91406 Van Nuys and Lake Balboa Homes and Neighborhood Guide

ZIP code 91406 sits in the middle of the San Fernando Valley, inside the City of Los Angeles. It runs from White Oak Avenue east to the San Diego Freeway (I-405) and from Roscoe Boulevard south to the Sepulveda Basin. Its western half is the neighborhood the City renamed Lake Balboa in 2007, the middle holds Van Nuys Airport, and the eastern blocks keep the Van Nuys name. This guide covers where the ZIP code starts and ends, what homes are selling for, the housing mix, and the streets, parks and public resources that matter when you buy, sell or rent here.

Written by Antonio Vaziri, Realtor, Epique Realty, DRE #01927866 · Last updated: October 9, 2026

Where ZIP code 91406 starts and ends

Based on the U.S. Census Bureau's ZIP Code Tabulation Area map and the Census geocoder, the boundaries of 91406 run roughly as follows:

• West: White Oak Avenue from Victory Boulevard north to Saticoy Street, then Louise Avenue from Saticoy Street north to Roscoe Boulevard. Addresses on White Oak Avenue, such as the 6800 and 7400 blocks, are in 91406, and Reseda, 91335, begins on the other side. The blocks north of Saticoy Street and west of Louise Avenue carry the Northridge ZIP code, 91325.
• North: Roscoe Boulevard. The 15600 and 16000 blocks of Roscoe Boulevard are in 91406. North of Roscoe, the 8400 blocks of Woodley, Hayvenhurst and Haskell avenues are in North Hills, 91343, and the 8400 block of Balboa Boulevard is in Northridge, 91325.
• East: the San Diego Freeway (I-405). The 7000 and 7400 blocks of Haskell Avenue are in 91406, while Sepulveda Boulevard, just east of the freeway, is in Van Nuys 91405.
• South: west of Balboa Boulevard, Victory Boulevard is the line, and the blocks to the south are in Encino, 91316. East of Balboa Boulevard, the ZIP code continues south through the Sepulveda Basin to roughly the Los Angeles River. Burbank Boulevard, on the far side of the river, is in 91436.

The Census tabulation area covers about 8.1 square miles of land. It is a close match to the postal ZIP code but not an exact one, so for any single address, confirm the ZIP code with the U.S. Postal Service.

Van Nuys or Lake Balboa?

Both names are correct for parts of 91406. On November 2, 2007, the Los Angeles City Council renamed a large part of what had been Van Nuys as Lake Balboa. The Lake Balboa area is roughly the western half of the ZIP code, from White Oak Avenue east toward Van Nuys Airport. The ZIP code is still assigned to the Van Nuys post office, so MLS listings in 91406 appear with either "Van Nuys" or "Lake Balboa" as the city. For the exact neighborhood line on a given street, see the Lake Balboa Neighborhood Council boundary description.

Van Nuys Airport takes up a large share of the ZIP code. Los Angeles World Airports describes it as a 740-acre general aviation airport, generally bounded by Roscoe Boulevard on the north, Victory Boulevard on the south, Balboa Boulevard on the west and Woodley Avenue on the east. Its address is 16461 Sherman Way, Van Nuys 91406. Buyers looking at homes near the airport can review flight paths and noise information on the Van Nuys Airport website.

How 91406 compares with 91335 and 91405

91406 sits between Reseda to the west and the rest of Van Nuys to the east, and the numbers fall between them as well. It has a higher share of single-family homes and owners than 91405, and a lower share than 91335. Its ACS median owner-occupied value and its Redfin median sale price were the highest of the three.

Sources: U.S. Census Bureau, ACS 2020-2024 5-year estimates, tables B25024, B25003, B25035, B25064 and B25077, via Census Reporter; Redfin housing market pages for 91406, 91335 and 91405. Redfin figures were viewed October 9, 2026.

To the north, North Hills 91343 had a Redfin median sale price of $830,000 and a median of 49 days on market over the same three months. To the south, Encino 91316 is a higher-priced market; see my 91316 Encino ZIP code guide for its numbers.

The 91406 housing market right now

Single-family houses account for most of the sales in 91406, so the all-types median follows them closely. Redfin did not have enough condo or townhouse sales to report separate figures for those types.

Source: Redfin, 91406 housing market, data through August 2026, viewed October 9, 2026. Median prices and days on market cover the three months ending August 2026; Redfin reports the homes-sold count for August 2026. Redfin figures are based on MLS and public records.

Redfin also reported these August 2026 figures for all home types in 91406: a sale-to-list price ratio of 100.2% (up 1.7 points from a year earlier), 41.2% of homes selling above list price (up 6.3 points), and 27.2% of homes with a price drop (down 2.3 points). The median sale price per square foot was $508, down 14.5% from a year earlier.

What the numbers say. The median price barely moved from a year earlier, while the price per square foot fell 14.5%. When those two measures split like that, it usually means the homes that sold were larger on average, not that values dropped by that much. The other signals point to a firm market for houses: the single-family median of 36 days on market was 13 days faster than a year earlier, and four in ten homes sold above their list price. For a seller, that means a well-prepared, correctly priced house can draw strong interest, and pricing still has to come from recent sales of comparable homes on the same side of the airport. For a buyer, it means being ready to act on homes that are priced right, with financing in place before you write an offer.

On October 9, 2026, the 91406 searches on this website showed the following by bedroom count:

Source: active MLS listings displayed on this website's 91406 for-sale search and 91406 rental search on October 9, 2026. The for-sale total of 95 also includes three apartment buildings listed with nine or more total bedrooms, plus 12 land, commercial and other listings without a bedroom count, and some multi-unit properties in the table are listed by their total bedroom count; the rental total of 45 includes two listings without a bedroom count. Prices are rounded. Listings change daily.

Housing in 91406

According to the Census Bureau's 2020-2024 American Community Survey, 91406 has 19,643 housing units. About 42.1% are detached single-family houses and another 3.8% are attached single-family homes, such as townhomes. About 48.8% of all homes are in buildings of five or more units, and roughly 6,600 homes, or 33.6%, are in buildings of 20 or more units. The ACS also counts about 120 mobile homes. About 40.6% of occupied homes are owned and 59.4% are rented. The ACS median year built is 1965, the median gross rent is $1,906 a month, and the median value of an owner-occupied home is $808,900.

In practical terms, the ZIP code has three parts. West of Balboa Boulevard, in Lake Balboa, the side streets are mostly single-family houses, with apartment and condominium buildings along the main boulevards. In the middle, Van Nuys Airport and the businesses around it take up much of the land between Balboa Boulevard and Woodley Avenue. East of Woodley Avenue toward the freeway, single-family streets mix with apartment buildings and commercial frontage. A house on a Lake Balboa side street and a condo on Sherman Way share a ZIP code but are different markets.

Community guides for 91406

I have not yet published a guide to an individual condominium or HOA community inside 91406. When I add one, it will be linked here.

For the whole neighborhood, see the Lake Balboa homes for sale and neighborhood guide and the Van Nuys homes for sale and neighborhood guide. For Reseda to the west, see the Reseda 91335 ZIP code guide. All of my area guides are listed on the San Fernando Valley neighborhood guides page.

Main streets, freeways and transit

• Roscoe Boulevard, Saticoy Street, Sherman Way, Vanowen Street and Victory Boulevard are the main east-west streets.
• White Oak Avenue, Louise Avenue, Balboa Boulevard, Hayvenhurst Avenue, Woodley Avenue and Haskell Avenue are the main north-south streets. Balboa Boulevard runs the full length of the ZIP code and continues south to Encino.
• San Diego Freeway (I-405): runs along the eastern edge, with exits at Roscoe Boulevard (exit 68), Sherman Way (exit 66), Victory Boulevard (exit 65) and Burbank Boulevard (exit 64).
• Ventura Freeway (US 101): runs south of the Sepulveda Basin, reached by White Oak Avenue or the I-405.
• Metro G Line: Balboa Station (6338 Balboa Boulevard) and Woodley Station (6380 Woodley Avenue) sit just south of Victory Boulevard at the northern edge of the Sepulveda Basin.

Parks and landmarks

• Anthony C. Beilenson Park and Lake Balboa, a City of Los Angeles park in the Sepulveda Basin with a 27-acre lake, entered from Balboa Boulevard.
• The Japanese Garden, 6100 Woodley Avenue, Van Nuys 91406, at the Tillman Water Reclamation Plant.
• Woodley Park and the Sepulveda Basin Wildlife Reserve, both off Woodley Avenue in the Sepulveda Basin.
• Van Nuys Airport, 16461 Sherman Way, Van Nuys 91406.
• The Van Nuys Post Office, 15701 Sherman Way, Van Nuys 91406.

Shopping and dining

Most of the shopping and dining in 91406 lines the main boulevards: Sherman Way, Victory Boulevard, Vanowen Street and Roscoe Boulevard, along with Balboa Boulevard where it crosses them. For larger regional shopping, Ventura Boulevard in Encino is a short drive south on Balboa Boulevard or White Oak Avenue.

Schools, crime data and public records

School assignments in Los Angeles depend on the exact address, and they can change. I do not rate schools or neighborhoods. Please use these official sources directly:

• LAUSD Resident School Identifier: enter an address to see its assigned LAUSD schools.
• California School Dashboard: state performance data for any public school.
• LAPD Crime Mapping and COMPSTAT: official crime maps and statistics.
• ZIMAS: City of Los Angeles zoning and parcel information.
• Los Angeles County Assessor portal: parcel, assessed value and property records.
• Census Reporter, ZIP code 91406: Census housing data for the ZIP code.
• Lake Balboa Neighborhood Council: meetings, boundaries and local issues.
• Van Nuys Airport: airport operations, noise and community information.

My work in 91406

In 2021 I represented the buyer of a home on Marlin Place in Lake Balboa, west of Balboa Boulevard. Most of my own sales and leases have been just to the west and south, in Reseda, Encino and Tarzana, so I follow the 91406 market closely as the next ZIP code over. I work with buyers, sellers, owners and tenants across Lake Balboa and Van Nuys, and I prepare every price opinion in 91406 from the recent sales and leases that match the home, not from the ZIP code median.

Want to hear about new 91406 listings first? Open the 91406 for-sale search, narrow it to what you want, and click Save Search to receive email alerts when a matching home comes on the market. Renters can do the same with the 91406 rental search.

Frequently asked questions about 91406

What area does ZIP code 91406 cover?

91406 covers the Lake Balboa area and the western part of Van Nuys. It runs roughly from White Oak Avenue east to the I-405 and from Roscoe Boulevard south to Victory Boulevard, and east of Balboa Boulevard it continues south through the Sepulveda Basin to about the Los Angeles River. Van Nuys Airport is in the middle of it.

Is 91406 Van Nuys or Lake Balboa?

Both. The ZIP code belongs to the Van Nuys post office, and in 2007 the City of Los Angeles renamed much of its western part Lake Balboa. Listings in 91406 show either name as the city.

What is the median home price in 91406?

Redfin reported a median sale price of $900,000 for all home types over the three months ending August 2026, and $920,000 for single-family homes. Redfin did not have enough condo or townhouse sales to report those types separately.

How long do homes take to sell in 91406?

Over the same period, the median was 41 days on market for all home types and 36 days for single-family homes, according to Redfin. A year earlier, the all-types median was 50 days.

Is Van Nuys Airport in 91406?

Yes. Its address is 16461 Sherman Way, Van Nuys 91406, and it sits between Balboa Boulevard and Woodley Avenue.

Is Lake Balboa park in 91406?

The lake itself sits inside the Census Bureau's tabulation area for 91406, in the Sepulveda Basin south of Victory Boulevard. The park is entered from Balboa Boulevard.

Is Lake Balboa its own city?

No. Lake Balboa and Van Nuys are both neighborhoods of the City of Los Angeles, so city services, zoning and permits are handled by the City of Los Angeles.

Which schools serve a home in 91406?

It depends on the exact address. Use the LAUSD Resident School Identifier linked above, and confirm with the district before you rely on it.