Video coming soonA Toluca Lake neighborhood tour from Christian
Toluca Lake Real Estate Agent & Neighborhood Guide
Toluca Lake is a neighborhood of the City of Los Angeles in the southeast San Fernando Valley, and its east end crosses into Burbank. It began as a 1923 planned community around a private six-acre lake. Homes run from traditional single-family streets in the Village and larger estate lots to post-war homes in Toluca Woods.
Photo neededRiverside Drive in the Toluca Lake Village at golden hour, storefronts and street trees
Toluca Lake market report
Toluca Lake real estate market
The Toluca Lake market report is updated monthly from local MLS sales data. Get the latest numbers sent to you: median price, how fast homes are selling, and what they're selling for compared to asking.
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Toluca Lake, on video
I'm filming Toluca Lake street by street: what the neighborhoods look like, where people eat and spend the weekend, and what homes are selling for. Subscribe onYouTube to see them first.
How can I help?
Sell by need in Toluca Lake
- 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.
- Selling Your Parents' HomeYou're helping Mom and Dad sell, and you want someone you'd trust with your own family.
- Probate & TrustYou've inherited a home or you're the trustee, and you need a clear plan through the process.
- DivorceYou need one neutral plan that both sides can trust, with clear updates to both.
- RelocationYou're moving out of LA and need the sale handled while you're somewhere else.
- Selling As-IsYou don't want to fix anything. Here's what that costs you, and when it makes sense.
- Tenant-OccupiedThere's a tenant in the unit and LA's rules make you nervous. We plan around them.
- InvestorsBuying an investment property and want the numbers checked first.
Toluca Lake neighborhoods
Toluca Lake Village
Between Clybourn Ave, Riverside Dr, Forman Ave, and Valley Spring Ln. Laid out in 1923 in a traditional style, with sidewalks, street lamps, curving streets, and single-family lots, steps from the shops on Riverside Drive.
The lake & estate sections
Around the private lake south of Riverside Dr, and the old "Hidden Village" between Riverside Dr, Camarillo St, Forman Ave, and Cahuenga Blvd. The 1923 plan sold larger estate lots here, some on streets without sidewalks or streetlights.
Toluca Woods
North of Camarillo St toward the Burbank line. Mostly built after World War II, when developer Fritz Burns built single-family homes for returning veterans.
Toluca Terrace & West Toluca Lake
Neighboring areas inside the Greater Toluca Lake Neighborhood Council boundaries, west toward Lankershim Blvd and the 170 Freeway. Together with Toluca Woods, locals call them "the Tolucas."
Riverside Drive
The Village's main street, with independent restaurants, shops, offices, and apartment and mixed-use buildings. A new mixed-use building at Riverside and Mariota opened in early 2026.
The Burbank side
The east end of Toluca Lake is in the City of Burbank, including Lakeside Golf Club, Bob's Big Boy, and the Garry Marshall Theatre. Homes there follow Burbank's rules and use Burbank city services.
Homes for sale
Toluca Lake homes for sale
Search every Toluca Lake listing on the MLS, updated throughout the day.
Local life
Living in Toluca Lake
Parks & recreation
- Photo neededNorth Weddington Recreation CenterNorth Weddington Recreation CenterA City park at 10844 Acama St with indoor basketball, handball, a playground, and picnic tables.
- Photo neededWoodbridge ParkWoodbridge ParkA City park at 11240 Moorpark St with a playground, walking paths, and outdoor fitness equipment.
- Photo neededLakeside Golf ClubLakeside Golf ClubA private golf club at 4500 Lakeside Dr, organized in 1924, with a course by Max Behr.
- Photo neededThe lakeThe lakeA private lake of about six acres at the center of the neighborhood. It is not open to the public and can't be seen from public streets.
Shopping & dining districts
- Photo neededRiverside Drive, "the Village"Riverside Drive, "the Village"The walkable main street, with independent restaurants, boutiques, coffee, and fitness studios, and the Chamber's Holiday Open House each December.
Only in Toluca Lake
- Photo neededPatys RestaurantPatys RestaurantThe Riverside Drive diner serving breakfast, lunch, and dinner since 1960.
- Photo neededProsecco TrattoriaProsecco TrattoriaAn Italian trattoria on Riverside Drive for more than 30 years.
- Photo neededForman's Whiskey TavernForman's Whiskey TavernA Riverside Drive whiskey tavern since 2015.
- Photo neededSushi YuzuSushi YuzuA Riverside Drive sushi bar, with its sister spot Kabosu across the street.
- Photo neededCa' del SoleCa' del SoleNorthern Italian on Cahuenga Blvd since 1994, with a patio next to the LA River.
- Photo neededCascabelCascabelA Mexican restaurant on Riverside Drive, opened in 2014 by chef Alex Eusebio.
- Photo neededPriscilla's Gourmet Coffee, Tea & GiftsPriscilla's Gourmet Coffee, Tea & GiftsA coffeehouse on W. Riverside Dr since the early 1970s, on the Burbank side.
- Photo neededGarry Marshall TheatreGarry Marshall TheatreA nonprofit theatre on W. Riverside Dr with plays, concerts, and classes, on the Burbank side.
Getting around
- Photo neededMetro B LineMetro B LineUniversal City/Studio City Station at 3901 Lankershim Blvd, just across the LA River, with connections to Metro buses and BurbankBus.
- Photo neededFreewaysFreewaysThe Ventura Freeway (SR-134), plus the 101 and 170, which meet at the nearby Hollywood Split interchange in North Hollywood.
- Photo neededHollywood Burbank Airport (BUR)Hollywood Burbank Airport (BUR)The nearest airport, in neighboring Burbank.
Landmarks
- Photo neededBob's Big Boy on RiversideBob's Big Boy on RiversideOpened in 1949 on the Burbank side and the oldest remaining Big Boy, with its original car-hop stalls.
- Photo neededCampo de CahuengaCampo de CahuengaA City historic site across the river at 3919 Lankershim Blvd, where the 1847 agreement ending the fighting in California was signed.
- Photo neededWarner Bros. StudiosWarner Bros. StudiosThe studio lot and public tour at 3400 Warner Blvd in neighboring Burbank.
Events & history
- Photo neededToluca Lake Holiday Open HouseToluca Lake Holiday Open HouseA free evening on Riverside Drive in early December, with a tree lighting, a vendor village, Santa, and a classic car show. Put on by the Toluca Lake Chamber of Commerce.
- Photo neededThe 1923 planThe 1923 planInvestors bought General Charles Forman's ranch and planned Toluca Lake as four areas, each with its own lot sizes and street style.
- Photo neededToluca Lake Chamber of CommerceToluca Lake Chamber of CommerceFormed in 1939. It serves both the Los Angeles and Burbank sides of Toluca Lake.
Toluca Lake schools
The Los Angeles side of Toluca Lake is served by Los Angeles Unified School District. Toluca Lake Elementary is on Cahuenga Blvd. Homes on the Burbank side are served by Burbank Unified. School assignments depend on the exact address, so use the district's lookup tool.
Toluca Lake real estate FAQ
Is Toluca Lake its own city?
No. Toluca Lake is a neighborhood of the City of Los Angeles, in City Council District 2, with its own Greater Toluca Lake Neighborhood Council. Its east end crosses into the City of Burbank. Which city a home is in decides its rules and services, so check any address on ZIMAS.
Who provides utilities in Toluca Lake?
On the Los Angeles side, water and power come from the Los Angeles Department of Water and Power (LADWP). Homes on the Burbank side are served by Burbank Water and Power.
Does the LA "mansion tax" apply when you sell in Toluca Lake?
On the Los Angeles side, yes, it can. The City of LA charges its own transfer tax on every sale, and Measure ULA adds a tax on sales above set thresholds that the City updates. Homes on the Burbank side are outside the City of LA, so ULA does not apply there. Details are on the LA Office of Finance ULA page. I'm not a tax professional and this is not tax advice, so confirm your numbers with your escrow officer or CPA.
Can I build an ADU in Toluca Lake?
The City of Los Angeles allows accessory dwelling units under its ADU Ordinance, and LADBS, the City's building department, runs a Standard Plan Program with pre-approved ADU plans. Rules depend on your lot, so start with the LADBS ADU page. On the Burbank side, Burbank's own ADU rules apply.
What tenant rules apply to Toluca Lake rentals?
On the Los Angeles side, many older rentals fall under the City's Rent Stabilization Ordinance, and most others fall under its Just Cause Ordinance. Both are run by the Los Angeles Housing Department (LAHD). 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.
Can you see or visit the lake in Toluca Lake?
No. The lake is about six acres and is private, surrounded by homes and looked after by a homeowners association. It is not open to the public and can't be seen from public streets.
How do I find out what my Toluca Lake home is worth?
Online estimates can't see your upgrades or condition, or whether you're on the Los Angeles or Burbank side. I'll put together a custom report from real Toluca Lake 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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