Woodland Hills South of Ventura Boulevard: What Every Budget Bought, From $625,000 to $6.7 Million

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

On Ensenada Drive, a 646 square foot cottage built in 1926 changed hands this past year for $700,000. Across the hills to the east, on Chatsboro Drive, an 8,293 square foot house from 1988 closed at $6,700,000. Both sit south of Ventura Boulevard in Woodland Hills, and 286 other houses sold there over the same twelve months. If you are shopping here, the useful question is not what the average home costs. It is what your number actually gets you, so this guide sorts every house sale of the last twelve months by price and describes what each budget bought.

The ground this guide covers

The area runs from Ventura Boulevard south into the Santa Monica Mountains, as far as the hillside streets around Mulholland Drive and the edge of Topanga State Park. On the east it stops at the Tarzana line near Corbin Avenue, and on the west at the Calabasas city line. The southern and side edges follow the Census outline of ZIP code 91364, and the northern edge follows the boulevard itself, so the few blocks of 91364 that lie between Ventura Boulevard and the 101 freeway are left out.

Within that outline there are two very different kinds of streets. Close to the boulevard and around Canoga and Topanga Canyon is the grid that Victor Girard laid out in the early 1920s for his town of Girard, the community later renamed Woodland Hills, with its Spanish street names such as Ybarra, San Miguel, Del Valle and Avenue San Luis. Climb toward Mulholland and the streets curve along ridges and canyons, with larger lots and, often, a view. For ZIP-wide census figures and a comparison with 91367, see the 91364 Woodland Hills ZIP code guide. This page stays with the sales.

Six budgets at a glance

"Typical house" shows the median bedroom count, living area and year built for that price range. "Sale vs. first ask" is the median of each sale price divided by the original list price. Days are cumulative days on market where the MLS recorded them.

Two things jump out. First, the busiest price range was the narrowest one: 79 of the 288 sales, more than a quarter, landed between $1,000,000 and $1,250,000. Second, the jump in lot size happens at $1,500,000. Below that line the median lot stays under 9,000 square feet; above it, the median nearly doubles, and a private pool goes from the exception to the norm.

Under $1,000,000 · 35 salesThe entry point is an older, smaller house close to the boulevard

Thirty-five houses closed below $1,000,000, at a median of $880,000. The typical one had three bedrooms and about 1,330 square feet on a lot of roughly 6,500 square feet, and eight of the 35 were built before 1950, including four from the 1920s. Saltillo Street, Velicata Street, Tosca Road, Del Valle Street and Ybarra Road each appeared twice on the list. Only four of these houses had a private pool.

This was also the slowest and most negotiated range. The median house took 53 days to sell and closed at 94.8 percent of its first asking price. Several sales in this range were bank-owned, probate or trust sales, which tends to pull prices and timelines in both directions.

$1,000,000 to $1,249,999 · 79 salesWhere most buyers met most sellers

No range was deeper. Seventy-nine houses sold here, at a median of $1,120,000, and they moved: a median of 35 days and 99.6 percent of first ask, with 25 of the 79 closing above their original price. The median house had three bedrooms, about 1,760 square feet and a 7,200 square foot lot, built around 1959. San Miguel Street and Ybarra Road led the street count with five sales each, followed by Canoga Avenue, Cavalier Street and Alhama Drive.

With so many buyers shopping at this level, results spread widely: 25 sales finished above their first asking price, while others closed only after a reduction. Condition and street were usually the difference.

$1,250,000 to $1,499,999 · 41 salesA fourth bedroom, and a little more ground

Forty-one houses sold between $1,250,000 and $1,500,000, at a median of $1,339,000. The typical house gained a bedroom and roughly 550 square feet over the range below it, reaching four bedrooms and about 2,300 square feet, with an 8,900 square foot lot. Most were built in the 1950s and 1960s, and thirteen had a private pool.

This middle range took longer to sell than the ranges on either side of it, at a median of 51 days. Roughly half as many sales happened here as in the range just below, so fewer buyers were competing for each house.

$1,500,000 to $1,999,999 · 84 salesThe pool, the half-acre feel and the fastest sales

This was the second busiest range and the quickest one: 84 sales at a median of $1,705,000, with a median of 29 days on the market and 30 sales above first ask. The median lot jumped to about 15,400 square feet, 24 of the 84 lots measured 17,500 square feet or more, and 50 of the houses, almost six in ten, had a private pool. The typical house was a four-bedroom of about 2,700 square feet, most often from the early 1960s.

The streets in this range climb. Allentown Drive, Cezanne Avenue, Wells Drive, Winnetka Avenue and Vista De Oro Avenue each produced three sales, and 53 of the 84 listings were marked in the MLS as having a view. Across all 288 sales, a house with a private pool closed at a median of $1,722,500, against $1,201,100 for a house without one; most of that gap reflects lot size and location, not the pool alone.

$2,000,000 to $2,999,999 · 36 salesFive bedrooms on the ridges, and more room to negotiate

Thirty-six houses sold in the $2 million range, at a median of about $2,314,000. The typical house had five bedrooms and about 3,640 square feet on a lot of roughly 17,250 square feet, and sixteen lots were 17,500 square feet or larger. Del Moreno Drive led with three sales, followed by Delita Drive, Winnetka Avenue, Santa Rita Street, Galendo Street and Allentown Drive.

Sellers gave up more ground here than in the ranges just below. The median sale came in at 95.7 percent of the first asking price, and only four of the 36 closed above it. With a median build year of 1961, the age and level of updating of each house explained much of the gap between one sale and the next.

$3,000,000 and up · 13 salesThe newest and largest houses south of the boulevard

Thirteen houses closed at $3,000,000 or more, at a median of $3,590,000, ranging up to $6,700,000. This is the only range where the typical house is not a midcentury one: the median year built is 1987, two were finished in 2020 or later, and the median house measured about 6,090 square feet with five bedrooms on a lot of roughly 23,200 square feet. Eleven of the thirteen had a private pool. Chatsboro Drive accounted for three of these sales, Ellenboro Way and Westchester Drive for two each.

The median sale closed at 96.4 percent of first ask after about seven weeks on the market. At this level each house is close to a one-off, so the right comparison is often one or two sales, not a median.

Condominiums and townhomes south of Ventura

Attached ownership is rare in this part of Woodland Hills. Only six condominium and townhome sales closed in the twelve months, from $420,000 to $779,000, with a median of $677,500. Three were at Premiere Hills Circle (built 2000), two were townhomes on Mulholland Drive (built 1987), and one was a townhome on Del Valle Street (built 1993). Anyone shopping for a condominium in Woodland Hills will find far more choice north of the 101, which the Warner Center guide and The Met Warner Center page cover in detail.

The rental side: 207 closed leases

Leasing is a real market here. The MLS recorded 207 closed leases inside the same boundary over the same twelve months. Of those, 177 were houses, which leased at a median of $5,950 a month after a median of about 40 days on the market.

The other 30 leases were condominiums, townhomes, apartments, duplex and triplex units and rooms, and they ranged from $1,800 to $4,000 a month. For an owner choosing between selling and renting, three-bedroom houses here sold at a median of $1,197,450 and leased at a median of $5,300 a month; the math depends on the mortgage, taxes, insurance and repairs, so run it with your own accountant before you decide.

Supply on the market as this was written

On October 9, 2026, the same map search showed 121 active listings, 7 under contract with showings continuing and 13 pending. Among the active houses, the median asking price was $1,695,000, from $799,000 to $10,500,000. By price: 11 asked under $1,000,000, 16 between $1,000,000 and $1,250,000, 22 between $1,250,000 and $1,500,000, 35 between $1,500,000 and $2,000,000, 23 between $2,000,000 and $3,000,000 and 11 at $3,000,000 or more.

Compare that with the sales table. Buyers bought 79 houses in the $1 million range during the year, yet only 16 were on offer that week, while the $2 million and $3 million ranges held 34 listings against 49 sales for the whole year. The lower ranges were thin; the upper ones had choice.

Both buttons below search a map drawn on this guide's boundary, so a listing just across Ventura Boulevard or the Calabasas line can occasionally appear. The for-sale search also includes vacant land and homes already in escrow, so its count runs higher than the figures above. Use the filters to set your price and bedrooms, and Save Search will email you new listings as they come up.

Hillside rules that shape what a lot is worth

South of the boulevard, the lot often matters as much as the house, and several city and state rules decide what can be done with it. These are summaries only; check the specific parcel on ZIMAS, and talk with an architect, your insurance agent and an attorney about your own situation.

Floor area on hillside lots

Los Angeles regulates single-family building on hillside lots through its Baseline Hillside Ordinance, adopted in 2011, and the citywide hillside area regulations that followed. The maximum residential floor area depends on the lot's size and how steep it is, so two lots of the same size can allow very different houses.

The Mulholland Scenic Parkway Specific Plan

Adopted in 1992, the plan covers an inner corridor reaching 500 feet from Mulholland Drive and an outer corridor reaching half a mile. Projects inside it go through design review covering grading, site layout, driveways, landscaping and exterior design. Streets within half a mile of Mulholland fall inside it, and ZIMAS shows whether a given parcel does.

Fire hazard and brush clearance

The Los Angeles Fire Department lists Woodland Hills among the communities in the city's Very High Fire Hazard Severity Zone. In that zone, owners must clear hazardous vegetation within 200 feet of structures; the 2026 clearance deadline was May 1. In August 2026 the state Board of Forestry adopted "Zone 0" rules for the first five feet around homes in these zones, and as of September 2026 they were awaiting final approval before taking effect. The state's updated hazard maps for Los Angeles were issued in March 2025, and I could not confirm that the city has adopted them. Insurance cost and availability on a hillside house belong on every buyer's checklist before removing contingencies.

The boulevard itself

Ventura Boulevard through Woodland Hills, from Corbin Avenue west to the flood control channel near the Calabasas line, falls under the Ventura-Cahuenga Boulevard Corridor Specific Plan, which sets rules for the commercial frontage along the boulevard.

Projects that could change the edges of this area

Each item carries its status as of the dated report cited. Proposals can change, shrink or stall, and approval does not guarantee that anything gets built.

• Proposed, contestedWoodland Hills Country Club, 21150 Dumetz Road. Arrimus Capital filed plans for 398 homes on about 20 acres of the northern golf course (case CPC-2025-6505). In August 2026 the city found the site to be mountain lion habitat, which blocks the fast-track approval route, and the City Council passed a zoning amendment aimed at stopping the project; a lawsuit is expected, and the project can still go through regular review. Urbanize LA, November 24, 2025; MyNewsLA, August 26, 2026; Canyon News, October 4, 2026.
• Approved21241 Ventura Boulevard. 126 three-story for-sale townhomes, seven of them very low income, approved by the City Planning Commission on June 26, 2025. The developer also filed a 578-apartment alternative that has not been approved. Urbanize LA, June 27, 2025.
• Approved19923 Ventura Boulevard. A six-story building with 54 apartments, six very low income, and ground-floor retail on a former parking lot. Urbanize LA, March 28, 2025.
• Approved20600 Ventura Boulevard. Vacant ground-floor retail at The Boulevard apartments to become five more apartments, on top of the existing 123. Urbanize LA, March 4, 2026.
• Approved5353 Del Moreno Drive. A three-story eldercare and residential building with 71 units, eight very low income. Urbanize LA, August 31, 2026.
• Under construction23036 to 23060 Ventura Boulevard. An eight-story building with 100 affordable and supportive apartments, reported rising in March 2025; I could not confirm completion. Urbanize LA, March 7, 2025.
• Proposed23022 Ventura Boulevard. A seven-story building with 96 apartments for low and moderate income households (case EAR-2026-2750). Urbanize LA, June 4, 2026.
• ProposedLivelle Mulholland, next to the Motion Picture and Television Fund campus. A senior community with more than 200 independent living apartments plus assisted living and memory care on 19 acres the Fund sold. The developer targeted a 2026 start and a 2028 opening; I could not confirm that construction has begun. REBusiness Online, October 21, 2025.
• ApprovedIn-N-Out Burger, 22822 Ventura Boulevard at Fallbrook. The former bank on the site was demolished in August 2025, and a local report targets an opening in late 2026. Valley News Group, August 8, 2025; Canyon News, September 5, 2026.
• OpenDanny Boy's Famous Original, 20929 Ventura Boulevard. A pizza shop at Valley Country Mart that opened in early July 2026. Hoodline, July 7, 2026.
• Open, partial closuresTopanga State Park trails. Most backcountry roads and trails reopened June 12, 2026; several trails elsewhere in the park remain closed. LA County Trails alert, June 12, 2026.
• ProposedRams Village at Warner Center, north of the 101. The Promenade mall has been demolished. The revised plan calls for more than 3,100 homes, a hotel, team offices and two indoor venues, with vertical construction targeted for 2027; the revisions were still under city review. Urbanize LA and Hoodline, August 10, 2026.
• ProposedViva, 6400 Canoga Avenue, north of the 101. Four towers of 34 to 42 stories with about 3,458 affordable homes, mostly for seniors (case EAR-2026-2313). Urbanize LA, June 10, 2026.
• Approved6464 Canoga Avenue, north of the 101. 276 apartments over ground-floor commercial space, replacing an office building (Council file 25-1186). Urbanize LA, December 4, 2025; City Clerk, November 6, 2025.

Public schools inside the boundary, and the closest middle schools

Six Los Angeles Unified campuses have street addresses inside this guide's boundary, according to the California Department of Education School Directory. Each name links to that school's California School Dashboard report.

• Serrania Avenue Charter for Enriched Studies: kindergarten through grade 5, 5014 Serrania Avenue, Woodland Hills 91364.
• Woodland Hills Elementary Charter for Enriched Studies: kindergarten through grade 5, 22201 San Miguel Street, Woodland Hills 91364.
• Calabash Charter Academy: kindergarten through grade 5, 23055 Eugene Street, Woodland Hills 91364.
• CHIME Institute's Schwarzenegger Community: kindergarten through grade 8, 19722 Collier Street, Woodland Hills 91364.
• Taft Charter High: grades 9 through 12, 5461 Winnetka Avenue, Woodland Hills 91364.
• Henry David Thoreau Continuation: grades 9 through 12, 5429 Quakertown Avenue, Woodland Hills 91364.

No middle school sits inside the boundary. The nearest are Woodland Hills Academy (grades 6 through 8, 20800 Burbank Boulevard, 91367) and George Ellery Hale Charter Academy (grades 6 through 8, 23830 Califa Street, 91367), both north of the freeway.

A school's location tells you nothing certain about which school serves a particular house, because assignment is set by the exact address. Look the address up in the LAUSD Resident School Identifier and confirm with the district before you rely on it.

Trails, parks and everyday stops

Serrania Park, at 20726 Wells Drive, is the neighborhood's own city park, open dawn to dusk with a play area, picnic tables and a trail. From its east edge, the Serrania Ridge Trail climbs toward the dirt section of Mulholland Drive. A short way east, a trailhead at the top of Winnetka Avenue, in the 4300 block, leads into Topanga State Park and the same dirt road.

Woodland Hills Country Club, at 21150 Dumetz Road, is a private club whose course dates to the 1920s; its future is the subject of the housing proposal above. The Motion Picture and Television Fund campus sits at 23388 Mulholland Drive near the western end of the area.

Ventura Boulevard handles daily errands, from groceries and restaurants to the Woodland Hills branch of the Los Angeles Public Library at 22200 Ventura Boulevard. The 101 runs just north of the boulevard, with interchanges at Winnetka Avenue, De Soto Avenue, Canoga Avenue, Topanga Canyon Boulevard, Shoup Avenue and Valley Circle Boulevard. The peppertrees that Victor Girard planted along Canoga Avenue between Ventura Boulevard and Saltillo Street are a Los Angeles Historic-Cultural Monument, designated in 1972.

My own deals between the boulevard and Mulholland

I have worked on both sides of the market in this part of Woodland Hills. I handled a sale on Blackfriar Road, leases on San Feliciano Drive in 2016 and again in 2019, and the lease listing of a five-bedroom house on Poe Avenue. Those files taught me the same lesson the numbers on this page show: south of Ventura, the lot, the slope and the condition of the house move the price more than the ZIP code does.

Keep exploring: Woodland Hills homes for sale, the 91364 ZIP code guide, the 91367 ZIP code guide, Walnut Acres, Warner Center, Tarzana south of Ventura, Calabasas Park and the full list on the neighborhood guides page.

How the figures were gathered

• Sales and listings: CRMLS Matrix residential search, closed status dates October 10, 2025 through October 9, 2026, and active, under contract and pending listings as of October 9, 2026, all filtered by a map polygon drawn from the Census ZIP code tabulation area for 91364 (TIGERweb) and the Ventura Boulevard centerline (OpenStreetMap). One sale recorded on Burbank Boulevard, north of the freeway, was removed. Pulled October 9, 2026.
• Leases: CRMLS Matrix residential lease search, same polygon, closed status dates October 9, 2025 through October 9, 2026, pulled October 9, 2026.
• History: Woodland Hills, Los Angeles (Wikipedia); LA Street Names on Del Valle Street.
• Planning and fire: Mulholland Scenic Parkway Specific Plan; Ventura-Cahuenga Boulevard Corridor Specific Plan; LAFD fire zone history; LAFD brush clearance requirements; LAFD on the 2025 hazard map recommendation; Best Best and Krieger on the Zone 0 rules, September 9, 2026.
• Projects: Urbanize LA on the Country Club, 21241 Ventura, 19923 Ventura, 20600 Ventura, 5353 Del Moreno, 23036 Ventura, 23022 Ventura, the Promenade site and 6400 Canoga; MyNewsLA; Canyon News on the Country Club; Canyon News on In-N-Out; Valley News Group; Hoodline; REBusiness Online; LA County Trails; Council file 25-1186.
• Schools: California Department of Education School Directory, checked October 10, 2026; Dashboard links open the 2025 reports.
• Parks and services: City of Los Angeles Recreation and Parks, Serrania Park; Hikespeak on the Winnetka Ridge Trail; Los Angeles Public Library, Woodland Hills branch.