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Condos in Toluca Lake are attached and multi-unit homes in a small, studio-adjacent pocket of the southeastern San Fernando Valley, roughly 12 miles northwest of downtown Los Angeles. The area sits between Burbank, North Hollywood, and Studio City, with the Hollywood Hills rising just to the south. Buyers choose it for one reason above all others: you can live within walking or short-driving distance of Warner Bros., Disney, Universal, NBC, and ABC without paying for a detached estate.
The value proposition is proximity plus a lower entry point. A condo here trades the yard and the lot for a manageable footprint, shared amenities, and a location that single-family buyers pay a large premium to reach. For a first purchase, a downsizing move, or a base near the studios, that trade often makes sense.
Browse the current condo listings below, or contact The Knight Group to talk through which buildings and blocks fit what you are looking for.
Toluca Lake occupies the southeastern corner of the San Fernando Valley. Per the Toluca Lake Chamber of Commerce, the original boundaries ran along Cahuenga Boulevard, Camarillo Street, Clybourn Avenue, and the Los Angeles River to the south. Riverside Drive is the main thoroughfare and the commercial spine, and it puts you within a short distance of Warner Bros., Universal Studios, NBC, ABC, Disney Studios, and the Warner Bros. Ranch.
The neighborhood straddles a jurisdiction line that matters for buyers. Part of Toluca Lake lies inside the City of Los Angeles and part sits in the City of Burbank. That boundary changes which transfer taxes, city services, and rules apply to a given address, so it is worth confirming early. We cover the tax difference in its own section below.
Toluca Lake was developed in 1923 and is often described as the first bedroom community of Los Angeles in the San Fernando Valley, originally part of Rancho Forman Toluca. The village itself was founded in 1939 as an offshoot of North Hollywood that spills into Burbank. From early on it drew people who worked in film and television, because the studios were, and still are, a short drive away.
The neighborhood carries a long list of notable former residents. Bob Hope lived here until his death in 2003 at age 100. Gene and Jackie Autry bought land for their four-acre Flying A Estate in 1947. That history is part of why Toluca Lake reads as established rather than newly built: the streets, the trees, and much of the housing stock have been in place for decades.
Toluca Lake’s condo stock is small and low-rise rather than a wall of high-rise towers. Buildings tend to be modest in unit count, which keeps the shared spaces intimate but also concentrates the cost of any major repair across fewer owners. A representative example is Toluca Lakeside at 10409 Riverside Drive, a four-story building constructed in 1979 with 12 units, per Highrises. Its amenities include a pool, a spa, secure parking, and controlled access, and its units run large, in the range of roughly 1,900 to 2,200 square feet.
Architecture across the broader neighborhood spans Traditional, Contemporary, Modern, Mid-Century Modern, and Period Revival styles. For condo buyers, the practical takeaway is that inventory is thin. At any given time there are usually only a handful of condo listings, so when a well-run building comes up, it moves. The upside of a small building is a walkable, quiet setting; the risk is that a small owner base absorbs special assessments less comfortably than a large one.
Toluca Lake is a higher-priced neighborhood than the Los Angeles County average. The average home value was $1,439,010 as of June 30, 2026, up 1.8 percent over the prior year, per Zillow. That figure blends single-family homes, townhomes, and condos, so it runs well above what a typical condo commands. Condos sit at the more accessible end of the local range, which is precisely why they draw first-time and downsizing buyers into an area that would otherwise be out of reach.
Market conditions in 2026 have been mixed rather than uniformly rising. Supply has increased and demand has softened in parts of the year, which favors patient buyers who are willing to negotiate. We would rather show you the last several comparable condo sales than quote a single headline number, because the building, the floor, the parking, and the HOA’s financial health move condo prices more than any neighborhood average does.
Every condo purchase in Toluca Lake means buying into a homeowners association, and California’s Davis-Stirling Common Interest Development Act (Civil Code sections 4000 to 6150) governs how that association must operate. This is the single most important area of due diligence for a condo, and it is where deals go wrong when buyers skip it.
When you buy, the seller must deliver a disclosure package under Civil Code section 4525, including the governing documents, the current budget, the reserve study, current assessment amounts, and any pending litigation. Under Civil Code section 5565, the association must disclose its percent-funded reserve figure annually, which tells you how well the building is prepared to pay for future roof, plumbing, and structural work without a special assessment. As of January 1, 2026, SB 410 added the most recent SB 326 balcony and structural inspection report to that required disclosure packet, so inspection status is now part of every California condo sale.
Read all of it. A low monthly due paired with a badly underfunded reserve is a warning sign, not a bargain. The Knight Group reviews these documents with you before you remove contingencies.
The umbrella term Greater Toluca Lake covers several distinct pockets: Toluca Lake proper, Toluca Woods, Toluca Terrace, and West Toluca Lake. Each has its own character and price level, and the differences are worth understanding before you commit.
West Toluca Lake sits in ZIP code 91602 and, per US Census figures, holds about 1,447 residents. It is a quiet, tree-lined, residential pocket popular with people who work in the studios. Worth knowing: residents coined the name in 1996, and the area does not actually border the lake, so a West Toluca Lake address is about setting and access rather than lakefront. It assigns to Rio Vista Elementary and Walter Reed Middle within LAUSD.
Buyers who want detached property rather than an attached condo should look at Toluca Lake luxury homes, which range from Spanish-style villas to larger estates on the quiet interior streets, some with views toward the Santa Monica Mountains. At the most private end of the market, Toluca Lake gated homes include secured communities with car and pedestrian gate access. Lakeside Villas, for example, is a boutique gated group of 10 luxury homes on the eastern edge of the neighborhood, slated for completion in 2024. If you are weighing a condo against a gated single-family home, we can walk you through the cost and lifestyle differences directly.
Greater Toluca Lake carries a Walk Score of 72, which Redfin classifies as fairly walkable, and much of that walkability concentrates along Riverside Drive. A Trader Joe’s sits at 10130 Riverside Drive, and the commercial strip includes long-running spots like Paty’s and the landmark Bob’s Big Boy in nearby Burbank. For a condo owner, that matters: you can handle daily errands on foot, which is uncommon for the San Fernando Valley.
The overall feel is residential and low-key rather than nightlife-driven. People describe it as a small-town pocket inside a major metro, with mature trees and quiet streets. If you want a dense, high-energy scene, this is not it. If you want to walk to coffee and groceries and drive five minutes to a studio lot, it fits well.
Toluca Lake falls within the Los Angeles Unified School District. Assigned schools in and around the neighborhood include Toluca Lake Elementary at 4840 Cahuenga Boulevard, Rio Vista Elementary, Walter Reed Middle School at 4525 Irvine Avenue, and North Hollywood High School. Attendance boundaries in LAUSD are drawn by address and are periodically revised, so confirm the exact assignment for any specific unit before you rely on it. We will pull the current boundary for any address you are considering.
Location is the core reason to buy here, and the commute math backs it up. The neighborhood sits near the interchange of the 134 and the 101, with the 5 close by, which opens routes to Burbank, Glendale, Hollywood, and the wider Valley. For studio employees at Warner Bros., Disney, Universal, NBC, and ABC, several of those lots are within a short drive or, from some blocks, a walk. Hollywood Burbank Airport is also nearby, which is a genuine advantage for anyone who travels often for work.
The trade-off is traffic. Proximity to the studios and the freeways means the surrounding arterials get busy at peak hours. A quiet interior street can still sit a block from a congested corridor, so we recommend visiting a prospective condo at rush hour, not just midday.
It depends on the address and the price, and it applies to the portion of Toluca Lake inside the City of Los Angeles. Measure ULA, the city transfer tax voters approved in 2022, is paid by the seller on the full sale price once a property crosses a threshold. For transactions closing after June 30, 2026, the thresholds are $5,400,000 at a 4 percent rate and $10,900,000 at a 5.5 percent rate, per the Los Angeles Office of Finance, and that is on top of the existing combined city and county documentary transfer taxes of roughly 0.56 percent.
For most Toluca Lake condo buyers, this is not a direct concern, because condo prices here sit well below the ULA threshold. It matters more at the high end of the detached and gated market, and it matters to sellers. If your address is on the Burbank side of the line, Measure ULA does not apply at all, which is one more reason to confirm jurisdiction early. We will tell you which side of the line a property sits on before you write an offer.
The honest version: you gain location and give up control. A condo in Toluca Lake buys you studio proximity, walkability, and a lower price than a house, plus shared amenities you do not maintain yourself. In exchange, you accept HOA rules, monthly dues, and exposure to special assessments, and in a small building those assessments land harder per owner. Inventory is also thin, so you may wait for the right unit rather than choose from many at once. None of that is a reason to avoid the market. It is a reason to underwrite the specific building carefully, which is the work we do with you.
Both. The neighborhood straddles the boundary, with part inside the City of Los Angeles and part in the City of Burbank. The exact jurisdiction of a given address affects transfer taxes and city services, so confirm it before making an offer.
Condos sit at the more accessible end of the local market, below the overall Toluca Lake average home value of $1,439,010 recorded by Zillow as of June 30, 2026. Price varies significantly by building, floor, size, and HOA health, so the last few comparable condo sales are a better guide than any single average.
No. The condo stock is generally small and low-rise. Toluca Lakeside on Riverside Drive, for instance, is a four-story building with 12 units. Expect boutique buildings rather than large towers.
No. Residents coined the West Toluca Lake name in 1996, and the area does not border the lake. The namesake lake is part of a gated community and is accessible only to those residents.
The area is served by LAUSD, with schools including Toluca Lake Elementary, Rio Vista Elementary, Walter Reed Middle, and North Hollywood High. Boundaries are set by address and change periodically, so verify the assignment for a specific unit.
Read the full Civil Code section 4525 disclosure package: governing documents, current budget, reserve study, assessment history, pending litigation, and the SB 326 inspection report now required as of January 1, 2026. Pay particular attention to the percent-funded reserve figure, which signals whether a special assessment is likely.
Both are realistic depending on the block. Warner Bros., Disney, Universal, NBC, and ABC are all within a short drive, and some addresses are within walking distance of the lots along Riverside Drive.
We represent buyers and sellers across Toluca Lake and the surrounding studio-adjacent Valley. For condo buyers, that means more than sending listings. We confirm which jurisdiction an address sits in, pull the current school assignment, and read the HOA disclosure package with you, including the reserve study and inspection reports, before you remove contingencies. For sellers, we position the property against the current comparable sales and flag any Measure ULA exposure up front.
Toluca Lake inventory is limited, so timing and access matter. If you want to be told when the right condo comes up, or you want a candid read on a building you are already considering, contact The Knight Group and we will get to work.
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