Sherman Oaks Real Estate Agent & Neighborhood Guide
Sherman Oaks is a neighborhood of the City of Los Angeles in the southeastern San Fernando Valley, between the 405 and Studio City, with Ventura Boulevard as its main street. South of the Boulevard, hillside streets climb toward Mulholland Drive and are almost all single-family homes; north of it, flat blocks mix single-family homes with apartments and condos.
Sherman Oaks market report
Sherman Oaks real estate market
The Sherman Oaks market report is updated monthly from local MLS sales data. Get the latest market stats sent to you: median price, how fast homes are selling, and what they're selling for compared to asking.
Get The Weekly Sherman Oaks Market Report
National headlines cover the whole country. What your home could sell for depends on what's happening in your ZIP code. Every week I send the Sherman Oaks report: how many homes are for sale, how fast they're going under contract, and the median list price, from MLS data.
Sherman Oaks Real Estate Market Report
Week of October 29, 2026 · Source: CRMLS
How can I help?
Every sale starts with a different reason
Pick the one that sounds like you. Each page walks through what I'd do in your situation and what to expect.
- RelocatingYou're moving out of LA and need the sale handled while you're somewhere else.
- UpsizingYou're ready to move from your first home to your next one, and you want the sale and the purchase to line up.
- DownsizingYou've been in the house for decades, and it's more house than you need now.
- RetiringYou want to turn your equity into your next chapter and plan the move with your CPA before you list.
- DivorcingYou need one neutral plan that both sides can trust, with clear updates to both.
- Selling A Home You're Still Living InYou're living in the house while it's for sale, and you need showings planned around your schedule.
- Selling A Vacant HomeThe house is empty, and you need it prepared, checked on and shown while you're not there.
- Selling A FixerYour house needs work and you don't want to take it on. Here's what that costs you, and when it makes sense.
- Selling A Single-Family HomeYou're selling a house on its own lot, and you want it priced against the sales that actually compare to it.
- Selling A Condo Or TownhomeYou're selling a condo or townhome, and the HOA documents, fees and rules need to be ready for buyers.
- Selling A Luxury HomeYou're selling a high-end home, and you want private showings and marketing that reaches qualified buyers.
- Selling A Home With An ADUYour property has an ADU, and you want its permits, rent and value shown clearly to buyers.
- Selling The Family HomeYour family is selling the house you grew up in, and you want it handled with care.
- Selling An Inherited HomeYou've inherited a home or you're the trustee, and you need a clear plan for selling it.
- Selling A Rental PropertyYou own a rental property and want to sell it, with the costs and timing planned.
- Selling A Tenant-Occupied PropertyThere's a tenant in the unit and LA's rules make you nervous. We plan around them.
- Completing A 1031 ExchangeYou own an investment property and want to sell it and buy another, with your CPA and a qualified intermediary involved from the start.
- InvestorsBuying an investment property and want the rent and costs checked first.
The Show-Ready-Seller® System
Selling your home shouldn't mean guessing where to start, worrying about leaving money on the table, or wondering what happens next. The Show-Ready-Seller® System gives you a clear plan from the first decision through closing, so you can sell with clarity, confidence, and no guesswork.
A plan, not a hope.
Sherman Oaks neighborhoods
South of the Boulevard
The hillside part of Sherman Oaks, from Ventura Blvd up to Mulholland Drive in the Santa Monica Mountain foothills. Curving streets and cul-de-sacs lined almost entirely with single-family homes, many built in the 1950s and 1960s.
Chandler Estates
Known locally as Chandler Estates: larger-lot single-family homes along Chandler Blvd, roughly between Fulton and Hazeltine Aves.
Longridge Estates
Known locally as Longridge Estates: hillside homes around Longridge Ave south of Ventura Blvd, on the Studio City border, some behind gates.
Royal Woods
Known locally as Royal Woods: mid-century and contemporary homes in the hills on the west side of Sherman Oaks, near the 405 and Sepulveda Blvd.
North of the Boulevard
The flat part of Sherman Oaks, on a street grid north of Ventura Blvd. Single-family blocks, with apartments and condos concentrated along and between Van Nuys and Sepulveda Blvds.
Ventura Boulevard
Sherman Oaks' main street, lined with shops, restaurants, and low- and high-rise office buildings. It has been the neighborhood's main commercial corridor since its earliest days.
Sepulveda & Ventura
The regional center around the Sherman Oaks Galleria, where Ventura meets Sepulveda Blvd. Offices, dining, entertainment, and services, next to the 405.
Historic tracts
LA's citywide historic survey flagged two Sherman Oaks streetscapes: Stansbury Avenue, with single-family homes under a 1930s canopy of jacaranda and cedar trees, and the Nagle, Varna, and Sarah blocks of post-war single-family homes.
Hidden Woods
Known locally as Hidden Woods: 1930s to 50s ranch homes between Magnolia Blvd and Riverside Dr, east of the Galleria area.
Magnolia Woods
Known locally as Magnolia Woods: 1930s to 50s ranch homes and rebuilds between Magnolia and Burbank Blvds, from Sepulveda Blvd to Kester Ave.
Fashion Square
Known locally as the Fashion Square neighborhood: single-family homes between Hazeltine and Woodman Aves, from Riverside Dr to Magnolia Blvd.
Local life
Living in Sherman Oaks
Parks & recreation
- Van Nuys Sherman Oaks ParkThe neighborhood's big city park at 14201 Huston St: lighted ball fields, tennis, indoor and outdoor basketball, a jogging path, and a pool.
- Dixie Canyon ParkA 20-acre oak and walnut woodland preserve with a hiking-only trail beside a year-round stream, donated to the Santa Monica Mountains Conservancy in 1986.
- Sherman Oaks Castle ParkMiniature golf, an arcade, and batting cages at 4989 Sepulveda Blvd, part of the City of LA park system.
- Sherman Oaks Martin Pollard Branch LibraryThe LA Public Library branch at 14245 Moorpark St, with its own parking lot.
Shopping & dining districts
- The Village at Sherman OaksIndependent boutiques, specialty shops, and restaurants around Ventura and Van Nuys Blvds, run as a business improvement district.
- Sherman Oaks GalleriaAn open-air dining, movie, and office destination at Ventura and Sepulveda, famous in 1980s pop culture and in Fast Times at Ridgemont High.
- Westfield Fashion SquareThe neighborhood's indoor mall at 14006 Riverside Dr, anchored by Bloomingdale's and Macy's.
- Sherman Oaks Farmers MarketTuesday afternoons, 2 to 6 p.m., in the Fashion Square parking lot.
Only in Sherman Oaks
- Casa VegaThe Ventura Blvd Mexican restaurant at Fulton Ave, open since 1956. It turned 70 this year.
- MistralA French bistro on Ventura Blvd for 38 years, reopened in August 2026 after a remodel.
- Anajak ThaiA Thai restaurant on Ventura Blvd, known for its weekly Thai Taco Tuesday.
- Daisy Margarita BarA margarita bar and Mexican kitchen on Ventura Blvd, named to North America's 50 Best Bars in 2026.
- Stanley'sA Sherman Oaks restaurant for more than 40 years, now on Van Nuys Blvd a block off Ventura.
- Mother's BreadA small Georgian bakery on Ventura Blvd baking long, paddle-shaped sourdough loaves.
- FlorahoundA rare-plant shop on Ventura Blvd near Woodman Ave.
- Lynx CoffeeA specialty coffee shop on Ventura Blvd at Sunnyslope Ave.
Getting around
- FreewaysThe Ventura Freeway (US-101) and the San Diego Freeway (I-405), which forms the neighborhood's western edge.
- Metro busesLines 150 and 240 on Ventura Blvd, Line 233 on Van Nuys Blvd, and Line 234 on Sepulveda Blvd.
- Sepulveda Transit CorridorA planned underground rail line under Van Nuys Blvd linking the Valley to the Westside and the Metro G Line. Metro picked the route in January 2026; it is still in planning.
Landmarks
- Stanley Burke's (the former Corky's)A 1958 Googie coffee shop on Van Nuys Blvd, named a Los Angeles Historic-Cultural Monument in 2020 and restored in 2025.
- Patio CenterOne of the last intact early motels on Ventura Blvd, from the days when Ventura was the main route through the Valley.
- Mulholland DriveThe scenic ridge road, opened in 1924, that forms the southern edge of Sherman Oaks.
Events & history
- Sherman Oaks Street FairA free street fair on Ventura Blvd between Kester Ave and Van Nuys Blvd. The 34th one is Sunday, October 18, 2026.
- Named for Moses ShermanGen. Moses H. Sherman, a partner in the company that bought much of the southeast Valley in 1910, subdivided his 1,000 acres here in 1927.
- Part of LA since 1915Valley voters chose to join the City of Los Angeles in 1915, two years after the aqueduct brought water through the Valley.
- Sherman Oaks Neighborhood CouncilThe elected neighborhood council that advises the city on planning, traffic, and local issues. Meetings are open to the public.
Sherman Oaks schools
Public schools in Sherman Oaks are part of the Los Angeles Unified School District (LAUSD). Schools with Sherman Oaks addresses include Sherman Oaks Elementary Charter, Dixie Canyon Community Charter, Riverside Drive Charter, and Louis Armstrong Middle School. School boundaries don't always follow neighborhood names, so check any address with the district.
Sherman Oaks real estate FAQ
Is Sherman Oaks its own city?
No. Sherman Oaks is a neighborhood of the City of Los Angeles, and has been part of the city since Valley voters chose to join LA in 1915. City of LA rules, fees, and services apply. The Sherman Oaks Neighborhood Council advises the city on local issues, and much of the neighborhood is in City Council District 4.
Where are the boundaries of Sherman Oaks?
The Sherman Oaks Neighborhood Council covers Mulholland Drive on the south, Burbank Blvd on the north, the 405 on the west, and roughly Coldwater Canyon on the east. Some addresses with a "Sherman Oaks" mailing address fall outside that area: west of the 405 is the Encino council's area, and north of Burbank Blvd is Van Nuys's. Check a specific address on the council's map.
Who provides utilities in Sherman Oaks?
The Los Angeles Department of Water and Power (LADWP) provides water and electricity. LA Sanitation handles weekly trash, recycling, and green-bin pickup for single-family homes and buildings with four units or fewer. See LADWP.
Does the LA "mansion tax" apply when you sell a home in Sherman Oaks?
It can. Sherman Oaks is inside the City of Los Angeles, so a sale here pays the City's own transfer tax on top of the county's, and higher-priced sales also pay the Measure ULA tax. The ULA thresholds change each year, so check the City's Measure ULA page and confirm the costs for your sale with your escrow officer or CPA. I'm not a tax professional, and this is not tax advice.
Can I build an ADU in Sherman Oaks?
The City of Los Angeles allows accessory dwelling units under its ADU ordinance, which follows state law, and LADBS, the city's building department, runs a Standard Plan Program with pre-approved ADU designs. What fits depends on your lot, zoning, and any hillside or specific-plan rules, so start with the LADBS ADU page.
What tenant rules apply to rentals in Sherman Oaks?
City of LA rules apply. The Rent Stabilization Ordinance generally covers rental properties built on or before October 1, 1978, and the Just Cause Ordinance covers most other rentals. Both limit evictions and can require relocation payments. This is general information, not legal advice. If you own a rental, talk to a landlord-tenant attorney before you sell, and read my page on selling with a tenant in place.
How do I find out what my Sherman Oaks home is worth?
Online estimates can't see your upgrades or condition, or whether you're north or south of the Boulevard. I'll put together a custom report from real Sherman Oaks sales and your home's actual features: what it's worth today, what it could be worth with the right updates, and your options for selling. Request it here.
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