South of Ventura Boulevard refers to the hillside neighborhoods that climb into the Santa Monica Mountains from Ventura Boulevard toward Mulholland Drive. This part of Sherman Oaks is known for larger lots, more privacy, and view properties, and it carries a price premium compared with the flatland areas north of Ventura.
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The hillside terrain concentrates more of Sherman Oaks’ estate-level product south of Ventura, ranging from fully remodeled or newly rebuilt homes in the $2 million-plus range with indoor-outdoor living, pools, and high-end kitchens, to larger hillside estates in the $3 million to $7 million-plus range with bigger lots, guest houses, and added privacy. By contrast, the flatland areas north of Ventura tend toward high-finish single-family homes and newer luxury townhomes on smaller lots.
Recent activity in this area includes reimagined 1955 mid-century modern homes set into the hillside, blending original architecture with contemporary updates, as well as properties within gated enclaves such as Skyview Estates, where remodeled 3-bedroom, 2-bathroom homes sit on expansive, highly private lots (source: Redfin).
Homes in this area of Sherman Oaks offer a combination of architectural character, established landscaping, and strong community identity that attracts buyers looking for something beyond a generic suburban tract. While the broader Sherman Oaks market provides a range of options, this particular pocket has its own micro-market dynamics — often with faster absorption times and tighter inventory than comparable addresses across town.
newer townhome communities and gated pocket developments carry monthly HOA dues; older single-family homes typically have none Buyers who prioritize privacy, outdoor space, and a neighbors-who-wave culture consistently point to neighborhoods like this one as undervalued relative to the broader San Fernando Valley market.
The homes in this area range from post-war single-family residences to updated modern builds, with many properties undergoing significant renovations over the past decade. Lot sizes are competitive for Los Angeles County standards. Most homes feature private outdoor space, attached garages, and mid-century design cues that have become increasingly sought-after in Southern California real estate.
Buyers with specific taste — whether for Spanish Colonial, Craftsman, or Contemporary — will find homes here that meet that brief. The range of price points within the community also means that entry-level buyers and move-up buyers often shop the same streets, which keeps demand diversified across market cycles.
This area of Sherman Oaks has tracked alongside or above the broader San Fernando Valley appreciation curve over the past several years. Rental demand is also strong — single-family homes in Sherman Oaks attract quality long-term tenants, making buy-and-hold strategies viable even with current interest rate environments. The Knight Group tracks off-market opportunities in this area specifically because they rarely generate open-offer situations and tend to close with less friction than listed properties.
Sherman Oaks south of Ventura Boulevard is the most accessible price tier in the Sherman Oaks residential market — the single-family residential streets between Ventura and the US-101 Freeway that provide the Sherman Oaks address and the Ventura Boulevard commercial access at the most competitive Sherman Oaks price points. The neighborhood’s residential character is the standard mid-century SFV single-family ranch on the conventional R1 lots, with the freeway’s presence at the neighborhood’s southern edge creating both the accessibility advantage (multiple 101 on-ramps within the neighborhood perimeter) and the noise and visual impact consideration that the freeway-proximate residential addresses carry. The Van Nuys Boulevard corridor to the east and the Sepulveda Boulevard to the west frame the south-of-Ventura Sherman Oaks residential zone, providing the commercial spine access that the residential neighborhood relies on for the daily commercial needs that the Ventura Boulevard corridor supplies at the northern residential edge. The entertainment professional, the Valley-based young family, and the first-time homebuyer in the $900K-$1.5M range consistently target the Sherman Oaks south-of-Ventura inventory as the value entry into the Sherman Oaks residential market that the north-of-boulevard pricing tiers exceed.
The south-of-Ventura Sherman Oaks market serves the broadest buyer and renter demographic in the Sherman Oaks residential landscape — the first-time homebuyer in the $950K-$1.4M range, the Sherman Oaks renter upgrading to ownership, and the investment buyer targeting the single-family rental market that the studio-adjacent Sherman Oaks location creates. Rental demand in south-of-Ventura Sherman Oaks is driven by the entertainment professional who works at CBS Studio Center or Universal and wants the Sherman Oaks address without the commitment, and by the family renter seeking the Sherman Oaks school access in the rental inventory. Three-bedroom homes in south-of-Ventura Sherman Oaks typically rent at $4,000-$5,500/month, creating a gross rental yield of 3.5-4.5% at current market values.
Fire Risk: The hillside terrain south of Ventura Boulevard places much of this area within or near a Very High Fire Hazard Severity Zone under Cal Fire’s Santa Monica Mountains mapping, higher than the flatland neighborhoods to the north. [INSERT: confirm the specific fire hazard zone designation for individual parcels via the LA Fire Department’s hazard map before publishing to a buyer.]
Climate: Elevation brings cooler evenings and more direct exposure to the marine layer than the valley floor, with temperature swings between day and night that are more pronounced than in the flatlands.
Getting Around: Streets in this area wind up toward Mulholland Drive, connecting to Coldwater Canyon Avenue and Beverly Glen Boulevard for Westside access, while Ventura Boulevard and the 101 freeway remain a short drive down the hill.
Schools: [INSERT: confirm current LAUSD school assignments for specific hillside addresses south of Ventura Boulevard, which can vary by street and elevation.]
Water: Water service is provided by the Los Angeles Department of Water and Power (LADWP).
Los Angeles Unified School District (LAUSD) serves this area. Within the neighborhood’s draw zone, families typically access Kester Avenue Elementary, Van Nuys Middle, and Birmingham Charter. LAUSD and private school options are also available for families pursuing specialized programs in math, arts, or bilingual education. The availability of strong public schools at multiple grade levels is a consistent driver of demand in this area.
Residents commute primarily via Ventura Blvd, the 405 Freeway, and Sepulveda Blvd, with typical drive times of 20–40 minutes to Century City, Burbank, and Downtown LA. For buyers who prioritize non-freeway alternatives, local surface streets and rideshare coverage are solid. Remote work has reduced the commute calculus for many buyers in this market, but access to major employment corridors still factors into pricing at the neighborhood level.
Day-to-day conveniences are handled by Ventura Blvd’s restaurant row, Westfield Fashion Square, and the Galleria. Grocery options, pharmacies, fitness studios, and coffee shops are accessible without significant driving. The mix of national brands and local independents gives the area a lived-in feel that distinguishes it from purely commercial suburban centers.
Outdoor recreation centers on Balboa Park, the Van Nuys Sherman Oaks Recreation Area, and easy 405 access to the coast. Year-round outdoor activity is the norm in Southern California, and this neighborhood’s access to trails, parks, and recreational facilities is a meaningful part of the value proposition for active buyers. Nearby options expand the range further for buyers who prioritize specific activities like cycling, hiking, or swimming.
Pricing Snapshot: As of mid-June 2026, Sherman Oaks citywide has a median sale price around $1,680,000, up 36.2% year over year, or about $759 per square foot (up 5.3% year over year), with a median list price around $1,730,000, or about $767 per square foot. About 275 homes were on the market with 54 recently sold, homes typically going pending in around 62 days at about 99.4% of list price, buyers averaging roughly two offers per home, and a typical down payment around 40.0% (source: Redfin).
Recent Sales and Inventory: Remodeled or rebuilt homes south of Ventura typically start above $2 million, with larger hillside estates reaching $3 million to $7 million or more depending on lot size, views, and privacy, well above the citywide figures noted above.
Price Trends: The premium for hillside privacy and views south of Ventura has held up well, with gated enclaves and larger estate lots commanding the widest gap over the Sherman Oaks flatland median.
Active listings in this area of Sherman Oaks have been trading in the $900K–$3.5M range for single-family homes, depending on square footage, lot size, and renovation quality. The market is sensitive to condition: fully updated homes transact at the top of the range, while fixer-upper and dated inventory sits longer and tends to attract investor offers below list. Understanding this bifurcation is essential for buyers calibrating their search budget.
The buyer profile here skews toward young professionals, families upgrading from condos, and Valley commuters wanting proximity to the Westside. Demand is rarely speculative — most buyers who commit to this neighborhood are making primary residence decisions tied to school zoning, commute routes, or lifestyle preferences that are not easily substituted elsewhere. This makes the market relatively resilient during broader downturns: demand does not evaporate, it waits.
Inventory has been tight relative to historical averages. Well-priced homes in move-in condition typically receive multiple offers within the first week. Overpriced or significantly deferred-maintenance properties sit considerably longer — sometimes through multiple price reductions — before finding a buyer. The Knight Group uses real-time MLS data to identify mispriced inventory and act before market corrections happen.
The price dynamics in this area are shaped by Sherman Oaks’ central location and strong rental market create consistent demand from both owner-occupants and investors. Buyers who understand these local drivers are better positioned to make competitive offers and negotiate from strength. The Knight Group’s market intelligence extends beyond list prices and includes off-market sales, pending transactions, and expired listings that paint a more complete picture of true market value in this area.
Sherman Oaks is the SFV’s most balanced market — the combination of walkable Ventura Boulevard commercial access, established school options, and the Westside-proximate location that the Sepulveda Pass provides creates demand from the broadest buyer profile in the Valley. Within Sherman Oaks, sub-neighborhood pricing stratifies by the north-of-Ventura vs. south-of-Ventura divide and by proximity to the shopping center nodes (the Sherman Oaks Galleria area, the Ventura-Woodman node). North-of-Ventura Sherman Oaks flat-grid properties typically trade $1.3M-$2.2M for single-family detached, while the south-of-Ventura grid runs $1.1M-$1.8M. The Sherman Oaks Galleria-adjacent condo and townhome market provides the entry tier at $600K-$950K. Days on market in well-priced Sherman Oaks inventory average 14-21 days — among the fastest in the SFV — reflecting the depth of buyer demand across the broad target demographic that Sherman Oaks attracts. For the investment buyer, Sherman Oaks multifamily properties along Ventura and Van Nuys corridors offer 4.0-4.8% gross yields with the Valley appreciation backstop that the Westside proximity and the LAUSD school quality sustain.
What does “South of Ventura” refer to?
It describes the hillside neighborhoods of Sherman Oaks that climb from Ventura Boulevard toward Mulholland Drive, known for larger lots, more privacy, and view properties.
How do prices compare to north of Ventura?
South of Ventura carries a price premium, with remodeled or rebuilt homes typically starting above $2 million and larger hillside estates reaching $3 million to $7 million or more, compared with high-finish single-family and townhome product north of Ventura.
What types of homes are available?
The area includes reimagined 1955 mid-century modern homes, fully rebuilt contemporary estates, and gated enclaves such as Skyview Estates with remodeled homes on expansive, private lots.
Competition varies significantly by price point and condition. Turnkey single-family homes in desirable pockets of Sherman Oaks often attract multiple offers — particularly when listed under $900K. Fixer-uppers and properties with deferred maintenance see much softer competition. Working with an agent who has real-time visibility into days-on-market and offer-history data is critical to calibrating your bid strategy correctly.
Sherman Oaks has demonstrated consistent appreciation over the past decade, supported by Sherman Oaks’ central location and strong rental market create consistent demand from both owner-occupants and investors. While no market guarantees future returns, the fundamentals here — limited land supply, strong school performance, and proximity to employment — align with the characteristics that historically underpin sustained appreciation in Southern California. The Knight Group can provide a detailed appreciation analysis for specific streets or sub-neighborhoods on request.
A meaningful percentage of transactions in Sherman Oaks — particularly in the upper price tiers — never hit the MLS. Sellers who want privacy, convenience, or to avoid the preparation costs of a listed sale often prefer a direct buyer introduction. The Knight Group maintains an active off-market network in Sherman Oaks and can present qualified buyers to sellers before a property is listed. If your target property type is not available on-market, a conversation with our team about off-market options is worth having.
Sherman Oaks contains multiple distinct micro-neighborhoods, each with its own character, price range, and amenity profile. The differences between a north-of-Ventura address and a south-of-Ventura address in this area, for example, can be meaningful in terms of pricing, lot size, and school assignment. The Knight Group provides neighborhood-level guidance — not just city-level — to ensure buyers understand exactly what they are buying into before making an offer.
Sherman Oaks south of Ventura typically trades at a 20-35% premium over comparable Van Nuys properties, driven by the Sherman Oaks name recognition, the Ventura Boulevard commercial access, and the LAUSD school quality differential that the Sherman Oaks boundary provides. The premium reflects the perceived quality-of-life advantage that the Sherman Oaks address carries over the Van Nuys alternative even for properties that are physically close to the Sherman Oaks-Van Nuys boundary.
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