Toluca Lake Homes by Type: A Buyer's Guide to Houses, Condos, Townhomes and Income Property

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

The least expensive home to close in Greater Toluca Lake over the past year was a one-bedroom condominium on Camarillo Street at $399,000. The most expensive was a 1935 house on Moorpark Street at $14,250,000. The two buildings stand about half a mile apart.

That spread is the reason I wrote this guide around home types instead of one average price. A buyer shopping for a two-bedroom condo and a buyer shopping for a house near the lake are not in the same market, even with the same ZIP code on the mail. Below, each type gets its own numbers, its own price range and the questions worth asking before an offer. The sales figures cover 113 MLS closings recorded between October 15, 2025 and September 23, 2026, pulled on October 1, 2026, and every other fact carries its source and date.

Where this guide draws the Toluca Lake line

Toluca Lake is not a city. The Toluca Lake Chamber of Commerce describes it as a district of the City of Los Angeles that spills over into Burbank, and it notes that different organizations draw different lines. For a fixed, public boundary I used the map of the Greater Toluca Lake Neighborhood Council, an official city body. Its published description runs along Lankershim Boulevard, Whipple Street, Vineland Avenue and the 170 freeway on the west; Camarillo Street, a stretch of Riverside Drive and Margate Street on the north; the Burbank city limit on the east; and the Los Angeles River on the south. The council says its area includes Toluca Lake, Toluca Woods, Toluca Terrace and West Toluca Lake.

Two practical points follow from that line. First, the homes on the Burbank side of the city limit are outside these numbers; their permits, taxes and city services run through Burbank. Second, the mailing name is not a reliable test. Of the 113 closings, 47 were recorded with the city name Toluca Lake and 66 with North Hollywood, and the Chamber itself notes that some 91602 addresses are not in Toluca Lake at all. When an address matters, check it against the council map and against the City's ZIMAS parcel report instead of the envelope.

Twelve months of closings, sorted by home type

Closed MLS sales (CRMLS and The MLS) inside the Greater Toluca Lake Neighborhood Council boundary, October 15, 2025 to September 23, 2026, as published by Redfin and retrieved October 1, 2026. Property type is the type recorded on the listing. Off-market transfers are not included.

Detached houses: four street groups, four price levels

Houses made up 64 of the 113 sales, and their prices sorted sharply by location. To show that, I split the council area into four groups using major streets. These groups are my own working divisions for reading the data, not official neighborhood lines.

Lot sizes in square feet as recorded on the listing. Same source and dates as the table above.

Moorpark Street and south, east of Cahuenga

This is the part of the council area that surrounds the lake and borders Lakeside Golf Club, and the prices show it. Streets here include Valley Spring Lane, Toluca Lake Avenue, Navajo Street, Talofa Avenue, Forman Avenue, Woodbridge Street and Bloomfield Street. Six sales on Valley Spring Lane alone had a median of $5,237,500. Five of the six house lots in the whole area that measured 20,000 square feet or more were in this group, and so were all nine sales at $5 million and above. The lowest sale here, $1,560,000, bought a two-bedroom 1936 house on Woodbridge Street, which tells you the entry point even on the lake side.

Between Moorpark and Camarillo, east of Cahuenga

North of Moorpark the lots get smaller and the price per square foot drops by roughly $170 from the lake-side median. The ten sales were mostly 1930s and 1940s houses on Ledge, Placidia, Arcola, Auckland and Talofa Avenues. The top of this group was a 2017 house on Ledge Avenue at $4,025,000; the bottom was a two-bedroom on Strohm Avenue at $1,340,000.

North of Camarillo, up to Margate

These blocks carry a 91601 ZIP code on most listings. Sixteen houses sold, with a median of $1,605,000 on lots that mostly measured between about 5,600 and 8,500 square feet. Two of the newest houses in the entire data set were here: a 2025 house on Sancola Avenue at $2,400,000 and a 2025 house on Forman Avenue at $2,650,000. Both sit on lots of about 5,630 square feet, which shows how much of the value in this group comes from new construction rather than land.

West of Cahuenga Boulevard

West of Cahuenga, along Kling, Hortense, Blix and Whipple Streets and Denny, Bellflower and Cartwright Avenues, the houses are the smallest in the council area at a median of 1,755 square feet. The median price was $1,500,000. Three of the four houses that sold for less than $1 million were in this group, including a pair of 2016 small-lot homes on Toluca Street and Bloomfield Street that sold for $940,000 and $985,000 on lots under 1,700 square feet, each with a $175 monthly association fee.

What a house budget bought, from under $1 million to over $5 million

By bedroom count, the 7 two-bedroom houses had a median of $1,340,000, the 25 three-bedroom houses $1,590,000, the 20 four-bedroom houses $2,375,000 and the 8 five-bedroom houses $4,050,000. Only four houses had six or more bedrooms. Notice that the $1.5 million to $2 million band bought a larger median lot than the band above it: those buyers were trading square footage inside the house for land.

Most of these houses predate 1950, so plan the inspection that way

Of the 64 houses sold, 46 were built before 1950: nine in the 1920s, nineteen in the 1930s and eighteen in the 1940s. Only seven were built in 2010 or later. That age profile is a large part of the character buyers come for, and it also shapes the due diligence. On a house of that era I would budget time for a sewer line camera inspection, a look at the electrical panel and wiring, a foundation review including whether the house is bolted to its foundation, and a comparison of the permit history at the Los Angeles Department of Building and Safety against what is actually built. None of that is a reason to pass on an older house; it is how you price one correctly.

Condominiums: 32 sales and what the monthly dues looked like

Condominium sales clustered west of Cahuenga, where 23 of the 32 took place, with buildings on Camarillo, Bloomfield, Whipple, Moorpark and Woodbridge Streets and Cartwright Avenue. The single one-bedroom sale was $399,000. Fifteen two-bedroom units had a median of $680,000, from $549,000 to $975,000. Sixteen three-bedroom units had a median of $924,000, from $775,000 to $1,550,000.

Monthly association dues recorded on these listings had a median of about $590, with a low of $105 and a high of $1,308. A few buildings traded more than once and give a cleaner read:

• 4400 Cartwright Avenue (built 2002): four two-bedroom sales from $639,000 to $699,900, dues listed at $665.
• 10648 Woodbridge Street (built 2011): three three-bedroom sales from $1,090,000 to $1,250,000, dues listed at $711 to $783.
• 10878 Bloomfield Street (built 2009): three sales from $750,000 to $865,000, dues listed at $576 to $578.
• 10352 Riverside Drive (built 2024): two three-bedroom sales at $1,440,000 and $1,550,000, dues listed at $720 and $736. This is the newest condominium building in the data.

Townhomes: nine sales with private entries

Nine townhomes closed. Five two-bedroom units had a median of $960,000 and four three-bedroom units had a median of $861,250, so bedroom count alone did not set the price here; size, age and location did. Three of them were on Moorpark Way, in buildings from 1989 and 1991, and ranged from $960,000 to $1,300,000. The highest townhome sale was a 1990 three-bedroom on Moorpark Street at $1,415,000. Recorded dues ran from $350 to $763 a month, with a median of $600.

Duplexes, small apartment buildings and the rent rules that come with them

Eight income properties sold: four buildings of two to four units with a median of $1,425,000, and four buildings of five or more units, all between $1,600,000 and $1,935,900. Every one of them was built between 1941 and 1964.

That construction date matters. In the City of Los Angeles, the Rent Stabilization Ordinance generally covers rental units in buildings of two or more units built on or before October 1, 1978, which limits annual rent increases and sets rules on evictions and relocation payments. A buyer of any of these buildings should confirm the property's status with the Los Angeles Housing Department, review every lease and estoppel certificate, and get legal advice on tenant rights before closing. This is a summary, not legal advice.

On the market and for rent right now

On October 1, 2026, Redfin showed 43 active listings inside the council boundary: 20 houses with a median asking price of $1,795,000 (from $1,100,000 to $12,999,000), 12 condominiums with a median of $799,500, 4 townhomes with a median of $636,750, 6 income properties and 1 vacant lot. The same day, a search of this boundary on my site returned 46 homes for sale and 31 homes for rent. Counts differ slightly between sites because of listing status categories and update timing.

Both buttons search a map outline of the Greater Toluca Lake Neighborhood Council area, so listings carrying a North Hollywood or Studio City mailing name inside the boundary are included. Use the Save Search button on either results page to get an email when something new comes up.

The lake, the golf course and Riverside Drive

A common assumption is that the lake is a public park. It is not. The lake is roughly six acres and privately held; Wikipedia's account says the Toluca Lake Property Owners Association has maintained it since 1934, and a September 22, 2022 article in Toluca Lake Magazine describes access as limited to lakeside residents and the lake as fed today by a well and pump. Lakeside Golf Club, east of the lake, is a private club whose course was designed by Max Behr and opened in 1924.

The public side of the neighborhood is Riverside Drive, the commercial street that runs through the middle of the council area. The Toluca Lake Beautification Partners, working with the neighborhood council, the Chamber and City departments, have carried a Riverside Drive Streetscape Plan from visioning that started in 2014 to a plan completed in 2022, with design as the current phase. The City also maps a Toluca Lake Village Community Design Overlay (Ordinance No. 184366), which sets design standards for projects inside its boundary.

Distances to the freeways, rail and hospitals

• Freeways: the 170 forms part of the western edge, and the 101, 134 and 170 meet at the Hollywood Split just beyond the northwest corner.
• Rail: the Metro B Line Universal City/Studio City station, 3901 Lankershim Boulevard, is about one mile in a straight line from the middle of the council area, and North Hollywood station, 5357 Lankershim Boulevard, is about a mile and a half.
• Bus: Metro Line 155 runs between North Hollywood station and Burbank by way of Riverside Drive and Olive Avenue (timetable effective June 7, 2026).
• Hospitals: Providence Saint Joseph Medical Center, 501 South Buena Vista Street, Burbank, is about two miles east. Sherman Oaks Hospital is at 4929 Van Nuys Boulevard.
• Air: Hollywood Burbank Airport is roughly three to four miles north. Its replacement terminal is scheduled to open October 13, 2026.

Straight-line distances measured on a map and rounded; driving distances are longer.

Projects inside and around Toluca Lake, with their status

Each item below is labeled with its status as of the date of its source. Proposed projects can change, shrink or stall, so read every proposal as a possibility, not a promise.

• OPENGelson's mixed-use building, 10063 to 10067 Riverside Drive: four stories with 37 apartments over a Gelson's market of about 10,000 square feet. Opened January 28, 2026 (Urbanize LA, January 30, 2026).
• OPENAkami Sushi, 10658 Riverside Drive, in the former Sushi Ran space; Sushi Ran is closed (What Now Los Angeles, February 12, 2026; Akami's own site lists the location as open, checked October 1, 2026).
• UNDER CONSTRUCTION10953 Whipple Street: five stories, 91 income-restricted one- and two-bedroom apartments, framing complete (Urbanize LA, September 15, 2026).
• APPROVED4423 to 4425 Cartwright Avenue: five stories, 13 one-bedroom apartments, approved by the City Planning Commission (Urbanize LA, February 27, 2025). No construction start reported.
• PROPOSED10609 Landale Street: six stories, 52 income-restricted senior apartments replacing five houses, filed under Executive Directive 1 (Urbanize LA, August 8, 2025). Status may have changed since.
• PROPOSEDSoutheast Valley Community Plans Update, which covers Toluca Lake: the City is rewriting land-use and zoning rules; draft zoning was still being refined and the environmental report was still to come as of the City Planning fact sheet dated April 2026.
• UNDER CONSTRUCTIONMetro North Hollywood to Pasadena bus rapid transit line: construction began in April 2026 with service targeted for late 2027 (Urbanize LA, April 15, 2026). Under the 2022 final environmental report, buses use the 134 freeway past Toluca Lake, with the closest stops at Vineland and Hesby and on Olive Avenue in Burbank.
• UNDER CONSTRUCTIONHollywood Burbank Airport replacement terminal: 355,000 square feet and 14 gates, scheduled to open October 13, 2026 (NBC Los Angeles, July 28, 2026).
• UNDER CONSTRUCTIONHarvard-Westlake River Park, 4141 Whitsett Avenue, Studio City, on the former Weddington Golf and Tennis site: a 16-acre athletic and park project, with the school now targeting early 2027 to begin activity (report of July 29, 2026). Weddington Golf and Tennis closed in 2024.
• APPROVEDHilton Universal City expansion: an 18-story tower with 395 more rooms, approved by the City Council January 22, 2025 (Urbanize LA). No groundbreaking reported.
• PROPOSEDBurbank Media District Specific Plan update, covering 544 acres just east of the city line: the recirculated draft environmental report studies up to 9,702 homes and about 4 million square feet of commercial space. Comments closed August 24, 2026; no hearing dates set (CEQAnet notice, July 11, 2026).
• CLOSEDStarbucks at 4207 West Riverside Drive, Burbank, next to Bob's Big Boy, closed permanently the weekend of September 26 and 27, 2026 (Patch, September 25, 2026).

Public schools with addresses inside the boundary

Two public schools have street addresses inside the council area, both in the Los Angeles Unified School District. The middle and high school listed after them are nearby but outside the boundary. Each name links to that school's page on the California School Dashboard, the state's official reporting site.

• Toluca Lake Elementary, grades K to 5, 4840 Cahuenga Boulevard, North Hollywood, CA 91601.
• Rio Vista Elementary, grades K to 5, 4243 Satsuma Avenue, North Hollywood, CA 91602.
• Nearby, outside the boundary: Walter Reed Middle, grades 6 to 8, 4525 Irvine Avenue, North Hollywood, CA 91602.
• Nearby, outside the boundary: North Hollywood Senior High, grades 9 to 12, 5231 Colfax Avenue, North Hollywood, CA 91601.

The district decides which school serves a home by its precise address, and a neighborhood label does not settle it. Enter any address in the LAUSD Resident School Identifier to see its assigned schools, and confirm enrollment details with the district. School names, grade spans and addresses come from the California Department of Education School Directory (records last updated August 25, 2026).

A buyer's checklist for this neighborhood

• Confirm the city. A house on the Burbank side of the line follows Burbank rules for permits, utilities and services; one on the Los Angeles side follows the City of Los Angeles.
• Pull the ZIMAS parcel report for zoning, lot size, any overlay and any hillside or other special designation before you plan an addition or a rebuild.
• Check the FEMA Flood Map Service Center for the exact address, since the southern edge of the area follows the Los Angeles River.
• For a condominium or townhome, read the association documents described above before you remove your contingencies.
• For a duplex or apartment building, confirm rent stabilization status and review every lease before you rely on the rent roll.

Related pages on this site

For live listings and a city-wide view, start with Toluca Lake homes for sale. Neighboring areas: Burbank, Studio City, North Hollywood and Valley Village. Every district guide I have written is listed on the neighborhood guides page.

Sources and the dates behind them

• Closed sales and active listings: CRMLS and The MLS records as published by Redfin for the Greater Toluca Lake Neighborhood Council boundary, retrieved October 1, 2026; listing and rental counts from the IDX search on buyandsellcaliforniahomes.com, October 1, 2026.
• Boundary: Greater Toluca Lake Neighborhood Council, gtlnc.org boundary description, and the City of Los Angeles Neighborhood Council Boundaries (2018) map layer.
• Neighborhood definition and 91602 note: Toluca Lake Chamber of Commerce, "Where is Toluca Lake?" (February 26, 2021).
• Lake and golf course: Wikipedia, "Toluca Lake, Los Angeles" (accessed October 1, 2026); Toluca Lake Magazine, "The Lake Lifestyle" (September 22, 2022).
• Riverside Drive Streetscape Plan: Toluca Lake Beautification Partners (accessed October 1, 2026). Community Design Overlay: Los Angeles City Planning, Toluca Lake Village overlay page (accessed October 1, 2026).
• Rent Stabilization Ordinance coverage: Los Angeles Housing Department.
• Transit: Metro Line 155 timetable effective June 7, 2026; Metro North Hollywood to Pasadena BRT final environmental report, March 2022.
• Projects: Urbanize LA, What Now Los Angeles, Los Angeles City Planning, NBC Los Angeles, CEQAnet and Patch, each dated in the list above.
• Schools: California Department of Education School Directory and California School Dashboard (2025 reports, links checked October 1, 2026).