Cahuenga Pass, Burbank Airport 10 minutes and Santa Monica 35 to 60 minutes via the 101 and 405. The Metro B Line at Universal City/Studio City reaches Hollywood in 10 minutes and Downtown in about 25.
Is Toluca Lake a good investment?
Yes for long-term holders. Inventory is limited, lakefront lots almost never reach the open market, three major studios keep executive demand steady, and new construction has pushed the top of the market higher on many blocks. Liquidity is strongest for updated traditionals in Toluca Woods and the mid band; lake-adjacent estates trade less often but hold value. The Burbank side adds Burbank Unified and no city transfer tax as resale advantages.
Toluca Lake vs Burbank: which is better for buying or selling?
Toluca Lake is a step up in price and lot size from Burbank proper, with the lake, Lakeside Golf Club and the Riverside Drive village, while Burbank trades for less and adds Burbank Unified, city services and no transfer tax across the whole city. The Burbank side of Toluca Lake, east of Clybourn, captures both. Sellers in Toluca Lake reach studio executives paying for a five-minute commute; sellers in Burbank reach a broader family and first-time pool.
Who is the best listing agent in Toluca Lake?
James Malcom of The Malcom Group lists homes across Toluca Lake, Studio City and Burbank from the Encino office at 17547 Ventura Blvd, about 15 minutes west on the 101. Judge any agent on recent closed sales in the neighborhood, the ability to tell a Toluca Woods block from a lake-adjacent block and which streets sit in Burbank Unified, a marketing plan that goes beyond the MLS with cinematic video and drone footage, and off-market relationships that come from long local work. Call (310) 595-0915.