Valley Village, Studio City or North Hollywood? How Three Neighbors Compare Before You Choose

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

Valley Village meets Studio City and North Hollywood where the 101, 134 and 170 freeways come together, and in places the three even share ZIP codes. Yet over the twelve months that ended in September 2026, a typical single-family house in Valley Village closed for roughly $700,000 more than one in North Hollywood and $500,000 less than one in Studio City.

So which of the three deserves your search time? This page answers that with closed MLS sales placed side by side, then adds what a spreadsheet cannot show: the local building rules, the projects in the pipeline, the public schools by address and the commute options. Each number is dated and sourced, and the full method is spelled out near the end.

Closed single-family sales, CRMLS Matrix, closings in the 365 days before October 1, 2026. Boundaries explained in the next section.

How each of the three areas was measured

Valley Village is a neighborhood of the City of Los Angeles, not a separate city. The Postal Service lists "Valley Village" as the main name for ZIP 91607, and North Hollywood is also accepted on mail there, which is one reason property records and listings do not always agree on the name.

For Valley Village I used the boundary of the Neighborhood Council Valley Village, taken from the city's neighborhood council map: Burbank Boulevard on the north, the Tujunga Wash on the west, the Ventura Freeway (US 101) on the south and the Hollywood Freeway (SR 170) on the east. I drew that exact outline as a map search in the MLS, so a sale counts only if the home sits inside it, whatever city name the listing agent typed.

Studio City and North Hollywood are much larger, so for them I used the MLS's own area codes (STUD and NHO). Those areas are drawn by the MLS, not by a neighborhood council, which makes this a fair comparison of market levels but not a street-for-street one.

The scorecard: twelve months of sales in all three

Source: CRMLS Matrix, closed sales with closing dates in the 365 days before the pull on October 1, 2026 (Valley Village closings ran from October 2, 2025 to September 29, 2026). Days on market are cumulative days as reported in the MLS, rounded. Valley Village counts use the neighborhood council outline; Studio City and North Hollywood use MLS areas STUD and NHO. North Hollywood's total also includes 13 income properties and co-ops.

What the scorecard says, one measure at a time

Price: Valley Village sits in the middle, and closer to Studio City

At $806 a square foot, a Valley Village house cost about 10 percent less per foot than a Studio City house ($899) and about 30 percent more than a North Hollywood house ($621). The gap in total price is wider than the gap per foot because Studio City houses that sold were larger, with a median of 2,484 square feet against 2,000 in Valley Village.

Speed: houses moved fastest in Valley Village and North Hollywood

Half of the Valley Village houses that sold were off the market within about 33 days, the same as North Hollywood and two weeks faster than Studio City. Condominiums and townhomes tell the opposite story: Valley Village attached homes took a median of 66 days, the slowest of the three. A seller of a Valley Village condo should plan a timeline accordingly, and a buyer of one usually has more time to compare buildings.

Land: lots are nearly the same size in all three

The median lot under a house that sold was 7,377 square feet in Valley Village, 7,704 in Studio City and 6,726 in North Hollywood. The price difference between these areas is therefore mostly about the house and the location, not about extra land.

Price ranges where each neighborhood had the most sales

A median can hide where the sales actually happen. This table counts house sales in each price band.

Same CRMLS Matrix data set as the scorecard, single-family sales only, pulled October 1, 2026.

The houses themselves: 1930s and 1940s streets, with new construction mixed in

Valley Village's housing is older than its neighbors' on paper. The median house that sold here was built in 1942, compared with 1953 in Studio City and 1951 in North Hollywood, and 54 of the 87 Valley Village houses dated from before 1950. Many of them sold on streets such as Hesby, Otsego, Huston and La Maida.

The other side of that story is replacement. Eleven Valley Village houses built in 2023 or later sold in the last twelve months, at a median of $3,675,000 and a median of about 4,400 square feet, with prices from $2,480,000 to $5,000,000. Studio City recorded 23 such new houses and North Hollywood three. Those eleven new houses sold for more than twice the neighborhood's overall house median.

A smaller group sits in between: detached homes built in 2015 and 2018 on very small lots of roughly 1,400 to 2,400 square feet. Three of them sold in the period, between $1,175,180 and $1,260,000, and they were the least expensive houses built after 2010 to close in Valley Village during those twelve months.

Condominium and townhome buildings

Attached homes here come in three main generations. The 1970s buildings along Burbank Boulevard and Radford Avenue supplied most of the sales under $500,000, from a $359,000 one-bedroom to two-bedroom units between $375,000 and $455,000. The 1980s complexes along Weddington Street sold between $504,000 and $665,000. Newer buildings from 2016 to 2020 on Vantage and Whitsett Avenues reached $905,000 to $1,400,000. Across all 61 attached sales, studios and one-bedroom units had a median of $400,000, two-bedrooms $635,000 and three-bedrooms $799,000.

If you are renting in Valley Village first

The MLS recorded 142 closed leases inside the same Valley Village outline between October 1, 2025 and September 30, 2026, with a median rent of $3,997 a month and a median of 33 days on the market. On October 1, 2026, 39 rentals were active.

CRMLS Matrix residential lease search inside the neighborhood council outline, pulled October 1, 2026. Rows with very few leases are shown for completeness and should not be read as a trend.

Valley Village's own building rules

Every new building in Valley Village answers to the Valley Village Specific Plan, Ordinance No. 168,613, in effect since April 4, 1993. According to the plan text published by Los Angeles City Planning, it caps multifamily buildings at 36 feet and single-family houses at 30 feet, steps commercial heights down to 25, 33 and 45 feet depending on distance from nearby lots zoned RW1, requires at least 100 square feet of open space per unit with half of it landscaped, and adds setbacks where apartments or commercial buildings sit next to RW1 lots.

The plan came out of a long local effort. The neighborhood's own history page and other published accounts trace the name to a Magnolia Boulevard post office in the 1930s, a homeowners association formed in 1986, the city's blue border signs in 1991 and the plan's adoption after roughly seven years of work.

Two of the projects listed below are larger than those caps would normally allow. Urbanize LA reports that they rely on state and city housing incentives, which can override local height limits for projects that include affordable units. If you are buying next to a commercial strip or an apartment-zoned lot, check the zoning of the neighboring parcels on ZIMAS before you commit.

The Southeast Valley Community Plans Update, which covers the North Hollywood and Valley Village community plan area, was still in draft as of the city's April 2026 fact sheet. The city has said it is moving away from creating new specific plans and overlays and intends to carry existing standards forward, but how the Valley Village plan will appear in the new zoning had not been published.

Projects filed, approved or underway in and around Valley Village

The label beside each project reflects the latest report I found, and that report's date closes each entry. Anything marked proposed may be redesigned, cut back or dropped, so read it as a possibility rather than a promise.

• Proposed12755 Burbank Boulevard, former ABC radio transmitter site. 303 for-sale houses and townhomes of up to three stories on about 19 acres on the neighborhood's northern edge, with 15 lower-income homes and public green space; the developer needs City Planning Commission approval. (Urbanize LA, September 30, 2026)
• Proposed5139 N. Colfax Avenue. A six-story building with 95 apartments for low- and moderate-income households on an empty lot just south of the Colfax and Magnolia corner, case EAR-2026-2907. (Urbanize LA, June 16, 2026)
• Approved12500 Riverside Drive. Five stories, 219 apartments including 33 affordable units, and about 2,162 square feet of ground-floor retail, approved through the city's administrative review in May 2025; a construction start has not been reported. (Urbanize LA, June 13, 2025)
• ApprovedSmall by-right buildings. Five units plus an accessory unit at 4714-18 Colfax Avenue and four units at 11944-50 Riverside Drive, each three stories and 36 feet. (Neighborhood Council Valley Village board minutes, August 2025)
• ProposedTujunga Wash landscaping. The neighborhood council is applying for Measure W and Proposition 4 funds to landscape the flood channel on the west edge; nothing is funded or scheduled. (Board minutes, August 2025)
• ClosedRite Aid, 12511 Magnolia Boulevard. The chain closed its remaining stores in 2025, and this location is listed as closed. (CNN, October 4, 2025)
• Under constructionNorth Hollywood to Pasadena bus rapid transit. A 19-mile, 22-station line starting at the North Hollywood station; North Hollywood street work was scheduled to begin in October 2026, with Metro targeting completion in late 2027. (Streetsblog LA, September 17, 2026)
• Under constructionMetro G Line improvements. Grade separations and a new aerial Van Nuys station west of the neighborhood, begun February 21, 2026 with completion expected in 2027; the Van Nuys and Sepulveda stations are closed during the work. (Metro project page, September 2026)
• ApprovedDistrict NoHo, at the North Hollywood Metro station. About 1,481 homes (311 affordable), about 450,000 square feet of offices and about 60,000 square feet of shops, built in phases; the Metro Board approved the agreement in December 2024 and the developer projects completion in 2032. (California Construction News, December 3, 2024)
• ApprovedRiverwalk at 12555 Ventura Boulevard, Studio City. 814 apartments, 46 of them very low-income, and about 76,000 square feet of retail; the City Planning Commission approved it and denied two appeals. (Urbanize LA, June 12, 2026)
• Approved12025 W. Hoffman Street, Studio City. A five-story building with 78 affordable apartments; building permits have been issued. (Urbanize LA, July 10, 2026)
• ClosedValley Plaza, Laurel Canyon and Victory Boulevards. The long-vacant shopping center north of the neighborhood was declared a public nuisance in August 2025, and demolition began October 29, 2025; no replacement plan has been announced. (Demolition Forum, October 31, 2025)
• OpenNoHo West, 6150 Laurel Canyon Boulevard. The former Laurel Plaza site, now home to a Trader Joe's, a Regal theater, apartments and offices. (Public reporting; no 2025-26 openings or closings were found)

Public schools with Valley Village addresses

The California Department of Education's School Directory lists five active public schools at street addresses inside or on the edge of the boundary used on this page. Click a school's name to open its official California School Dashboard report.

• Burbank Boulevard Elementary, grades K-5, 12215 Albers Street, North Hollywood, CA 91607 (Los Angeles Unified)
• Colfax Charter Elementary, grades K-5, 4935 Colfax Avenue, Valley Village, CA 91601 (Los Angeles Unified affiliated charter)
• Citizens of the World Charter School East Valley, grades K-8 as listed by the state, 12020 Burbank Boulevard, Valley Village, CA 91607 (independent charter)
• North Hollywood Senior High, grades 9-12, 5231 Colfax Avenue, North Hollywood, CA 91601 (Los Angeles Unified)
• Amelia Earhart Continuation, grades 9-12, 5355 Colfax Avenue, North Hollywood, CA 91601 (Los Angeles Unified)

A middle school campus close by is Walter Reed Middle, grades 6-8, 4525 Irvine Avenue, North Hollywood, CA 91602.

A school's location does not decide which school a home is assigned to. Assignment depends on the exact property address, so look it up with the LAUSD Resident School Identifier and confirm with the district. Independent charter schools such as Citizens of the World set their own enrollment process, so contact the school directly.

Getting around: Metro stops, freeway ramps, parks and hospitals

• Metro inside the neighborhood: the G Line's Laurel Canyon station on Laurel Canyon Boulevard, opened in 2005.
• Metro next door: the North Hollywood station at 5357 Lankershim Boulevard, just east of the 170, where the B Line subway and the G Line meet.
• Freeways: the 170 has exits at Riverside Drive, Magnolia Boulevard and Burbank Boulevard along the east edge (Caltrans exit list), and the 101 forms the south edge, with the 134 beginning at the 101 and 170 junction.
• Park: Valley Village Park, 5000 Westpark Drive, with a children's play area, picnic tables, restrooms and walking paths (City of Los Angeles Recreation and Parks).
• Hospitals nearby: Providence Saint Joseph Medical Center, 501 S. Buena Vista Street in Burbank, which opened a new emergency department in 2022, and Sherman Oaks Hospital, 4929 Van Nuys Boulevard.

A sale I worked on in Valley Village

In September 2020 I co-listed and sold a 1,599-square-foot home in a townhome complex on Wilkinson Avenue, north of Magnolia Boulevard. That complex is a useful yardstick for this report. In the twelve months covered here, two units there with the same listed square footage closed on December 15, 2025 and January 27, 2026, at $810,287 and $795,000.

If you own in Valley Village and want to know where your home falls on the scorecard above, start with a home value estimate and then call me for a closer look at the sales that match your street and floor plan.

Related guides on this site

For live listings and the neighborhood's automated market snapshot, see Valley Village homes for sale. The two neighbors compared here have their own pages: Studio City homes for sale and North Hollywood homes for sale, plus seller pages for Studio City and North Hollywood. Just across the 170, the Toluca Lake buyer's guide breaks that neighborhood down by home type. Every neighborhood report is listed on the neighborhood guides page.

Where each figure on this page came from

• Sales and leases: CRMLS Matrix, residential and residential lease searches, pulled October 1, 2026. Valley Village used a map outline traced from the City of Los Angeles Neighborhood Council Boundaries layer; Studio City and North Hollywood used MLS areas STUD and NHO.
• Valley Village Specific Plan: Los Angeles City Planning, Valley Village Specific Plan text and overlay page.
• History: myvalleyvillage.com, the neighborhood council's site, and published accounts of the 1986 to 1993 effort.
• Projects: Urbanize LA (June 13, 2025; June 12, June 16, July 10 and September 30, 2026), Neighborhood Council Valley Village board minutes (August 2025), CNN (October 4, 2025), Streetsblog LA (September 17, 2026), Metro, California Construction News (December 3, 2024), Demolition Forum (October 31, 2025) and the City Planning Southeast Valley fact sheet (April 2026).
• Schools: California Department of Education School Directory and California School Dashboard, checked October 1, 2026.
• ZIP naming: U.S. Postal Service city names for 91607 as reported by zip-codes.com.
• Transit, parks and hospitals: Metro, Caltrans, City of Los Angeles Recreation and Parks, the City of Burbank and the California Department of Health Care Access and Information.