Sherman Oaks South of Ventura Boulevard, Canyon by Canyon: Where the Boulevard Ends and the Hillside Streets Begin

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

Turn south off Ventura Boulevard anywhere between the 405 and Fulton Avenue and the address changes character within a few hundred feet. Shops and offices give way to houses and condominium buildings, those give way to streets that climb, and the climbing streets end near Mulholland Drive. This guide walks that slope in six stops.

Most writing about Sherman Oaks treats it as one place with one price. The part of the community below the boulevard does not behave that way. A condo on Dickens Street and a house high on Coy Drive share a community name and very little else: different lot shapes, different building rules, different fire rules and, as the MLS record below shows, very different prices. Each stop covers one slice of the map, followed by the projects that could change the area, the public schools with addresses here and live listing searches.

The edges of this guide: the 405, Mulholland and the Studio City line

The Sherman Oaks Neighborhood Council describes its territory as running from Burbank Boulevard on the north to Mulholland Drive on the south, with the San Diego Freeway on the west. South of Ventura Boulevard, its eastern line follows a path through the hills to Split Rock Road and Mulholland, which places the meeting point with Studio City close to Fulton Avenue on the boulevard. This guide uses only the portion of that council area south of Ventura Boulevard. Homes in it carry ZIP code 91403 on the western side and 91423 on the eastern side, and a handful of houses right at the Mulholland edge use Los Angeles 90077 or Beverly Hills 90210 mailing addresses.

Studio City's hillside south of Ventura, east of this line, has its own seller report. Mulholland Estates, the gated community at Beverly Glen Boulevard and Mulholland Drive, is not counted here. For ZIP-wide numbers, see the 91403 and 91423 guides; this page goes one level down, to the streets south of the boulevard.

A year of sales below the boulevard, before the tour starts

Inside this boundary, 185 homes closed through the MLS between October 8, 2025 and October 5, 2026. Houses made up 146 of them. The other 39 were condominiums and townhomes, and every one of those sat within a quarter mile of Ventura Boulevard, most of them on Dickens Street. Once the streets start to climb, the MLS record is houses only.

Closed sales, Sherman Oaks south of Ventura Boulevard. Source: CRMLS Matrix map search of the boundary described above, closings October 8, 2025 to October 5, 2026, pulled October 6, 2026.
Home type Sales Median price Lowest to highest Median size Median price per sq ft Median days on market
Houses 146 $2,044,000 $970,000 to $10,347,785 2,575 sq ft $865 41
Condos and townhomes 39 $780,000 $470,000 to $1,336,250 1,631 sq ft $491 47
Houses by bedroom count, same 146 sales.
Bedrooms Sales Median price Median size
2 7 $1,600,000 1,452 sq ft
3 68 $1,677,500 2,042 sq ft
4 39 $2,450,000 2,950 sq ft
5 or more 32 $3,747,180 4,539 sq ft

Age explains a lot of the spread. Half of the houses sold were built in the 1950s and 1960s (74 sales, median $1,786,000, median 2,143 square feet). The 17 houses built in 2010 or later sold for a median of $3,900,000 at a median of 4,587 square feet. On October 6, 2026 the MLS showed 88 homes for sale inside the boundary (62 houses with a median asking price of $2,745,000 and 26 condos and townhomes at a median of $604,000), plus 17 more already under contract or pending. Days on market here means cumulative days, which carries the count across a relisting.

How the stops were drawn: each sale was placed on the map by its address. Stop one is everything within a quarter mile south of the boulevard. Stop six is everything within about a third of a mile of the guide's southern line near Mulholland. Stops two through five split the hillside between them from west to east. These are working groupings for this page, not official neighborhoods.

Stop one: Dickens, Benefit and Greenleaf, the first quarter mile

The blocks closest to the boulevard carry nearly all of the area's attached housing. Dickens Street alone accounted for 45 of the MLS records in this search, sales and current listings combined, most of them condominium and townhome units. Benefit Street and Greenleaf Street add houses, and Sherman Oaks Elementary Charter sits on Greenleaf, one of two public schools in this guide. This is also the stretch nearest the restaurants and services on Ventura and the Sherman Oaks Galleria at 15301 Ventura Boulevard, which now houses a Regal theater with an IMAX auditorium.

29 houses sold, median $2,975,000 (range $1,400,000 to $5,320,000), median 3,378 square feet on an 8,458 square foot lot, $929 per square foot, 59.5 days on market. All 39 condo and townhome sales, median $780,000. 37 homes listed, under contract or pending on October 6.

The houses here posted the highest median of any stop and also the largest median floor area, which is the more useful way to read that number: these are bigger houses on the flattest land, not a premium for the same house.

Stop two: from the 405 to Crisp Canyon, the western slopes

The western end of the guide runs from Sepulveda Boulevard, which follows the 405 south toward the Sepulveda Pass, east to about Crisp Canyon Road. Valley Vista Boulevard crosses it at the foot of the hills, and Cody Road, Woodcliff Road, Scadlock Lane, Stone Canyon Avenue and Loadstone Drive branch up from there. Homes near Sepulveda live with the freeway as a neighbor, and with the work on it: Caltrans scheduled weekend lane reductions on the southbound 405 between Ventura Boulevard and Mulholland Drive for October 2 to 5 and October 23 to 26, 2026, as part of a pavement rehabilitation project it values at about $143.7 million.

38 houses sold, the most of any stop. Median $1,940,550 (range $1,280,000 to $4,150,075), median 2,174 square feet on a 9,687 square foot lot, $839 per square foot, 42 days on market, median year built 1956.

Crisp Canyon Road also leads to the trailhead for Deervale-Stone Canyon Park, roughly 80 acres of open space with an out-and-back trail of about two miles.

Stop three: Van Nuys Boulevard south, Deervale and Camino de la Cumbre

Van Nuys Boulevard does not stop at Ventura. It continues south as a residential street, and two blocks below the boulevard, at 4276 Van Nuys Boulevard, a developer has applied to build eight four-story small-lot homes of three bedrooms each, with accessory units and roof decks, under SB 684 (Urbanize LA, January 4, 2026). The hillside around it is laced with Knobhill Drive, Roblar Road, Round Valley Drive, Beverly Ridge Drive, Deervale Place and the lower part of Camino de la Cumbre.

21 houses sold, median $2,120,000 (range $1,310,500 to $5,350,000), median 2,507 square feet on a 10,498 square foot lot, $865 per square foot. At 34 days, the quickest median time on market of the six stops.

Stop four: Murietta, Benedict Canyon and Ventura Canyon

East of Camino de la Cumbre, a set of short canyon streets runs south from the boulevard: Murietta Avenue, Benedict Canyon Drive and Ventura Canyon Avenue, with Glenridge Drive, Davana Terrace and Weslin Avenue climbing off them. Valley Vista Boulevard ties their lower ends together along the foot of the hills.

23 houses sold, median $1,910,000 (range $1,500,000 to $4,150,000), median 2,570 square feet on an 8,084 square foot lot, $780 per square foot, 38 days on market. Median year built 1952, the oldest of the six stops.

Stop five: Dixie Canyon, Contour and the eastern line

Dixie Canyon Avenue climbs south from the boulevard past Dixie Canyon Community Charter, the second public school in this guide, at 4220 Dixie Canyon Avenue. At the top end of the canyon is Dixie Canyon Park, about 20 acres of oak and black walnut woodland with a hiking-only trail beside a stream, which Warren Beatty donated to the Santa Monica Mountains Conservancy in 1986. The conservancy's fact sheet lists the park at the end of Dixie Canyon Place with a Studio City mailing address, even while describing it as part of the Sherman Oaks area, a good example of how loosely the two names meet on this side of the hills.

Contour Drive, Cheltenham Drive, Alomar Drive and the lower end of Longridge Avenue fill out this stop. At 4020 Longridge Avenue, on the guide's eastern edge, the composer David Rose ran a backyard steam railroad in the early 1940s, a story Catapult magazine has told in detail.

10 houses sold, the fewest of any stop. Median $2,726,500 (range $1,350,000 to $10,347,785), median 4,261 square feet on an 8,292 square foot lot, $776 per square foot, 36 days on market. Median year built 1989.5, the newest of the six, and the single highest sale in the guide closed here.

Stop six: the ridge, where Mulholland sets the rules

The highest homes in this guide sit on Coy Drive, Stonehill Place, the upper ends of Longridge Avenue, Beverly Glen Boulevard, Camino de la Cumbre and Stone Canyon Avenue, and side streets such as Summerfield Drive and Vista Haven Road. Beverly Glen is the one through route over the ridge here, so homes on it see more traffic than the side streets. Building near Mulholland runs through an extra layer of review. The Mulholland Scenic Parkway Specific Plan, Ordinance 167,943, adopted May 13, 1992, covers an inner corridor of the roadway plus 500 feet and an outer corridor reaching half a mile from the right of way. Projects inside it can require review by the plan's Design Review Board, which meets on the first and third Wednesdays of the month.

25 houses sold, median $1,847,000 (range $970,000 to $3,625,000), median 2,059 square feet on a 10,359 square foot lot, $895 per square foot, 41 days on market. The lowest-priced house sale in the guide closed at this stop.

Smaller houses on larger, steeper lots: up here the land and the view tend to carry more of the price than the floor plan does.

The six stops side by side

House sales only, closings October 8, 2025 to October 5, 2026. CRMLS Matrix, pulled October 6, 2026; stop assignment by mapped address.
Stop Houses sold Median price Median size Median lot Median $ per sq ft Median days Median year built
1. First quarter mile 29 $2,975,000 3,378 8,458 $929 59.5 1963.5
2. 405 to Crisp Canyon 38 $1,940,550 2,174 9,687 $839 42 1956
3. Van Nuys Blvd south 21 $2,120,000 2,507 10,498 $865 34 1955
4. Murietta to Ventura Canyon 23 $1,910,000 2,570 8,084 $780 38 1952
5. Dixie Canyon and Contour 10 $2,726,500 4,261 8,292 $776 36 1989.5
6. The ridge 25 $1,847,000 2,059 10,359 $895 41 1959

Sizes and lots in square feet. Ten sales is a thin sample, so read stop five's median as a sketch, not a benchmark.

Renting below the boulevard: what 149 leases cost

Over the same twelve months, 149 leases closed through the MLS inside this boundary, at a median of $6,595 a month. One record showing $120,000 a month for a 2,026 square foot house was left out as an apparent entry error. Houses made up most of the leases, which is unusual for a Los Angeles neighborhood and follows from how little attached housing sits south of the boulevard.

Closed leases, October 8, 2025 to October 2, 2026. CRMLS Matrix, pulled October 6, 2026.
Home type Leases Median rent By bedrooms (median)
Houses 95 $7,995 2 bd $6,245 (10) · 3 bd $7,450 (41) · 4 bd $9,150 (20) · 5 or more $15,500 (22)
Condos and townhomes 45 $3,400 studio $1,795 (5) · 1 bd $2,600 (9) · 2 bd $3,600 (27) · 3 bd $4,425 (4)
Apartments and other 9 $2,350 range $1,590 to $3,495

Of the leases that listed a term, 56 named twelve months and 6 named twenty-four. On October 6, 2026, 30 rentals were active inside the boundary, at a median asking rent of $9,650.

Three sets of rules that follow the slope

Hillside building limits

Much of the residential land south of the boulevard is mapped as a Hillside Area by the City of Los Angeles. In single-family zones there, the Baseline Hillside Ordinance limits floor area by lot size, zone and slope, caps grading, and uses a height envelope that follows the hillside. Whether a given parcel is covered shows on its ZIMAS report.

Fire hazard zones

CAL FIRE released new Local Responsibility Area fire hazard maps for Los Angeles County on March 24, 2025, and very high hazard areas grew by about 29 percent county-wide compared with the 2011 maps. In a Very High Fire Hazard Severity Zone, Los Angeles requires brush clearance within 200 feet of structures. Check each address on the CAL FIRE map or in ZIMAS, and talk with an insurance agent early, because hazard zoning can affect what coverage is available.

The boulevard's own plan

Commercial property along Ventura Boulevard falls under the Ventura-Cahuenga Boulevard Corridor Specific Plan, Ordinance 166,560, effective February 16, 1991. Its Sherman Oaks segment runs from Fulton Avenue west to the San Diego Freeway. An amendment, Ordinance 188,816, took effect March 14, 2026, and streamlines the review of signs, interior improvements and changes of use; a broader update is still in progress at City Planning.

Plans, openings and closings on and near the boulevard

Each item carries its status as of the report date shown.

  • ApprovedSepulveda Transit Corridor. The Metro Board chose an underground heavy rail line between the Van Nuys Metrolink station and the E Line in January 2026, running under Van Nuys Boulevard in the Valley. Metro lists a station at Ventura Boulevard among seven stops; the exact station site and the construction schedule have not been published. Metro project page, accessed October 6, 2026.
  • Under constructionI-405 pavement rehabilitation, Van Nuys to Westwood. About $143.7 million, with weekend lane reductions through the Pass in October 2026. Caltrans District 7, September 14, 2026.
  • Proposed4276 Van Nuys Boulevard. Eight small-lot homes with ADUs, two blocks south of Ventura, inside this guide. Urbanize LA, January 4, 2026.
  • Proposed14318 Dickens Street. Six stories and 75 affordable apartments replacing five houses, one block south of the boulevard, inside this guide's first stop. Urbanize LA, December 19, 2025.
  • Approved15027 to 15033 Ventura Boulevard. A six-story building with 33 apartments, four of them very low income, and ground-floor retail, approved by the City Planning Commission in July 2020; whether construction has started could not be confirmed. Urbanize LA, July 24, 2020.
  • Under constructionVia Avanti, 4827 Sepulveda Boulevard. 325 apartments and about 40,000 square feet of retail north of the boulevard, nearly finished and leasing. Urbanize LA, December 23, 2025.
  • ProposedFormer Sunkist headquarters, 14130 Riverside Drive. Conversion into 95 apartments, beside the 249-unit Citrus Commons. Urbanize LA, September 10, 2026.
  • ApprovedRiverwalk at Studio City, 12555 Ventura Boulevard. 814 apartments and about 76,000 square feet of commercial space, east of this guide. City Planning Commission, June 11, 2026.
  • OpenRegal Sherman Oaks and IMAX, 15301 Ventura Boulevard. IMAX with Laser at the Galleria. IMAX theater listing, accessed October 6, 2026.
  • Coming soonWhat The Fizz, 15011 Ventura Boulevard. A soda shop targeting a mid-October 2026 opening. What Now Los Angeles, September 1, 2026.
  • ProposedSushi Tomoki, 14622 Ventura Boulevard. A second location in development, no opening date given. What Now Los Angeles, August 18, 2026.
  • ClosedBoneyard Bistro, 13539 Ventura Boulevard. Closed September 12, 2026, after more than 20 years. What Now Los Angeles, September 1, 2026.
  • In progressSoutheast Valley Community Plans update. City Planning has been revising the Sherman Oaks-Studio City-Toluca Lake-Cahuenga Pass plan since 2018; it ends with a City Council vote, and no adoption date has been set. City Planning, accessed October 6, 2026.

Anything that is proposed or approved can still be redesigned, delayed or abandoned, so read these as filings and plans, not promises.

Public schools with addresses below the boulevard, and the closest others

Two public elementary schools have street addresses in this guide's area. Both are affiliated charters of the Los Angeles Unified School District, and both are listed as active in the California Department of Education School Directory (records updated August 25, 2026). Each name links to the school's California School Dashboard page.

The nearest public middle and high schools are north of the boulevard: Louis Armstrong Middle (formerly Millikan), grades 6 through 8, 5041 Sunnyslope Avenue, 91423; Van Nuys Senior High, grades 9 through 12, 6535 Cedros Avenue, 91411; and Ulysses S. Grant Senior High, grades 9 through 12, 13000 Oxnard Street, 91401. Nearby elementary schools north of Ventura include Riverside Drive Charter and Chandler Elementary.

Being close to a school does not mean a home is assigned to it. Assignment follows the exact street address, and charter and magnet programs have their own admission rules. Look up any address in the LAUSD Resident School Identifier and confirm with the district.

Live searches for homes south of the boulevard

Both buttons below search a map outline drawn along Ventura Boulevard, the 405, the Mulholland ridge and the Studio City line. When this page was published, they returned 140 homes for sale and 36 rentals. A few listings right on the Mulholland edge carry Los Angeles 90077 or Beverly Hills 90210 addresses.

Homes for sale south of Ventura in Sherman Oaks Homes for lease south of Ventura in Sherman Oaks

Open either search, narrow it to your price and bedroom count, and press Save Search to be emailed when something new matches.

Where I stand on this part of Sherman Oaks

My own Sherman Oaks work has been north of the boulevard: leases on Coldwater Canyon Avenue, Landale Street and Valleyheart Drive since 2021, leases on Lemona Avenue and Ventura Canyon Avenue in 2024, and the sale of a Landale Street home I listed in 2015. I have no closed sale south of Ventura to point to, so the figures on this page come from the MLS and public records rather than my own transactions. What that work has taught me is how differently buyers and renters read the two sides of the boulevard, and I am glad to walk any street in this guide with you. My cell, 818-381-9977, takes calls and texts.

Thinking about selling a home below Ventura?

On a hillside, two houses on the same street can sell far apart because of the lot, the slope, the view and the condition of the house. A stop median is a starting point, not a price. For an estimate built from the closest comparable sales to your own address, request a home value report.

Related pages: Sherman Oaks homes for sale, the 91403 and 91423 ZIP code guides, Studio City south of Ventura, Tarzana south of Ventura and every other neighborhood guide.

Records and reporting used for this tour

The information on this page was compiled from public MLS records and other public sources and is current only as of October 2026. It is deemed reliable but is not guaranteed, and it is not a representation or warranty of any kind. Prices, rents, zoning and hillside rules, fire hazard zones, insurance availability, taxes, special assessments, school assignments and neighborhood boundaries change over time and can change without notice. Do not rely on this page for any purchase, sale, lease or financing decision; verify everything that matters to you through your own inspections, the escrow or lease disclosure package, the preliminary title report, the county tax records, the City of Los Angeles and your lender. Nothing here is legal, tax, financial, insurance or lending advice. All real estate advertised is subject to the federal Fair Housing Act and the California Fair Employment and Housing Act; we do not discriminate and do not support discrimination against any protected class.

Antonio Vaziri, Realtor · Epique Realty · DRE #01927866 · buyandsellcaliforniahomes.com