Tarzana South of Ventura Boulevard: A Day on the Hillside, Backed by 123 Home Sales
Written by Antonio Vaziri, Realtor, Epique Realty, DRE #01927866 · Last updated September 2026
Drive Reseda Boulevard south from Ventura and keep climbing. The street runs out at the Marvin Braude Mulholland Gateway Park trailhead, where parking costs five dollars and the city gives way to 1,500 acres of protected hillside. Everything between that trailhead and the shops on Ventura Boulevard is the part of Tarzana this guide covers.
I have organized it the way the area is actually used: as one day, from an early hike to an evening on a hillside street, with the MLS record of the past year laid underneath each stop. The closed sales, leases and current listings below come from a CRMLS Matrix search I ran on September 30, 2026, and every other fact carries its source and date.
Drawing the line: Ventura Boulevard to Mulholland Drive
The Tarzana Neighborhood Council's bylaws (approved April 26, 2022) describe Tarzana as the land from Victory Boulevard south to Mulholland Drive, between Corbin Avenue on the west and Lindley Avenue on the east, with the eastern line following the 91356 and 91316 ZIP code boundary through the hills to the point where the Avenida Oriente fire road meets Mulholland. This guide takes only the portion south of Ventura Boulevard. North of the boulevard, Tarzana is mostly flat, gridded and close to the freeway; south of it the streets begin to curve, the lots widen and the land rises toward the Santa Monica Mountains.
That southern half is where the neighborhood began. According to the Los Angeles Business Journal (February 17, 2019), Edgar Rice Burroughs bought the 540-acre Mil Flores ranch from Harrison Gray Otis on March 1, 1919. The ranch ran from Ventura Boulevard south to Mulholland, bounded by Mecca Avenue and Avenida Oriente, and Burroughs renamed it after the character that made him famous. He began selling residential and commercial parcels in 1922. Today about 350 acres along El Caballero Canyon are part of Topanga State Park, El Caballero Country Club leases about 100 acres, and the rest became the streets and lots you see now.
For the sales figures on this page, I used MLS area TAR (Tarzana) and drew a map line along the center of Ventura Boulevard, so only homes south of the boulevard count. I then geocoded all 123 closed-sale addresses and confirmed that each one falls south of that line and inside the ZIP boundary described above.
7:00 a.m. at the end of Reseda Boulevard
The Mountains Recreation and Conservation Authority lists the park entrance at 3600 Reseda Boulevard, the southern end of the street, with a $5 parking fee. Its 1,500 acres connect to Topanga State Park and to the larger wilderness the agency calls the "Big Wild," with trails open to hikers, mountain bikers and equestrians above the unpaved stretch of Mulholland Drive.
A little lower on the same street is the Caballero Canyon trailhead, which Los Angeles County's trail directory places on the right side of Reseda Boulevard just before the road ends. The county lists the trail at 2.8 miles with 558 feet of elevation gain, rated moderate, open to hiking, biking and horseback riding, and connecting to Dirt Mulholland.
For a buyer, the practical point is proximity. The whole area is only about two and a half miles deep from the boulevard to Mulholland, so every home in this guide sits within a short drive of one of these two trailheads. The same open land is the reason the hillside rules further down this page matter.
9:30 a.m. on the south curb of the boulevard
Errands happen on Ventura Boulevard. Village Walk, at 18700 Ventura Boulevard on the south side of the street, lost its Whole Foods Market in 2022 (Valley News Group, May 17, 2024). Trader Joe's took the space and set May 6, 2025 as its opening day (Patch, April 28, 2025); the company's store locator now lists it as its Tarzana store.
A few blocks west, the Tarzana Community and Cultural Center at 19130 Ventura Boulevard hosts concerts, theater, art classes and a children's garden program, and its garden is open Monday through Thursday afternoons (mytarzana.org, checked September 2026). The Ventura Freeway runs just north of the boulevard, and Providence Cedars-Sinai Tarzana Medical Center sits north of Ventura at 18321 Clark Street; its new patient building opened in October 2023 (GlobeNewswire, October 2, 2023). The Metro G Line's Tarzana station is farther north on Reseda Boulevard.
Noon: how far you drive uphill changes the house
The clearest pattern in this year's sales is distance from the boulevard. I measured each sold home's straight-line distance south of Ventura Boulevard from its geocoded address. The first few blocks behave like a different market from the hillside above them.
| Distance south of Ventura Blvd | Sales | Median price | Median home size | Median lot | Median year built | Median days |
|---|---|---|---|---|---|---|
| Under 0.3 mile | 26 | $1,687,500 | 2,187 sq ft | 7,055 sq ft | 1950 | 34.5 |
| 0.3 to 0.7 mile | 19 | $2,120,000 | 3,148 sq ft | 17,450 sq ft | 1956 | 25 |
| 0.7 to 1.2 miles | 27 | $1,865,000 | 2,757 sq ft | 18,904 sq ft | 1961 | 74 |
| 1.2 miles and farther | 51 | $2,050,000 | 3,234 sq ft | 18,000 sq ft | 1969 | 45 |
Data: Matrix (CRMLS) residential search, closings dated September 30, 2025 through September 25, 2026, MLS area TAR south of Ventura Boulevard; run September 30, 2026. Distances are my own straight-line estimates from geocoded addresses, not driving distances. Day counts are cumulative days on market (CDOM) from the MLS.
Close to the boulevard, the typical house was built around 1950 on a lot of roughly 7,000 square feet, a pattern closer to a flat grid than to a hillside. Once you are about a third of a mile up, the median lot more than doubles and stays in the 17,000 to 19,000 square foot range all the way to the top. Price does not rise in a straight line with distance. The band from 0.7 to 1.2 miles had a lower median than the band below it and took far longer to sell; the records do not explain that dip on their own, since condition, slope and view vary sale by sale, but its median house was also smaller. The homes 1.2 miles and farther up sold at a median of $2,050,000, and the most distant sale was about two and a half miles from the boulevard.
The past year of sales, sorted by budget
| Sale price | Sales | Median price | Median home size | Median lot | Median year built | Median days |
|---|---|---|---|---|---|---|
| Under $1,500,000 | 19 | $1,225,000 | 1,884 sq ft | 6,055 sq ft | 1950 | 27 |
| $1,500,000 to $1,999,999 | 47 | $1,750,000 | 2,757 sq ft | 17,749 sq ft | 1964 | 32 |
| $2,000,000 to $2,499,999 | 31 | $2,250,000 | 3,152 sq ft | 16,550 sq ft | 1965 | 42 |
| $2,500,000 to $2,999,999 | 8 | $2,647,500 | 3,910 sq ft | 18,707 sq ft | 1966 | 91 |
| $3,000,000 to $3,999,999 | 6 | $3,530,000 | 5,241 sq ft | 31,890 sq ft | 1990 | 82.5 |
| $4,000,000 and up | 12 | $5,224,500 | 6,091 sq ft | 22,224 sq ft | 1975 | 83 |
Same Matrix pull. All 123 sales were houses: 116 detached and 7 recorded as attached single-family homes. No condominium or townhome sales closed inside this boundary in the period.
Sold prices ran from $852,000 for a 1,278-square-foot 1950 house on Avenida Oriente in December 2025 to $5,299,000 for an 8,376-square-foot house built in 2003 on a lot of about 1.5 acres on La Montana Place in May 2026. Almost two thirds of the sales, 78 of 123, landed between $1,500,000 and $2,500,000. Above $2,500,000 the typical wait for a buyer roughly doubled, a reminder that the buyer pool thins quickly at the top of this market.
The detached houses sold at a median of about $665 per square foot of living area. The 7 attached single-family homes had a median price of $2,005,000.
Lot size and building age, side by side
| Lot size | Sales | Median price | Median home size | Median days |
|---|---|---|---|---|
| Under 10,000 sq ft | 21 | $1,340,000 | 1,884 sq ft | 30 |
| 10,000 to 14,999 sq ft | 16 | $1,875,000 | 2,993 sq ft | 24.5 |
| 15,000 to 19,999 sq ft | 55 | $1,920,000 | 3,214 sq ft | 53 |
| 20,000 to 29,999 sq ft | 19 | $1,850,000 | 2,752 sq ft | 35 |
| 30,000 sq ft to just under 1 acre | 8 | $3,297,500 | 4,980 sq ft | 62.5 |
| 1 acre and larger | 4 | $4,879,500 | 6,350 sq ft | 95 |
| Year built | Sales | Median price | Median home size | Median days |
|---|---|---|---|---|
| Before 1950 | 9 | $1,750,000 | 2,200 sq ft | 106 |
| 1950 to 1959 | 35 | $1,700,000 | 2,315 sq ft | 35 |
| 1960 to 1969 | 43 | $1,900,000 | 3,128 sq ft | 25 |
| 1970 to 1979 | 13 | $1,800,000 | 2,838 sq ft | 54 |
| 1980 to 1999 | 13 | $2,897,000 | 4,573 sq ft | 75 |
| 2000 and later | 10 | $3,337,500 | 4,837 sq ft | 94 |
Same Matrix pull; lot and building sizes per the MLS records, with medians rounded to the nearest whole number.
A 15,000 to 20,000 square foot lot is the standard here: 55 of the 123 sales fell in that band. Size of land alone did not separate prices much until lots passed about 30,000 square feet, and only 4 sales sat on an acre or more. The 1960s houses were the largest single group and also the fastest to sell, with a median of 25 days. Only 4 of the homes sold were built in 2015 or later, three between $2,300,000 and $2,350,000 and one, finished in 2025, at $5,250,000.
Sorted by bedrooms: three-bedroom houses (21 sales) at a median of $1,650,000, four-bedroom (51) at $1,865,000, five-bedroom (34) at $2,097,500, and six or more (12) at $4,280,000. Sales were spread across 73 different streets, with Ellenita Avenue recording the most at 8.
Early afternoon: the two private clubs in the hills
Two private country clubs sit inside this boundary. The former Braemar Country Club at 4001 Reseda Boulevard now operates as Mulholland Hills Country Club under its owner, Invited. GolfPass reported on October 6, 2025 that the club had put more than $22 million into a renovation of its 27 holes, courts, gym and dining, with the final redesigned nine scheduled to debut by February 2026. El Caballero Country Club is at 18300 Tarzana Drive, on land that was once part of the Burroughs ranch. Both are membership clubs rather than public amenities, and together their courses account for a large share of the open, green land you see from the hillside streets.
Hillside rules to check before you write an offer
Buying on a slope brings rules that do not come up north of the boulevard. Three are worth checking on any specific address:
Mulholland Scenic Parkway Specific Plan. Ordinance No. 167,943 (adopted May 13, 1992) sets an Inner Corridor extending 500 feet from the Mulholland right of way and an Outer Corridor out to one half mile. Within those corridors, new buildings, grading, driveways and landscaping that are visible from Mulholland Drive go before a Design Review Board before permits are issued, with some remodels exempt. Homes near the southern edge of this area can fall inside that zone.
Fire hazard zone and Zone 0. CAL FIRE issued new recommended Fire Hazard Severity Zone maps for Los Angeles on March 24, 2025 (LAFD). On August 19, 2026, the State Board of Forestry adopted emergency "Zone 0" regulations for the five feet around structures; in local-responsibility areas they apply to occupied buildings in Very High Fire Hazard Severity Zones, with some duties effective right away and others phasing in over three to five years (Best Best and Krieger, September 9, 2026). Look up the exact parcel on the state map before assuming either way.
Zoning and slope. ZIMAS shows the zoning, any specific plan and hillside designation for each parcel. Additions, pools and second units on a hillside lot depend on those details and on the Department of Building and Safety.
Leasing a house on this side of the boulevard
Over the same twelve months, 81 leases closed inside these lines (CRMLS Matrix lease search, run September 30, 2026). The overall median was $7,800 a month, with a range from $1,600 for a condominium unit to $36,500. For houses, three-bedroom leases had a median of $5,650, four-bedroom leases $8,000 and five-bedroom or larger leases $11,000. A typical lease listing needed 46 days to find a tenant.
Nearly every lease here was a whole house: 77 of the 81 were single-family homes, with one condominium, one duplex unit, one apartment and one other unit making up the rest.
On the market this week
A status search on September 30, 2026, using the identical map line, returned 93 listings: 77 active, 10 active under contract and 6 pending. The active ones were asking a median of $2,825,000, and the active single-family listings had been on the market a median of 63 days. The asking prices ran from $1,199,000 for a townhome to $14,950,000.
Two readings of those numbers, the first a fact and the second my estimate. Fact: the typical active asking price sits about $925,000 above the $1,900,000 median of the homes that actually sold this year, partly because larger homes are listed right now and partly because many asking prices have not yet met a buyer. Estimate: 123 sales in a year is about 10 closings a month, so the 77 active listings would take roughly seven and a half months to sell through at this year's rate. In my view that gap is the main reason to price from the closed record rather than from the neighbors' signs.
Projects and storefronts to watch from Ventura to Mulholland
Status labels reflect the date of the report cited for each item. Plans like these are often revised, delayed or dropped, and an approval alone does not mean construction will follow.
- Approved19333 Ventura Boulevard (north side of the street). A six-story building with 46 apartments, 6 of them set aside for very low income households, roughly 2,500 square feet of street-level retail and 14 parking spaces. The City Planning Commission approved it on March 26, 2026 (Urbanize LA, March 27, 2026; The Real Deal, March 30, 2026). No construction start has been announced.
- Proposed19336 to 19360 Ventura Boulevard, southwest corner of Aura Avenue. Plans called for 59 apartments in four stories, 7 of them very low income, with 8,533 square feet of shops and a 146-space garage, replacing a car wash, an oil change shop and a restaurant, was scheduled for a City Planning Commission hearing on September 26, 2019 (Urbanize LA, September 23, 2019). I could not find a public update on it since then.
- OpenTrader Joe's, Village Walk, 18700 Ventura Boulevard. Opening date set for May 6, 2025 (Patch, April 28, 2025); listed as the company's Tarzana store (traderjoes.com, checked September 2026).
- ClosedWhole Foods Market at the same address. Closed by its parent company in 2022 after operating there since 2010 (Valley News Group, May 17, 2024).
- RenovatedMulholland Hills Country Club, 4001 Reseda Boulevard. Renamed from Braemar Country Club, with a reported investment of more than $22 million; the last redesigned nine was scheduled to debut by February 2026 (GolfPass, October 6, 2025).
- OpenProvidence Cedars-Sinai Tarzana Medical Center, 18321 Clark Street (north of the freeway). The new patient building opened in October 2023 (GlobeNewswire, October 2, 2023).
- AdoptedStatewide Zone 0 defensible space rules. Adopted by the State Board of Forestry on August 19, 2026, phasing in over three to five years for existing homes that are covered (Best Best and Krieger, September 9, 2026).
I found no other retail center openings or closures inside these lines in the reports I checked.
Public schools with addresses south of the boulevard
Per the state's school directory (California Department of Education), three public schools list street addresses inside these lines. Each school name opens the state's California School Dashboard report for that school. None of the public high schools sits south of the boulevard, so two nearby ones appear at the bottom of the table. School assignment depends on the precise street address, and charter programs have their own enrollment steps. Enter any address in the LAUSD Resident School Identifier to see the district schools assigned to it.
| School | Grades | Address |
|---|---|---|
| Nestle Avenue Charter | K-5 | 5060 Nestle Ave, Tarzana |
| Wilbur Charter for Enriched Academics | K-5 | 5213 Crebs Ave, Tarzana |
| Gaspar De Portola Charter Middle | 6-8 | 18720 Linnet St, Tarzana |
| Taft Charter High (nearby, outside the boundary) | 9-12 | 5461 Winnetka Ave, Woodland Hills |
| Reseda Charter High (nearby, outside the boundary) | 6-12 | 18230 Kittridge St, Reseda |
Names, grade spans and addresses checked September 30, 2026 against the state school directory and each school's 2025 Dashboard page. Two older programs listed at the Portola address in the directory, Portola Gifted Magnet and De Portola Mini Magnet, are shown there as closed and are left out.
Evening, and where my own Tarzana work has been
My own Tarzana transactions have all been north of Ventura Boulevard: purchases, a sale and a lease of units on Hatteras Street, Collins Street and Burbank Boulevard. I have not closed a sale south of the boulevard, so for this side of Tarzana I rely on the MLS record above rather than on deals of my own. My office is in Encino, a short drive east on Ventura, and I work across Tarzana, Woodland Hills and the rest of the southwest Valley.
If you are comparing this area with its neighbors, my 91316 Encino ZIP code guide covers the hills just east of the ZIP line, and the Walnut Acres guide covers a large-lot pocket of Woodland Hills to the northwest. The broader city view is on Tarzana homes for sale, and the full set of area guides is collected on the neighborhood guides page.
Search listings inside these lines
Both searches use the same boundary, Ventura Boulevard on the north and the ZIP line and hills on the other sides, so they return homes south of the boulevard rather than all of Tarzana. If a listing's map pin is off, it may show up here by mistake, so check the street address on anything you like.
Own a home between Ventura and Mulholland? The medians above describe the whole hillside. Your value depends on how far up the hill you are, your lot, your view, your condition and the handful of sales that truly match. Begin with a home value estimate. After that, call or text me at 818-381-9977, and we can set your house against the sales that actually fit your street.
Where each number on this page came from
- Sales data: CRMLS Matrix residential search, 123 closings from September 30, 2025 through September 25, 2026, plus current listings in active, under contract and pending status; MLS area TAR, map line along Ventura Boulevard; pulled September 30, 2026. Addresses geocoded and checked against the Census 2020 ZCTA 91356 boundary (TIGERweb).
- Lease data: CRMLS Matrix lease search, 81 closed leases over the identical period and map line; run September 30, 2026.
- Tarzana Neighborhood Council Bylaws, approved April 26, 2022.
- Los Angeles Business Journal, "Writer Turns Failed Ranch Into Tarzana," February 17, 2019.
- Mountains Recreation and Conservation Authority, Marvin Braude Mulholland Gateway Park page; Los Angeles County Trails, Caballero Canyon Trail.
- Valley News Group (May 17, 2024); Patch (April 28, 2025); Trader Joe's store locator; Tarzana Community and Cultural Center (mytarzana.org); GlobeNewswire (October 2, 2023).
- GolfPass (October 6, 2025); El Caballero Country Club website.
- Los Angeles City Planning, Mulholland Scenic Parkway Specific Plan, Ordinance No. 167,943; LAFD, 2025 CAL FIRE map recommendation; Best Best and Krieger, September 9, 2026.
- Urbanize LA (March 27, 2026; September 23, 2019); The Real Deal (March 30, 2026).
- California Department of Education School Directory; California School Dashboard pages for the 2025 reporting year.
The information on this page was compiled from public MLS records, City of Los Angeles records and other public sources and is current only as of September 2026. It is deemed reliable but is not guaranteed, and it is not a representation or warranty of any kind. Prices, rents, days on market, zoning, permits, school assignments, project plans and neighborhood conditions change over time and can change without notice. Neighborhood names and boundaries used here follow the neighborhood council's published description and are not legal or survey boundaries. Past sales do not predict the price or timing of any particular sale. Do not rely on this page for any purchase, sale, lease or financing decision; verify everything that matters to you with the City of Los Angeles (including ZIMAS, City Planning and the Department of Building and Safety), the school district, your own inspection and survey, 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 · buyandsellcaliforniahomes.com