Wondering if Sherman Oaks gives you more luxury for your dollar than Studio City, Encino, or Toluca Lake? You are not alone. You want space, privacy, and a central Valley location, but you also want to buy smart. In this guide, you will see how prices compare, what “south of the Boulevard” really means, and how lifestyle and commute tradeoffs play into your decision. Let’s dive in.
Market snapshot: prices at a glance
Luxury looks different across the Valley, and so do the numbers. Using one consistent data source helps you compare apples to apples. Based on Redfin neighborhood snapshots dated Jan 2026 unless noted otherwise:
- Sherman Oaks: median sale price about $1.5M with a median sale price per square foot around $697.
- Studio City: median sale price about $2.08M and about $868 per square foot.
- Encino: median sale price about $1.45M with sale price per square foot in the low to mid $700s.
- Toluca Lake: median sale price about $1.6M in Dec 2025 (note that boundaries vary across sources).
These differences reflect product mix, lot sizes, and micro-market dynamics. Studio City often runs higher than Sherman Oaks on medians and on a per-square-foot basis. Encino can be close on the median but includes very high-end pockets that skew upper-end numbers. Toluca Lake’s smaller footprint and unique lake-adjacent streets can support premiums for specific properties.
Read the numbers wisely
- Use one vendor and date your stat. Neighborhood boundaries differ by platform, and some sites report listing medians, not sold medians.
- Medians hide the spread. In Sherman Oaks, you will find remodeled ranch homes in the low $2M range and hillside estates trading in the $3M to $7M range, sometimes higher.
- Days on market and inventory shift month to month. If timing matters, check current snapshots before you write an offer.
Micro-markets inside Sherman Oaks
Sherman Oaks is really two markets divided by Ventura Boulevard and the 101. That split has shaped pricing for decades.
South of Ventura: the hillside premium
South of the Boulevard you will see hillside streets, larger lots, more privacy, and view corridors. Local reporting has long noted a premium for these “South of the Boulevard” pockets, which tend to attract luxury buyers seeking space and seclusion. An archival Los Angeles Times feature documents this long-standing dynamic.
What it means for you: expect higher prices for comparable square footage, more custom architecture, and more new-build or fully reimagined homes. The tradeoff can be more winding roads and longer surface-street access to freeways.
North of Ventura: variety and value
North of Ventura you will find a wider mix of housing. ZIP-level data for 91423 shows a meaningful multi-family share, with roughly 36 percent single-family structures and about 64 percent multi-family structures. That mix supports condo and townhome options alongside smaller-lot single-family homes, giving you more paths into the neighborhood and often a lower entry price. See the ACS-derived summary for 91423 on ZIP-Codes.com for context.
What it means for you: if you want walkable access to Ventura Boulevard amenities, a townhome with low maintenance, or a lower absolute price point, the north side offers range and flexibility.
What “luxury” looks like in Sherman Oaks
Luxury here spans polished one-level ranch homes with designer finishes to gated hillside estates with panoramic views. In today’s market, you will commonly see:
- Fully remodeled or newly rebuilt homes in the $2M+ range with indoor-outdoor living, pools, and high-end kitchens.
- Hillside estates in the $3M to $7M+ band with larger lots, guest houses, and privacy features.
- Contemporary new builds that emphasize glass, volume, and seamless yard access.
South of Ventura concentrates more of the estate product. North of Ventura delivers high-finish single-family options plus newer luxury townhomes, which can be compelling if you prefer a lock-and-leave lifestyle.
How Sherman Oaks compares nearby
Each nearby enclave has its own rhythm. Here is how buyers often weigh the tradeoffs.
Studio City
- Pricing: Tends to price above Sherman Oaks on both median and per-square-foot metrics, per Redfin’s Jan 2026 snapshot.
- Drivers: Proximity to studios, hillside pockets, and limited supply push values.
- Fit: If you want a Studio City address or very close-in access to the Cahuenga Pass, expect to pay a premium vs a similar home in Sherman Oaks.
Encino
- Pricing: The median is close to Sherman Oaks, but south-of-Ventura Encino has estate streets that match or exceed Sherman Oaks pricing.
- Drivers: Larger lots and privacy features draw luxury buyers.
- Fit: If you want a big yard and do not mind a bit more distance to the Pass, Encino’s south-of-Boulevard pockets rival any Valley luxury area.
Toluca Lake
- Pricing: Recent Redfin data placed the median around $1.6M in Dec 2025, but different sources vary due to small geography.
- Drivers: A tight footprint and unique lake-adjacent streets can command premiums at the top end.
- Fit: If charm and a village feel lead your list, Toluca Lake is distinct. Inventory is lighter, and timing matters.
Lifestyle: Ventura Boulevard and the everyday
Ventura Boulevard is the backbone of Sherman Oaks. You get restaurants, boutiques, fitness, and everyday services without Westside pricing. Anchors like the Sherman Oaks Galleria and Westfield Fashion Square add convenience. For an at-a-glance feel and local highlights, explore our Sherman Oaks neighborhood overview.
Families often research public and private school options during their search. Locally referenced public schools include Dixie Canyon Community Charter and Kester Avenue Elementary, and private options include The Buckley School and Notre Dame High School. Always confirm attendance boundaries for a specific address. For neutral, parent-supplied information on one example, see Dixie Canyon Community Charter on GreatSchools.
Commute tradeoffs and long-term transit
Census-derived figures aggregated by City-Data show mean travel-to-work times for Sherman Oaks ZIPs in the low 30-minute range. Real-world drives to the Westside, Hollywood, or Downtown vary by time of day and incident. Review the commute during your typical hours and plan a few test runs. See commute time context for 91403 on City-Data.
Looking forward, the planned Sepulveda Transit Corridor could materially change Valley–Westside travel in the 2030s if the project proceeds as envisioned. If long-term connectivity matters to you, this is a project to watch.
ADUs, rentals, and investment notes
Sherman Oaks lots, especially south of Ventura, can be well suited for accessory dwelling units. The City of Los Angeles has streamlined ADU rules and standard plans that create a clearer path to adding secondary units. If rental income or multi-generational living is part of your plan, start with the city’s current guidelines on the LADBS ADU page.
For multi-family or older rental properties, learn how Los Angeles rent stabilization rules may apply. The City’s Rent Stabilization Ordinance covers qualifying units with Certificates of Occupancy on or before Oct 1, 1978. Owners have registration and compliance responsibilities. Review requirements and resources via the Los Angeles Housing Department.
Quick takeaways for buyers and sellers
- Price positioning: Compared with Studio City, Sherman Oaks often delivers more square footage per dollar. Against Encino, it depends on the street and which side of Ventura you choose.
- Micro-market matters: South of the Boulevard carries a durable premium for lot size, views, and privacy. North of Ventura delivers variety, including condos and townhomes.
- Lifestyle fit: Ventura Boulevard anchors daily life. If you value nearby dining and services, prioritize proximity to the Boulevard. If privacy and land lead your list, focus your search in the hills.
- Commute reality: Plan your drives at real commute times. Average figures are a starting point, not a promise.
- Investment lens: ADU potential and RSO status should be part of your underwriting if income or flexibility is important to you.
Ready to explore your options street by street and property by property? Our team pairs deep local knowledge with a white-glove approach to strategy, access, and negotiation. Connect with Team Sorrentino to book an appointment and get a tailored plan for your next move.
FAQs
Is Sherman Oaks cheaper than Studio City for luxury buyers?
- Using Redfin’s Jan 2026 snapshots, Sherman Oaks shows a lower median sale price and lower median price per square foot than Studio City, though exact values vary by street and home type.
What does “south of Ventura” mean in Sherman Oaks?
- It refers to hillside neighborhoods south of Ventura Boulevard that tend to offer larger lots, more privacy, and view properties, which often carry a price premium compared with areas north of Ventura.
How long is the commute from Sherman Oaks to the Westside or Downtown?
- City-Data shows mean travel-to-work times in the low 30-minute range, but peak trips to the Westside or Downtown can run longer; always test your route during your typical drive times.
Are there condos and townhomes in Sherman Oaks?
- Yes. ZIP-level data show a significant multi-family presence, which supports a range of condo and townhome options, especially north of Ventura Boulevard.
Can I build an ADU on a Sherman Oaks property?
- The City of Los Angeles supports ADUs through updated rules and standard plans; review current guidelines on the LADBS ADU page and confirm feasibility for your specific lot before planning.
