Tarzana North of Ventura Boulevard: Eight Things That Moved Sale Prices Across 163 Closings
Written by Antonio Vaziri, Realtor, Epique Realty, DRE #01927866 · Last updated October 2026
Two condominium complexes on Hatteras Street, about a third of a mile apart, posted median sale prices of $200,000 and $830,000 over the past year. Same street, same side of the boulevard, same ZIP code. If you own a home in Tarzana north of Ventura Boulevard and wonder what it would bring, that gap is the reason a citywide average will not tell you much.
I went through every closed sale between Ventura Boulevard and Victory Boulevard from October 2025 through the first day of October 2026 and sorted them by the things that actually separated a high price from a low one: the type of home, the building, the floor plan, the construction year and dues, the mailing address, the lot, the freeway and the competition sitting on the market right now. Each section below takes one of those in turn, with the numbers behind it.
Where this report starts and stops
The area covered here is the slice of the Tarzana Neighborhood Council district above Ventura Boulevard, bounded by Victory Boulevard to the north, Corbin Avenue to the west and Lindley Avenue to the east, as written in the council's bylaws approved in April 2022. Along Ventura itself, the odd-numbered addresses face into this area. The hillside half of Tarzana, south of the boulevard, has a separate guide, and the Tarzana search page carries the ZIP code overview.
One detail surprises many owners. The neighborhood council line runs all the way to Victory, but the U.S. Postal Service line does not. Most homes in the northern blocks, on streets such as Erwin, Friar, Delano, Sylvan and Calvert, carry Reseda 91335 addresses even though they sit inside the Tarzana council area. This report counts both, and section five looks at whether the difference showed up in price.
The year at a glance: 163 closings, two very different markets
| Measure | Condominiums and townhomes | Detached houses |
|---|---|---|
| Closed sales | 106 | 55 |
| Middle sale price | $498,500 | $1,100,000 |
| Lowest and highest | $180,000 to $937,000 (see note below) | $760,000 to $2,200,000 |
| Typical living area | 1,148 sq ft | 1,916 sq ft |
| Price per square foot of living area, median | $416 | $571 |
| Typical lot | Shared common area | 7,007 sq ft |
| Typical construction year | Mid-1970s | 1955 |
| Monthly dues, median | About $573 | None on most |
| Recorded with a Tarzana 91356 address | 101 of 106 | 17 of 55 |
Two apartment buildings also changed hands, at $2,000,000 on Clark Street and $8,200,000 on Yolanda Avenue; they are left out of the columns above. One two-bedroom condominium at 18307 Burbank Boulevard was recorded at $1,055,000, roughly two and a half times any other sale in that building, so it is not counted as the high end of the attached range; if you are using it as a comparison, confirm the record first.
Factor one Shared walls or a yard of your own
The first split is the obvious one, but its size is worth stating plainly. North of the boulevard, roughly two of every three sales were attached homes, and they closed at less than half the median of a detached house. The two markets barely overlap: only six condominiums or townhomes sold above $800,000, one of them the questionable record noted above, and no house sold below $760,000.
| Price range | Condominiums and townhomes | Houses |
|---|---|---|
| Under $400,000 | 39 | 0 |
| $400,000 to $599,999 | 33 | 0 |
| $600,000 to $999,999 | 33 | 18 |
| $1,000,000 to $1,499,999 | 1 | 29 |
| $1,500,000 and above | 0 | 8 |
The single attached sale above $1 million is the 18307 Burbank Boulevard record noted above.
For a seller, this means your real competition is the homes of your own type. A townhome owner on Collins Street is not competing with a house on Calvin Avenue, and the buyer pools are different people with different loan amounts in mind.
Factor two Which complex you are in, not which street
Most of the attached homes north of the boulevard sit in complexes built along four corridors: Hatteras Street, Collins Street, Burbank Boulevard and Etiwanda Avenue. Hatteras alone recorded 44 sales. The street name tells you very little about price. The complex tells you a great deal.
| Building address | Sales | Median sale | Floor area, median | Built | Dues, median |
|---|---|---|---|---|---|
| 18730 Hatteras Street | 3 | $830,000 | 1,943 sq ft | 1985 | $727 |
| 18100 Burbank Boulevard | 3 | $710,000 | 2,112 sq ft | 1979 | $682 |
| 18135 Burbank Boulevard | 3 | $690,000 | 2,153 sq ft | 1985 | $725 |
| 18550 Hatteras Street | 5 | $570,000 | 1,203 sq ft | 1975 | $640 |
| 18411 Hatteras Street | 3 | $549,900 | 1,148 sq ft | 1979 | $500 |
| 5700 Etiwanda Avenue | 4 | $417,500 | 1,007 sq ft | 1973 | $580 |
| 18307 Burbank Boulevard | 9 | $385,000 | 707 sq ft | 1970 | $493 |
| 18547 Collins Street | 3 | $375,000 | 979 sq ft | 1964 | $525 |
| 18350 Hatteras Street | 6 | $350,000 | 1,040 sq ft | 1972 | $704 |
| 18645 Hatteras Street | 8 | $321,000 | 605 sq ft | 1973 | $469 |
| 18620 Hatteras Street | 5 | $307,800 | 911 sq ft | 1970 | $566 |
| 18530 Hatteras Street | 4 | $200,000 | 876 sq ft | 1978 | $739 |
Two patterns stand out. The complexes from the late 1970s and the 1980s, with larger floor plans of roughly 1,900 to 2,150 square feet, form the top of the market. And at the bottom, price does not track dues: 18530 Hatteras had the lowest median price of any complex on the list while carrying the highest median dues.
When a complex sells far below its neighbors. A gap like the one at 18530 Hatteras usually has a reason that lives in the paperwork: the association's budget and reserve study, special assessments, insurance, litigation, financing limits or rules that apply to that property alone. The MLS figures do not explain it, and I am not going to guess. If you own there, or you are pricing a unit against those sales, read the association documents first and ask the listing agents what buyers ran into.
The 1964 complexes along the 18500 and 18600 blocks of Collins Street, including Collinwood at 18619 Collins, recorded seven sales at a median of $392,500 with dues around $546. Collinwood has its own page on this site with the building-level details.
Factor three Bedroom count, and why the smallest units earn the most per foot
| Bedrooms | Sales | Median sale | Floor area, median | Per square foot, median |
|---|---|---|---|---|
| One | 15 | $325,000 | 679 sq ft | $511 |
| Two | 54 | $498,500 | 1,070 sq ft | $420 |
| Three | 34 | $607,000 | 1,521 sq ft | $402 |
| Four | 3 | $770,000 | 2,041 sq ft | $377 |
Each added bedroom raised the median by roughly $110,000 to $175,000, but the price of each square foot fell as the units got bigger. That is normal for condominiums, and it matters when you read a comparable sale. A one-bedroom of about 680 square feet that sold at $511 a foot does not mean a 1,500 square foot three-bedroom in the same complex is worth about $766,000. Comparisons should stay within the same bedroom count and, when possible, the same floor plan.
The same pattern shows up by size alone. Units under 800 square feet sold at a median of about $506 per square foot; units of 1,900 square feet and up sold at about $331.
Factor four Construction year and the monthly dues that come with it
| Built | Sales | Median sale | Floor area, median | Dues, median |
|---|---|---|---|---|
| 1960 to 1969 | 10 | $422,500 | 1,077 sq ft | $558 |
| 1970 to 1975 | 54 | $402,500 | 1,030 sq ft | $546 |
| 1976 to 1980 | 21 | $555,000 | 1,175 sq ft | $660 |
| 1981 and later | 21 | $640,000 | 1,784 sq ft | $712 |
Half of all attached sales came from buildings finished between 1970 and 1975, which is why the area's condominium median sits near $500,000. Newer complexes sold higher, but mostly because their units are larger. Per square foot, the 1981-and-later group actually closed about $27 below the early 1970s group, and it carried dues about $166 a month higher at the median.
For owners who rent out a unit, the construction date carries one more consequence. In the City of Los Angeles, rental units in buildings first built on or before October 1, 1978 generally fall under the Rent Stabilization Ordinance, and the allowable annual increase for July 1, 2026 through June 30, 2027 is 3 percent, according to the Los Angeles Housing Department. For condominiums, rent levels are generally not regulated for tenancies that began after 1995, although other tenant protections can still apply, so check the specific unit in the city's ZIMAS lookup and with the department before setting a rent or an investment price.
Factor five A Tarzana 91356 address against a Reseda 91335 one
Of the 55 houses that sold, 38 carried Reseda 91335 addresses and 17 carried Tarzana 91356 addresses. On the surface the Tarzana label looks like it added about $90,000. Look closer and the difference comes from the houses and lots, not the name on the envelope.
| Mailing address | Sales | Median sale | Floor area, median | Typical lot | Per square foot, median |
|---|---|---|---|---|---|
| Tarzana 91356 | 17 | $1,190,000 | 2,030 sq ft | 9,333 sq ft | $558 |
| Reseda 91335 | 38 | $1,100,000 | 1,796 sq ft | 6,832 sq ft | $586 |
| Three-bedroom houses, 91356 | 8 | $1,047,500 | 1,822 sq ft | 8,438 sq ft | |
| Three-bedroom houses, 91335 | 16 | $906,250 | 1,558 sq ft | 6,900 sq ft | |
| Four-bedroom houses, 91356 | 7 | $1,290,000 | 2,424 sq ft | 7,256 sq ft | |
| Four-bedroom houses, 91335 | 14 | $1,148,750 | 1,922 sq ft | 6,655 sq ft |
The Tarzana-addressed houses, on streets such as Calvin, Chimineas, Donna, Wilbur and Vanalden, were larger and sat on bigger lots. Per square foot of house, the Reseda-addressed group on Erwin, Friar, Delano and the 6200 and 6300 blocks of the avenues actually sold a little higher. With 17 and 38 sales the samples are small, so I would not call that a rule. What I would say to a seller on either side of the line is that buyers here priced the house, the lot and the block. The ZIP code on its own did not carry a measurable premium over this period.
Factor six Lot size, and how far a 1950s tract house goes
Most houses north of the boulevard were built in the 1950s on lots of about 6,000 to 7,500 square feet. Thirty-two of the 55 sales were 1950s houses, at a median of $975,000. The higher prices came from two directions: houses built or rebuilt later, and the larger parcels scattered through the Tarzana-addressed blocks.
| Group | Sales | Median sale | Floor area, median |
|---|---|---|---|
| Built before 1950 | 3 | $1,555,600 | 2,030 sq ft |
| Built 1950 to 1959 | 32 | $975,000 | 1,668 sq ft |
| Built 1960 to 1979 | 9 | $1,100,000 | 2,273 sq ft |
| Built 1980 to 1999 | 9 | $1,550,000 | 3,114 sq ft |
| Built 2000 or later | 2 | $1,212,000 and $2,200,000 | 2,850 and 3,510 sq ft |
| Lot under 7,000 sq ft | 27 | $1,100,000 | 1,867 sq ft |
| Lot 7,000 to 9,999 sq ft | 19 | $1,025,000 | 1,637 sq ft |
| Lot 10,000 to 19,999 sq ft | 5 | $1,600,000 | 3,114 sq ft |
| Lot 20,000 sq ft or more | 4 | $1,627,800 | 2,619 sq ft |
The four sales on lots of half an acre or more were on Calvin Avenue, Shirley Avenue and Corbin Avenue. One of them, a two-bedroom house from 1920 of about 1,100 square feet, sold for $1,555,600, a price that makes sense only as land. The top house sale of the year was a newly built five-bedroom house on Erwin Street, completed in 2026, at $2,200,000.
If you own a smaller, older house on a large lot, the buyer you are pricing for may be a builder rather than someone planning to live in the house as it stands, and the right comparisons are land sales and rebuild economics, not the house next door. Zoning, setbacks, the city's mansionization limits and any protected trees decide what can go on the lot, and they are worth checking in ZIMAS before you set a number.
Factor seven Which side of the 101 the home is on
The Ventura Freeway runs east and west a short distance above Ventura Boulevard, so most of this area sits north of it. The narrow strip between the boulevard and the freeway produced only 13 of the 163 sales, but it behaved differently. Its four house sales, on Garden Grove Avenue, Weddington Street and Clark Street, closed at a median of $1,047,500 and about $646 per square foot, well above the $571 median for all houses in this report. Its eight attached sales closed at a median of $585,000, above the $462,500 median for attached homes north of the freeway.
The sample is small, and the strip is mixed: it holds the hospital campus on Clark Street, medical offices, Ventura Boulevard storefronts and freeway frontage. A home there can be a short walk from the boulevard or right against the freeway wall, and buyers in this price range notice the difference block by block.
Factor eight What is already for sale when you list
On October 8, 2026, Redfin's MLS data showed 21 houses for sale inside the boundary at a median asking price of $1,199,000, and 53 condominiums and townhomes at a median asking price of $479,000. Both groups had been listed for a median of about 34 to 35 days. Twelve of the attached listings had been on the market for more than 60 days. The live search on this site, which also picks up land, income property and listings from other feeds, showed 94 properties for sale and 44 for lease the same day.
Measured against the past year's pace, that is about six months of condominium and townhome supply and about four and a half months of house supply. In plain terms, attached-home sellers face more choices for each buyer than house sellers do right now. Timing within the year moved less than you might expect: houses sold at a median of $1,100,000 from October through March and $1,090,000 from April through early October, while attached homes slipped from $527,450 to $459,250, partly because more small units sold in the second half.
Hospital, park, busway: the fixed points north of the boulevard
Providence Cedars-Sinai Tarzana Medical Center sits at 18321 Clark Street, between the boulevard and the freeway. Its Friese Family Tower received its first patients on October 1, 2023, part of a rebuild that also added a parking structure and seismic upgrades to older buildings.
Tarzana Recreation Center, 5655 Vanalden Avenue, has an indoor gym, lighted baseball diamonds and basketball courts, a children's play area, an auditorium with a stage and community rooms, according to Los Angeles Recreation and Parks.
Getting around. The Metro G Line busway crosses the area along the old rail corridor near Oxnard Street, with Reseda Station at 6064 Reseda Boulevard and Tampa Station at 6100 Tampa Avenue. Metro Line 150 runs the length of Ventura Boulevard, and Line 240 comes down Reseda Boulevard before turning east on Ventura. Freeway ramps are at Reseda Boulevard and Tampa Avenue.
Across the boulevard. Just over the line on the south side of Ventura, Trader Joe's opened at 18700 Ventura Boulevard in May 2025, and Philz Coffee operates at 18640 Ventura Boulevard. The Ventura Boulevard frontage between Corbin and Lindley is part of the Ventura-Cahuenga Boulevard Corridor Specific Plan, which sets extra design and use rules for parcels along the street.
On the drawing board and under way
Each item shows its status as of the dated report cited, from Urbanize LA, What Now Los Angeles, Streetsblog LA, Metro, the City of Los Angeles and the Tarzana Neighborhood Council.
- Approved19333 Ventura Boulevard, north side. A six-story building with 46 apartments, 6 of them for very low income households, over about 2,500 square feet of ground-floor retail. The City Planning Commission approved it on March 26, 2026 (case CPC-2025-625); no construction start has been reported. Urbanize LA, March 27, 2026.
- Approved5808 Etiwanda Avenue. Nine three-story small-lot homes approved by the City Planning Commission in October 2020 (CPC-2019-4791) and never built. The land was listed for sale on the MLS at $2,025,000 in October 2026. Urbanize LA, October 25, 2020.
- ApprovedLos Angeles River bike and walking path, Vanalden Avenue to Balboa Boulevard. About 2.9 miles of path, undercrossings and small river parks starting at the area's northern edge. The Board of Public Works took up an $84 million construction contract on September 28, 2026, with a goal of opening before the 2028 Olympic Games. Streetsblog LA, September 25, 2026.
- Under constructionG Line improvements. Crossing gates at 13 intersections, signal priority elsewhere on the busway and new bridges farther east at Van Nuys and Sepulveda Boulevards, with completion estimated for 2027. Metro project page, September 2026.
- OpenFriese Family Tower, 18321 Clark Street. The hospital's new tower, open since October 1, 2023. Providence, October 4, 2023.
- OpenLife-science campus on the 18400 block of Oxnard Street. About 102,000 square feet of offices, labs and manufacturing space built by Instil Bio and leased to AstraZeneca. Instil's August 13, 2026 quarterly filing says the building was taken off the for-sale list in May 2026, while a sale remains an option.
- OpenExtra Space Storage, 18618 Oxnard Street. A three-story self-storage building of roughly 98,000 square feet, first reported as planned in March 2022 and now operating. What Now Los Angeles, March 25, 2022.
- PlannedHandel's Homemade Ice Cream, 18729 Ventura Boulevard. Construction had started in early 2026 with a summer target; I could not confirm that it has opened. What Now Los Angeles, February 5, 2026.
- PlannedFlavez Burger, 6120 Reseda Boulevard. A restaurant targeting a late May 2026 opening; opening not confirmed. What Now Los Angeles, April 30, 2026.
- Proposed18731 and 18743 Topham Street and 18800 Calvert Street. A request to make permanent a 2016 zone variance that allows commercial businesses on these RA-zoned parcels (ZA-2015-3895-ZV-PA1). Heard by the neighborhood council's land use committee in February and April 2026; no city decision found.
- Proposed18362 to 18374 Ventura Boulevard, south side. Two auto repair garages proposed for conversion into medical clinics (DIR-2025-6986-SPPC-WDI). Neighborhood council agenda, April 21, 2026.
- In effectVentura-Cahuenga Boulevard Corridor Specific Plan amendment. Ordinance 188816, effective March 14, 2026, moves sign permits, interior tenant improvements and many changes of use to staff-level review along the boulevard. City Clerk Council File 17-1071-S1.
- In progressSouthwest Valley Community Plans update. The city released draft zoning maps covering Encino-Tarzana in March 2024 and began environmental review in October 2024; no adoption date has been set. Los Angeles City Planning.
I found no confirmed store or business closures on the north side of the boulevard in this round of research; a few closures appear on review sites, but none I could verify. Proposals can be redesigned, delayed or dropped, and approved projects do not always get built, as the Etiwanda lots show. The city's planning case records are the place to confirm current status.
Public campuses with addresses north of the boulevard
The California Department of Education School Directory, checked October 8, 2026, lists three active public schools with street addresses inside this area. Each name below opens that school's California School Dashboard page.
- Tarzana Elementary: kindergarten through grade 5, 5726 Topeka Drive, Tarzana 91356 (Los Angeles Unified).
- Vanalden Avenue Elementary: kindergarten through grade 5, 19019 Delano Street, Reseda 91335 (Los Angeles Unified).
- Sherman Oaks Center for Enriched Studies: grades 4 through 12, 18605 Erwin Street, Reseda 91335 (Los Angeles Unified). The state directory classifies it as an alternative school of choice, so enrollment is by application rather than by neighborhood.
Just outside the boundary are Gaspar De Portola Charter Middle at 18720 Linnet Street, a short distance south of Ventura (grades 6 to 8); Reseda Charter High at 18230 Kittridge Street, just north of Victory (grades 6 to 12); and Taft Charter High at 5461 Winnetka Avenue in Woodland Hills (grades 9 to 12). Listing them here reflects distance only. The school attached to a particular home depends on its exact street address, so enter that address in the LAUSD Resident School Identifier and confirm the result with the district.
Live listings inside these boundaries
These two buttons run a map search drawn along Ventura Boulevard, Lindley Avenue, Victory Boulevard and Corbin Avenue, so both Tarzana and Reseda addresses inside the council area appear. Filter by price, bedrooms or home type, and use Save Search to get new matches by email.
Where I have worked on these blocks
My Tarzana transactions have all been on this side of the boulevard, in the condominium corridors. At 18411 Hatteras Street I represented the buyers of a unit in 2014 and then sold that same home for them in 2021. At Collinwood on Collins Street I have represented buyers twice, in 2019 and again in 2024. I helped a buyer purchase at 18307 Burbank Boulevard in 2018, and I have also handled a lease in a condominium on Burbank Boulevard. Selling a unit here starts with the association: the dues history, what the reserves look like and whether anything is pending. Those answers move the price as much as the kitchen does. If you want to talk through your own building, call or text me at 818-381-9977.
Before you list: an estimate built from your own building's sales
As the tables above show, two homes a few blocks apart can sit in completely different price ranges. A useful estimate starts with the sales in your own complex or on your own block, adjusted for floor plan, condition, dues and lot. To get one for your address, request a home value report, and I will follow up with the comparable sales behind it.
Related pages: Tarzana homes for sale, the Tarzana hillside guide south of Ventura, Collinwood condominiums, Encino north of Ventura just across Lindley Avenue, Reseda homes for sale, the Lake Balboa seller's report and the full list on the neighborhood guides page.
Where every number on this page comes from
- Closed and active listings: regional MLS records (CRMLS, The MLS and others) as published in Redfin's map data for sold and for-sale homes, downloaded for this boundary on October 8, 2026, covering closings dated October 10, 2025 through October 1, 2026. Public-record rows without an MLS closing date were removed. Whether a home sits above or below the US 101 was decided from its map coordinates against the Census Bureau's TIGERweb freeway line. Live search counts from this site's IDX search on October 8, 2026.
- Boundary: Bylaws of the Tarzana Neighborhood Council (approved April 26, 2022); the city's neighborhood council boundary map; Ventura Boulevard from TIGERweb.
- Hospital, park and transit: Providence Cedars-Sinai Tarzana Medical Center; Providence on the Friese Family Tower, October 4, 2023; Tarzana Recreation Center; Metro G Line station guide; Metro G Line improvements; Metro Line 150 timetable effective June 22, 2025. Accessed October 8, 2026.
- Projects and businesses: Urbanize LA on 19333 Ventura; Urbanize LA on 5808 Etiwanda; Streetsblog LA on the river path; Urbanize LA on the Oxnard Street campus and Instil Bio's August 2026 quarterly report; What Now Los Angeles on 18618 Oxnard; on Handel's; on Flavez Burger; Patch on Trader Joe's; Philz Coffee locations; Tarzana Neighborhood Council land use agenda, April 2026; Council File 17-1071-S1; Southwest Valley Community Plans.
- Rent rules: Los Angeles Housing Department, renter protections and the 2026 to 2027 allowable increase; RSO overview; ZIMAS parcel lookup. Accessed October 8, 2026.
- Schools: California Department of Education School Directory, checked October 8, 2026; Dashboard links open the 2025 reports.
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, association dues, special assessments, zoning, building and rebuilding rules, insurance availability, taxes, transit plans, 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 association documents, 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