Studio City North of Ventura Boulevard, Priced Out: From a $499,000 Condo to a $7.5 Million New Build, in Six Steps

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

Over the past twelve months, 215 homes closed escrow between the Ventura Freeway and Ventura Boulevard in Studio City, and the priciest of them sold for more than fifteen times what the least expensive one did. A buyer with $650,000 and a buyer with $4 million are both shopping here, just on different blocks and in very different buildings. This guide walks up the price ladder one rung at a time and shows what each rung actually purchased.

• Under $700,000: 27 sales, all condominiums or townhomes
• $700,000 to $999,999: 56 sales, nearly all attached, one cottage
• $1,000,000 to $1,499,999: 34 sales, newer condominiums beside older small houses
• $1,500,000 to $1,999,999: 34 sales, mostly three-bedroom houses
• $2,000,000 to $2,999,999: 36 sales, all houses
• $3,000,000 and up: 28 sales, all houses, most of them built since 2016

CRMLS Matrix residential search drawn to the Studio City Neighborhood Council map north of Ventura Boulevard, closings October 21, 2025 through October 19, 2026, pulled October 21, 2026. Data as of October 2026.

Where this guide draws its lines

The Studio City Neighborhood Council describes its area in Article VII of its bylaws. On the north side of Ventura Boulevard, that area runs up to the Ventura Freeway, with the US-101, CA-134 and CA-170 interchange, the Hollywood Freeway, Vineland Avenue, Whipple Street and Lankershim Boulevard on the east. The west edge steps along Fulton Avenue, Valleyheart Drive north of the Los Angeles River, Ethel Avenue, Sarah Street, Van Noord Avenue, Kling Street and Coldwater Canyon Boulevard. Every figure on this page comes from inside that outline and north of the boulevard.

Mailing addresses here are not uniform. The MLS files homes inside the outline under several city names, including Studio City, North Hollywood, Los Angeles, Sherman Oaks and Valley Village. The hillside half of the neighborhood, south of the boulevard, has its own report: Studio City south of Ventura Boulevard. For the whole community, start at the Studio City homes for sale page.

Twelve months of closings in one table

Measured against each home's first asking price, 48 sales closed above it, 30 closed at it and 137 closed below it. The middle sale closed at 97.9 percent of its original list price, after a median of 46 days on the market among the 204 sales that reported a count. Houses sat on lots with a median of 6,757 square feet, and 57 of the 115 houses were built before 1950.

Step one: under $700,000

21 condominiums and 6 townhomes · median $645,000 · range $499,000 to $689,000 · median 1,060 sq ft · median year built 1981 · 22 two-bedroom units and 4 one-bedroom units · median 56 days on market

The entry rung is entirely attached housing, and it is mostly two-bedroom space. The lowest closing of the year, $499,000, bought a 734-square-foot one-bedroom on Aqua Vista Street that the MLS lists as built in 1956. Bluffside Drive, Coldwater Canyon Avenue, Moorpark Street, Whitsett Avenue, Valleyheart Drive and Acama Street all produced sales on this rung.

Negotiation was common on this rung. Only 3 of the 27 closed above the original asking price, and 18 closed below it.

Step two: $700,000 to $999,999

38 condominiums, 16 townhomes, 1 detached condominium and 1 house · median $814,500 · median size of the attached homes 1,434 sq ft · 36 two-bedroom and 17 three-bedroom homes · median 45.5 days on market

This is the busiest rung on the ladder, and the step up from tier one is mostly about room. Seventeen of these homes had three bedrooms. Two older complexes account for a good share of the sales. Nine units from 1973 and 1974 in the 4100 and 4200 blocks of Colfax Avenue sold for $765,000 to $995,000, and eight units from 1974 in the 11700 and 11800 blocks of Moorpark Street sold for $725,000 to $920,000.

The one detached house in this range was an 865-square-foot, two-bedroom cottage on Woodbridge Street, built in 1937 on a lot of 1,755 square feet, which closed at $765,000. Within this tier, 15 sales closed above the original list price and 33 below it.

Step three: $1,000,000 to $1,499,999

18 houses at a median of $1,355,000 (1,538 sq ft, lot 4,987 sq ft) · 16 condominiums and townhomes at a median of $1,071,000 (1,703 sq ft, median year built 2006.5) · median 44 days on market

Here the two kinds of buyers meet. On one side are condominiums, many of them in buildings from the 2000s and 2010s, on streets such as Woodbridge, Hoffman, Guerin and Laurel Canyon Boulevard. On the other side are small houses: 11 of the 18 were built before 1950, many with two bedrooms, including a 1925 house on Valley Spring Lane at $1,268,000 and a 1931 house on Aqua Vista Street at $1,275,000.

Two newer detached homes also landed on this rung: a 2020 four-bedroom on Studio Place, on a lot of 1,511 square feet, at $1,395,000, and a 2023 four-bedroom on Serene Place at $1,418,000. The Serene Place home had first been listed at $1,900,000 and took 157 days to sell. Small-lot construction is how a newer detached house fits under $1.5 million here, and the lot sizes show the tradeoff.

Step four: $1,500,000 to $1,999,999

32 houses at a median of $1,799,500 (2,049 sq ft, lot 6,806 sq ft) · 1 condominium and 1 detached townhome · 22 three-bedroom homes · median 41.5 days on market

For a standard lot with a house on it, this is where the ladder starts. The median lot jumps to 6,806 square feet, and 18 of the 32 houses were built before 1950. Expect three bedrooms and roughly 2,000 square feet of living space, with a few four-bedroom homes in the mix. Sales on this rung came from all over the grid, including Milbank, Sarah, Klump, Rhodes, Irvine, Bakman and Vantage.

The two attached sales show where condominium prices top out: a penthouse on Guerin Street at $1,500,000 and a 2020 detached townhome on Colfax Meadow Lane at $1,700,000. Eight homes in this tier closed above the original list price and 22 below it.

Step five: $2,000,000 to $2,999,999

36 houses · median $2,327,500 · median 2,656 sq ft · median lot 7,227.5 sq ft · median 4 bedrooms · 23 built before 1950 · median 61 days on market

The fifth rung buys more house on a slightly bigger lot, and most of it is older housing. Twenty-three of these 36 houses were built before 1950, and only 4 were built in 2016 or later. Valley Spring Lane, Valley Spring Place, Hortense Street, Camellia Avenue, Shadyglade Avenue and Kraft Avenue all appear here.

Sellers at this level waited the longest. The median was 61 days, and 27 of the 36 sales closed below the first asking price. That was the highest share of sales closing below the first asking price on any rung of the ladder.

Step six: $3,000,000 and up

28 houses · median $3,885,000 · median 4,152.5 sq ft · median lot 7,003 sq ft · median 5 bedrooms · 19 built in 2016 or later · median 40 days on market

The top rung is mostly new construction. Nineteen of the 28 houses were built in 2016 or later, and the typical one had five bedrooms and more than 4,000 square feet on a lot of about the same size as the homes a step below. In other words, the land did not change much between steps five and six; the house did. Across the whole area, the 20 houses built in 2020 or later sold for a median of $3,997,500.

The highest closing of the year was $7,500,000 for a 2023 house of 8,634 square feet on Chiquita Street, on a lot of 15,757 square feet. Streets such as Rhodes, Farmdale, Kraft, Gentry, Bellaire, Vantage, Teesdale and Lemp produced most of the other sales above $3 million.

Renting on this side of the boulevard

The lease market was even busier than the sales market. The MLS shows 245 closed leases inside the same outline over the past year, at a median of $4,495 a month and a median of 37 days on the market.

All 79 house leases had a median of $7,000 a month and all 166 other leases a median of $3,995. A few house leases listed fewer than two bedrooms; they count in the totals but not in the rows above.

On October 21, 2026, 49 lease listings were active inside the outline, 24 of them houses, with a middle asking rent of $5,600.

On the market the morning of October 21

The MLS showed 97 residential listings inside the outline: 75 active, 8 active under contract and 14 pending. The 29 active houses asked from $1,298,800 to $4,695,000, with a middle ask of $3,195,000, and 14 of them were built in 2020 or later. The 45 active condominiums and townhomes asked from $399,000 to $1,649,000, with a middle ask of $749,000. One fourplex was also listed.

The two buttons below open the home search on this site, drawn to the same outline north of the boulevard. Counts there will move from day to day.

Projects and storefronts to keep an eye on

Each item below was checked on October 21, 2026, against the source named with it. Anything that is not open yet can still be redesigned, delayed or dropped, so treat the labels as a snapshot.

• Approved, appeal at City CouncilRiverwalk at Studio City, 12501 to 12665 Ventura Boulevard. 814 apartments, 46 of them set aside for very low income households, plus restaurant space, on a site between Ventura Boulevard and Valleyheart Drive, just south of the Los Angeles River. The City Planning Commission approved the project in June 2026, a City Council committee denied the appeals on October 13, 2026, and the full City Council had the appeals on its October 21 agenda (council file 26-1081).
• Under constructionHarvard-Westlake River Park, 4141 Whitsett Avenue. The school's 17.2-acre athletic and recreation campus on the former Weddington Golf and Tennis site. The school's construction update of October 16, 2026 reports bleacher assembly and artificial turf installation on Field A, with no opening date posted. The school plans public access to the tennis courts, the café and walking and jogging trails.
• Under constructionStudio City Recreation Center (Beeman Park). A city renovation of the park. The neighborhood council reported on September 11, 2026 that the playground was temporarily closed for ramp work and that completion is expected in early 2027.
• Construction reported July 202611031 Aqua Vista Street. A five-story, all-affordable apartment building of about 86 units (Urbanize LA's headline says 89), with no on-site parking, replacing two houses. Urbanize LA reported on July 13, 2026 that work had started.
• Approved11143 W. Acama Street. A five-story building with 131 units, all affordable, approved by City Planning on January 28, 2026 (case EAR-2025-4599-AH-VHCA).
• Approved12444 W. Moorpark Street. A five-story building with 102 units, all affordable, approved by City Planning on January 8, 2025 (case ADM-2024-8150-DB-VHCA-RED1). I found no construction start.
• Sale reported, not confirmed closedRadford Studio Center, 4024 Radford Avenue. The 55-acre studio lot, formerly CBS Studio Center. The previous owner's expansion plan reached a draft environmental impact report in early 2025 with no final approval. The Los Angeles Business Journal reported on January 26, 2026 that the owner would hand the lot to its lender, and The Real Deal reported on June 22, 2026 that Netflix was under contract to buy it. I found no later report that the sale has closed.
• Opening soonBean Our Guest, 4354 Tujunga Avenue. A café that Hoodline reported on October 20, 2026 is planned to open in late November 2026.
• Opening soonSauce Society, 11925 Ventura Boulevard. A pasta restaurant at Carpenter Avenue, announced for early November 2026.
• OpenMarine Layer, The Shops at Sportsmen's Lodge, 12833 Ventura Boulevard. A clothing store that opened at the center in late May 2026.

Public schools in and around the outline

The campuses below are the active district schools whose addresses sit inside or at the edge of the outline, followed by the closest ones just beyond it. Each name opens the school's California School Dashboard page.

Which school serves a particular house depends on its exact street address, not on the ZIP code or the school's name. Look up any address with the LAUSD Resident School Identifier, and confirm with the district before you rely on it.

Three leases on one Woodbridge Street condominium

I have closed three leases on the same two-bedroom condominium on Woodbridge Street, in 2017, 2022 and 2024, so I have watched one building's rents and turnover over several years. Across my career I have handled close to 200 closed transactions across sales and leases. The market figures above come from the MLS, not from my own files.

Keep exploring the East Valley

Related reading on this site: Studio City south of Ventura Boulevard, Valley Village, Studio City and North Hollywood compared, the Toluca Lake buyer's guide, Studio City condos versus single-family homes, the Studio City seller page, and every guide on the neighborhood guides page.

How the numbers were gathered

• Sales, leases and listings: CRMLS Matrix residential and residential lease searches, closed sales October 21, 2025 through October 19, 2026 (search window through October 21, 2026), closed leases October 21, 2025 through October 21, 2026, and active, under contract and pending listings on October 21, 2026. Searches combined ZIP codes 91604, 91602, 91607, 91601 and 91423 with a map outline of the Studio City Neighborhood Council area north of Ventura Boulevard. Pulled October 21, 2026.
• Boundary: Studio City Neighborhood Council, Article VII boundary description, and the City of Los Angeles Neighborhood Council boundary map layer, checked October 21, 2026.
• Projects and openings: Los Angeles City Clerk, council file 26-1081, checked October 21, 2026, and the City Planning Commission staff report for case CPC-2025-5697, June 11, 2026; Harvard-Westlake River Park construction updates, October 16, 2026, and Fox LA, November 14, 2023; Studio City Neighborhood Council, Beeman Park update, September 11, 2026; Urbanize LA, July 13, 2026; City Planning case records EAR-2025-4599-AH-VHCA and ADM-2024-8150-DB-VHCA-RED1, checked October 21, 2026; Los Angeles Business Journal, January 26, 2026; The Real Deal, June 22, 2026; Hoodline, October 20, 2026; What Now Los Angeles, October 13, 2026; What Now Los Angeles, Marine Layer, June 4, 2026.
• Schools: California Department of Education School Directory, checked October 21, 2026; Dashboard links open each school's 2026 Dashboard report.
• My own transactions: my Lofty transaction records and CRMLS Matrix lease history for the Woodbridge Street condominium, checked October 21, 2026.