Studio City South of Ventura Boulevard: A Seller's Read on 140 Closed Sales, From the Silver Triangle to the Donas
Written by Antonio Vaziri, Realtor, Epique Realty, DRE #01927866 · Last updated October 2026
$2,050,000. That is what a 6,965 square foot lot on Vantage Avenue brought in March 2026, sold as land with no house counted in the price. Five months later, a 2010 house of 4,291 square feet on a lot of almost the same size, on the same street, closed at $4,000,000. If you own a home on the hillside or in the flats below Ventura Boulevard, those two numbers frame the question every seller here faces: how much of your price is the dirt, and how much is the house?
This report answers that with the closed record. I went through every MLS sale with a Studio City address south of the boulevard that closed between October 6, 2025 and September 29, 2026, and then traced each one back to the day it was first listed. The figures below are medians unless I say otherwise.
Boundaries used for this report
The northern edge is Ventura Boulevard itself. Everything counted here sits on the south side of it, running up into the Santa Monica Mountains toward Mulholland Drive. The western and eastern edges follow the Studio City Neighborhood Council boundary published by the City of Los Angeles, which reaches the Sherman Oaks line on one side and the Cahuenga Pass on the other. Only sales recorded with a Studio City city name are in the figures, so a few hilltop homes near Mulholland that carry Los Angeles, Sherman Oaks or Beverly Hills mailing addresses are left out of the math, even though some of them appear in the listing searches at the bottom of the page.
The Silver Triangle is a nickname, not a city district, and the agents who use it do not all draw it the same way. For this report I treat it as the wedge between Ventura Boulevard on the north, Laurel Canyon Boulevard on the east and Laurel Terrace Drive, which curves around the south and west sides until it meets Whitsett Avenue just below the boulevard. Maxwellton Road, Hillslope Street, Cantura Street, Vantage Avenue, Viewcrest Road and Mound View Avenue all fall inside that wedge.
Twelve months of closings at a glance
| Property type | Closed sales | Median price | Lowest to highest |
|---|---|---|---|
| Single-family houses | 132 | $2,179,000 | $1,050,000 to $13,220,000 |
| Condominiums | 3 | $810,000 | $800,000 to $1,137,500 |
| Townhome | 1 | $1,121,000 | one sale |
| Apartment building (five or more units) | 1 | $4,520,000 | one sale, 31 bedrooms in total |
| Land | 3 | $320,000 | $175,000 to $2,050,000 |
| All sales | 140 | $2,137,500 |
Closings October 6, 2025 through September 29, 2026, Studio City addresses south of Ventura Boulevard inside the outline above. MLS records (CRMLS and The MLS) retrieved through Redfin on October 3, 2026. The typical house in this set had about 2,590 square feet of living space on a lot of about 9,690 square feet and was built in the 1950s.
This is overwhelmingly a market of detached houses. Attached homes are rare enough south of the boulevard that four closings in a year are not a trend, and I would not price a condo here from this page.
The Silver Triangle on its own
Seventeen houses inside the wedge closed in the twelve months. Their median price was $2,175,000, almost exactly the median for the whole area, but the median price per square foot was $1,007, the highest of any pocket I measured. The reason is plain once you look at the houses. The typical Triangle home was built in 1938, has about 2,340 square feet and sits on a lot of about 6,000 square feet. Buyers paid for the lot and its position next to the boulevard more than for the size of the building.
| Silver Triangle houses | Sales | Median price | Median per sq ft | Median size |
|---|---|---|---|---|
| Built before 1960 | 10 | $1,931,500 | $1,039 | 2,020 sq ft |
| Built 2010 or later | 5 | $5,287,100 | $1,007 | 4,664 sq ft |
| All Triangle houses | 17 | $2,175,000 | $1,007 | 2,337 sq ft |
Two other details stood out. Four of the seventeen sales never had a public marketing period: they were recorded as listed and sold on the same day, or with no listing record at all. Among the twelve that did go through a normal listing, the median time to an accepted offer was 24 days, and the median sale landed at 97.7 percent of the first asking price. Prices ran from $1,250,000 for a 1,010 square foot house on Laurel Terrace to $7,500,000 for a 2025 build on Hillslope Street.
Five pockets, five price levels
South of the boulevard is not one market. I split the 132 house sales into five groups by location so a seller can compare against the streets that actually compete with theirs.
| Example streets | Sales | Median price | Per sq ft | Median lot | Days to offer* | |
|---|---|---|---|---|---|---|
| Silver Triangle | Hillslope, Cantura, Vantage, Maxwellton, Laurel Terrace | 17 | $2,175,000 | $1,007 | 6,004 sq ft | 24 |
| Coldwater Canyon side | Greenleaf, Dickens, Alcove, Fairway, Sunswept, Alta Mesa | 32 | $2,050,000 | $895 | 9,739 sq ft | 54 |
| Laurel Canyon corridor and Fryman | Carpenter, Laurelwood, Buena Park, Canton, Fryman, Oakdell | 38 | $2,104,200 | $854 | 10,663 sq ft | 49 |
| The Donas | Dona Evita, Dona Teresa, Dona Lola, Dona Dorotea, Dona Cecilia | 16 | $2,212,500 | $899 | 9,674 sq ft | 22 |
| Berry to Vineland | Berry, Wrightwood, Willowcrest, Sunshine Terrace, Alta View | 29 | $2,350,000 | $832 | 11,203 sq ft | 29 |
*Median days from first listing to the first pending or contingent status, counted only for houses that went through a normal public listing.
The Donas, the tract of Spanish-named streets climbing east of Laurel Canyon, moved fastest: half of those buyers were in contract within about three weeks, and six of fifteen marketed homes sold above their first asking price. The Coldwater Canyon side was the slowest, with a median of 54 days to an offer and a median sale at 93.8 percent of the first price. From Berry Drive east, larger lots produced the highest median price but a lower price per square foot, because the houses there are bigger.
Rebuilt versus original: the gap a seller should know
| Year built | Sales | Median price | Per sq ft | Median size | Range |
|---|---|---|---|---|---|
| Before 1960 | 73 | $2,061,000 | $967 | 2,329 sq ft | $1,190,000 to $6,925,000 |
| 1960 to 1999 | 44 | $2,114,200 | $807 | 2,779 sq ft | $1,050,000 to $6,750,000 |
| 2000 to 2019 | 6 | $3,790,000 | $904 | 4,115 sq ft | $1,550,000 to $4,962,000 |
| 2020 or later | 9 | $5,295,000 | $1,007 | 5,035 sq ft | $3,700,000 to $13,220,000 |
An older house here is not a discount house. The pre-1960 group earned a higher price per square foot than the homes built between 1960 and 1999, which tells me buyers were valuing the lot and the street first. The newest houses roughly doubled the price of an original, but they also took longer to sell: the nine homes built in 2020 or later needed a median of 54 days to find a buyer and closed at a median of 94.1 percent of the first asking price. If you are deciding whether to renovate before selling, that is the trade: a higher ceiling, and more time and more negotiation to reach it.
The Vantage Avenue land sale is the floor under all of this. When a bare lot of under 7,000 square feet in the Triangle commands $2,050,000, a small original house on a similar lot is competing against what a builder can afford to pay for the ground.
Lot size moved the needle only past 20,000 square feet
| Lot size | House sales | Median price | Per sq ft | Median house size |
|---|---|---|---|---|
| Under 7,500 sq ft | 37 | $1,903,000 | $872 | 2,248 sq ft |
| 7,500 to 11,999 sq ft | 49 | $2,250,000 | $882 | 2,576 sq ft |
| 12,000 to 19,999 sq ft | 28 | $2,135,000 | $864 | 2,737 sq ft |
| 20,000 sq ft or more | 18 | $3,186,000 | $1,029 | 2,935 sq ft |
A bigger lot in the middle range did not reliably mean a bigger price. On a hillside, a 15,000 square foot parcel can be mostly slope, and buyers know it. The jump came above 20,000 square feet, where usable flat area, privacy and views tend to come together. When I price a hillside home, I care more about how much of the lot you can actually stand on than about the number on the tax bill.
The first month on the market set the outcome
Of the 132 house sales, 122 went through a normal listing with a usable first asking price. Nine others showed no public marketing period at all. For the 122, here is how the sale price compared with the first asking price, grouped by how long it took to get a buyer under contract.
| Days from listing to accepted offer | Sales | Median sale vs. first asking price | Sold above first asking price |
|---|---|---|---|
| 14 days or fewer | 17 | 102.2% | 10 |
| 15 to 30 days | 37 | 98.0% | 11 |
| 31 to 60 days | 25 | 95.2% | 1 |
| 61 to 90 days | 22 | 93.9% | 0 |
| 91 days or more | 21 | 89.6% | 0 |
Across all 122, the median sale came in at 95.5 percent of the first asking price; 22 sold above it, 4 sold exactly at it and 96 sold below it. The pattern is steady: after the first month, almost nobody paid more than the opening price, and homes still sitting after three months gave up about a tenth of it. The top of the market felt this most. The twelve houses that sold for $5,000,000 or more took a median of 52 days to reach a contract, closed at 92.6 percent of their first price, and not one sold above it.
My reading for sellers: the first asking price is a decision about the first thirty days, not about the final number. Set it where the comparable sales in your own pocket say it belongs, and let the first weeks of buyer traffic do the rest.
Competition on the market today
On October 3, 2026, 64 houses were listed for sale inside the same outline with a Studio City address, at a median asking price of $3,122,500, along with 11 parcels of land. That asking median sits almost $950,000 above the median price that actually closed over the last year, and the gap comes from the top of the range.
| Price range | Houses listed Oct 3, 2026 | House sales in the last 12 months | Rough months of supply |
|---|---|---|---|
| Under $2,000,000 | 15 | 51 | about 3.5 |
| $2,000,000 to $2,999,999 | 17 | 46 | about 4.4 |
| $3,000,000 to $4,999,999 | 13 | 23 | about 6.8 |
| $5,000,000 and up | 19 | 12 | about 19 |
Months of supply is my own arithmetic: homes listed now divided by the average number of sales per month over the past year. It is a rough gauge, not a forecast.
Below $3,000,000, a correctly priced house is competing with a short list. Above $5,000,000, there are more homes for sale today than sold in the entire past year, and a seller in that range should expect a longer conversation with buyers.
Rules that shape what a buyer can build
Because so much of the value here is in the land, buyers and their architects look hard at what a lot allows. Three sets of rules come up most often south of the boulevard:
- Hillside lots. Parcels the city designates as Hillside follow the citywide Baseline Hillside Ordinance, which ties allowable floor area to lot size and slope.
- Flatter lots. Single-family lots in the non-hillside parts of Studio City fall under the Studio City Residential Floor Area Supplemental Use District, adopted by Ordinance No. 182,048 in 2012, which sets its own floor-area limits.
- Fire rules. Hillside parcels here can fall inside a Very High Fire Hazard Severity Zone, which brings brush clearance requirements and affects insurance. The state's new "Zone 0" rules for the first five feet around a house were approved by the Board of Forestry on August 19, 2026, but the filing was pulled back for technical edits on September 8, 2026, so they were not yet in force when I wrote this.
Every one of these is parcel-specific. The City's ZIMAS map shows the zoning, hillside status and fire zone for an exact address, and an architect or land-use attorney should confirm what can be built before anyone relies on it.
What is being built and debated nearby
Most of the change around this area is happening on or just north of Ventura Boulevard, within a few minutes of every street in this report.
- ApprovedRiverwalk at Studio City, 12501 to 12665 Ventura Boulevard: 814 apartments, 46 of them restricted to very low income households, with about 76,000 square feet of restaurant space, replacing existing commercial buildings and parking. Approved by city planning officials, reported June 14, 2026.
- ApprovedSportsmen's Lodge hotel site, Ventura Boulevard at Coldwater Canyon Avenue: 520 apartments with ground-floor shops and a walkway to the Los Angeles River. Approved by the City Council, reported April 4, 2024. The hotel closed in July 2020.
- Ownership change pendingRadford Studio Center, 4024 Radford Avenue: the studio lot passed to its lender after the owner defaulted on its loan, reported January 21, 2026. Netflix was reported to be under contract to buy it in June 2026, and the sale had not closed as of late September 2026. A city-approved plan for new soundstages and offices exists, and what a new owner does with it is not yet known.
- Under constructionHarvard-Westlake River Park, the former Weddington Golf and Tennis site: athletic fields, tennis courts, a gym, a pool and walking paths, with completion targeted for fall 2026, according to the school's student newspaper.
- Under construction11031 Aqua Vista Street: 89 affordable apartments north of the river; work started, reported July 13, 2026.
- Proposed12434 Moorpark Street: 102 affordable apartments planned in place of a commercial building, reported December 24, 2024.
- OpenNew along the boulevard: Junior Cookies at 12180 Ventura Boulevard and Cafe Matcha at 12070 Ventura Boulevard, reported June 24, 2026, with PopUp Bagels at 12184 Ventura Boulevard listed as coming soon in the same report.
- ClosedStout Burgers and Beers, 11262 Ventura Boulevard: shown as closed on its Yelp listing as of September 2026.
- PendingState "Zone 0" ember rules: approved August 19, 2026; withdrawn from state review for edits on September 8, 2026.
Any project on this list can be redesigned, delayed or dropped. The city's case file, not a news report, is the final word on what will be built.
Public schools on and near these streets
Carpenter Community Charter is the only public school with an address inside this part of Studio City. The others below are nearby Los Angeles Unified schools. Attendance is set by the exact street address, not by a neighborhood name, so check a specific home with the LAUSD Resident School Identifier. Each school name links to its California School Dashboard page.
- Carpenter Community Charter, kindergarten to grade 5, 3909 Carpenter Ave., Studio City, CA 91604
- Dixie Canyon Community Charter, kindergarten to grade 5, 4220 Dixie Canyon Ave., Sherman Oaks, CA 91423
- Walter Reed Middle, grades 6 to 8, 4525 Irvine Ave., North Hollywood, CA 91602
- North Hollywood Senior High, grades 9 to 12, 5231 Colfax Ave., North Hollywood, CA 91601
My own history on these streets
I will be direct about my experience here, because you should know it before you hire anyone. South of Ventura in Studio City, my work has centered on one house on Fairway Avenue: I represented the buyers who purchased it in 2017, and in 2019 I handled the lease of that same home. Most of my sales have been elsewhere in the San Fernando Valley, from Encino and Tarzana to Woodland Hills. What I bring to a Studio City sale is the work you see on this page: every closing traced back to its first asking price, and a price recommendation built from the streets that actually compete with yours.
Search the current listings inside this outline
These two searches use the same map outline as the report, so they stay current as homes come and go. A few hilltop listings near Mulholland Drive carry Los Angeles or Sherman Oaks mailing addresses and will appear in them.
On either search, the Save Search button sends you new matches as they come on the market.
Before you set a list price
If you own a home south of the boulevard and want to know where it fits in these numbers, start with a free home value estimate, then call or text me at 818-381-9977. I will pull the closed sales from your own pocket, not the whole city, and show you what the first thirty days are likely to look like at each price.
More guides around Studio City
- Studio City homes for sale and city overview
- How Valley Village compares with Studio City and North Hollywood
- Toluca Lake, house by house type
- The 91403 Sherman Oaks ZIP code
- Every neighborhood guide on this site
Where each figure came from
- Closed sales, first listing dates, first asking prices and contract dates: MLS records from CRMLS and The MLS, retrieved through Redfin's property records on October 3, 2026, for closings from October 6, 2025 to September 29, 2026. Houses listed and sold on the same day, or with no listing record, were left out of the timing tables.
- Active listings: Redfin, October 3, 2026. Listing counts in the two searches above: this site's MLS search, October 3, 2026 (109 for sale and 43 for lease at that time).
- Outline: Studio City Neighborhood Council boundary, City of Los Angeles open data, clipped at Ventura Boulevard; Silver Triangle outline drawn by me from street geometry in OpenStreetMap.
- Projects: LA YIMBY (June 14, 2026), Urbanize LA (April 4, 2024; July 13, 2026; December 24, 2024), Beverly Press (January 21, 2026), Just Studio City (2026), Harvard-Westlake Chronicle (2026), a Studio City openings roundup by Leegie (June 24, 2026), Yelp (September 2026), ReadyFireOne summary of Board of Forestry actions (September 2026).
- Zoning: Los Angeles City Planning and City Clerk records for Ordinance No. 182,048; ZIMAS for any single parcel.
- Schools: California Department of Education School Directory and California School Dashboard, checked October 3, 2026.
- My own transactions: my records in my brokerage's transaction system.
The information on this page was compiled from public MLS records, public property 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, square footage, lot measurements, zoning, hillside and fire-zone status, school assignments, project plans and neighborhood conditions change over time and can change without notice. The outline used for the figures follows the Studio City Neighborhood Council boundary south of Ventura Boulevard, and the Silver Triangle outline is my own working definition of an informal name. Do not rely on this page for any purchase, sale, lease or financing decision; verify everything that matters to you with the City and County of Los Angeles, the school district, your own inspection, survey and appraisal, your escrow and title documents 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