Valleyheart Glen Homes for Sale currently number 37 active listings with a median asking price of $1,449,000 (CRMLS, September 2026).
Valleyheart Glen homes for sale sit in a compact Sherman Oaks pocket bounded by Moorpark Street to the south, Fulton Avenue to the east, Woodman Avenue to the west, and the 101 freeway to the north. It’s a small area — roughly 2,000 residents — with tree-lined streets and direct access to the Valleyheart Greenway walking path along the Los Angeles River. Browse current listings below, or call The Knight Group to see on- and off-market options here, including inventory that never reaches Zillow or Redfin.
Housing here is a mix of single-family homes and attached housing, so what you find varies block to block within those four boundaries. Streets closer to the river and the Greenway have a different feel than those near the freeway edge, and the split between detached houses and condos or townhomes shapes both price and what’s available at any given time.
Valleyheart Glen is a residential neighborhood in Sherman Oaks located north of Moorpark Street, west of Fulton Avenue, east of Woodman Avenue, and south of the 101 freeway, with roughly 2,000 residents. The area is known for tree-lined streets, a mix of single-family homes and attached housing, and direct access to the Valleyheart Greenway walking path along the Los Angeles River.
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Along Fulton Avenue, which runs north and south through the neighborhood, housing is primarily townhouses, apartments, and condominiums, while the rest of the community consists of single-family homes. Many of the homes along the Los Angeles River have river frontage and backyard pools, an amenity that sets this pocket apart from other flatland Sherman Oaks neighborhoods.
Homeowners in Valleyheart Glen are typically no more than a couple of blocks from shops, restaurants, and markets, especially along Ventura Boulevard and Moorpark Street, and the Valleyheart Greenway provides a dedicated walking path for residents (source: Nextdoor, rubyhome).
The greenway itself follows the Los Angeles River channel, giving Valleyheart Glen a rare combination for the valley floor: a quiet, tree-lined residential setting paired with a dedicated outdoor walking and jogging route that residents can reach on foot from most homes in the neighborhood.
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.
Valleyheart Glen occupies the residential zone along Valleyheart Drive, which runs parallel to the LA River corridor in southern Sherman Oaks — a unique residential address that combines the Sherman Oaks residential desirability with the riparian character that the LA River’s immediate adjacency creates. The Valleyheart Drive corridor is one of the SFV’s most unusual residential streets: the homes that back up to the river corridor benefit from the open space view (the concrete flood channel with its riparian edge vegetation, the bike path, and the distant views across the channel to the North Hollywood residential geography), while the homes that front Valleyheart Drive have the leafy, tree-lined street character that the mature plantings along the drive create. The LA River Greenway’s planned improvements — the same revitalization trajectory that benefits Colfax Meadows, Woodbridge Park, and the other river-adjacent Studio City neighborhoods — will enhance the Valleyheart Glen riverside experience as the transformation from flood channel to linear park progresses. The bike path along the LA River’s soft-bottom section (accessible at the Whitsett Avenue bridge crossing) connects Valleyheart Glen to the broader river trail network, providing the cycling infrastructure that the car-light resident values for the non-motorized mobility that the river greenway creates through the otherwise car-dependent Valley floor.
Valleyheart Glen’s investment case is unusually tied to the LA River Revitalization trajectory — the multi-decade planning investment that the City of LA, the County, and the Army Corps of Engineers have committed to for the transformation of the concrete flood channel adjacent to Valleyheart Drive into the linear park experience that the LA River Revitalization Master Plan’s vision describes. Cities that have invested in similar urban river revitalization projects (the Seoul Cheonggyecheon, the Chicago Riverwalk) have seen the adjacent residential property values appreciate substantially as the transformed waterfront creates the lifestyle amenity that was previously unavailable. The Valleyheart Glen buyer who is investing now, before the river revitalization reaches its full potential, is positioning for the appreciation trajectory that the river improvement investment is expected to generate over the next 10-20 years.
Fire Risk: Valleyheart Glen is a flatland, riverside neighborhood away from the hillside Very High Fire Hazard Severity Zones near Mulholland Drive, so wildfire exposure here is low relative to Sherman Oaks hillside addresses.
Climate: Proximity to the Los Angeles River channel and the landscaping along the Valleyheart Greenway provide some cooling and shade relative to more fully paved stretches of the valley floor.
Getting Around: The neighborhood’s position south of the 101 freeway and between Fulton and Woodman Avenues gives residents quick freeway access, while Moorpark Street and Ventura Boulevard provide surface routes to shopping and dining.
Schools:
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: Valleyheart Glen’s mix of riverfront single-family homes with pools, townhouses, and condominiums along Fulton Avenue gives buyers a range of price points, with riverfront single-family homes typically commanding a premium over the attached housing along Fulton.
Price Trends: The Valleyheart Greenway and river frontage have added to the appeal of this pocket, with single-family homes that back directly onto the river and include a pool often pricing above the Sherman Oaks citywide 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.
Where is Valleyheart Glen located?
It sits north of Moorpark Street, west of Fulton Avenue, east of Woodman Avenue, and south of the 101 freeway, with roughly 2,000 residents.
What types of homes are in Valleyheart Glen?
Along Fulton Avenue the housing is mostly townhouses, apartments, and condominiums, while the rest of the neighborhood is single-family homes, some with river frontage and backyard pools along the Los Angeles River.
Is there a walking path in the neighborhood?
Yes, the Valleyheart Greenway provides a dedicated walking path along the river for residents.
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.
Valleyheart Glen’s LA River adjacency is increasingly seen as a desirable amenity as the river revitalization progresses. The current flood channel character creates an open-space view buffer and the bike path access that the adjacent residential community values; the planned greenway improvements will gradually transform this into the linear park experience that is recognized in cities worldwide as a quality-of-life and property value driver. The trade-off is the flood risk associated with river-adjacent properties — buyers should review the FEMA flood zone designation for any Valleyheart Glen address before purchase.
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