Dumetz Hills is a hillside neighborhood in Woodland Hills with about 858 residences, located south of the 101 freeway and east of Topanga Canyon Boulevard at the foothills of the Santa Monica Mountains. The neighborhood is known for its hilly terrain, view homes, and a mix of mid-century and modern architecture.
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The earliest homes in Dumetz Hills were built in 1923, and the neighborhood has grown since then to include a mix of mid-century homes and more modern construction that takes advantage of the hillside topography. Home sizes range from about 676 to 7,177 square feet, with an overall average around 2,062 square feet, and a typical property is a 3-bedroom, 3-bathroom home.
Streets like Dumetz Road wind through the hillside, with homes positioned to take advantage of views across the western San Fernando Valley. The neighborhood sits just minutes from the beaches and the Pacific Ocean via Topanga Canyon, and its position at the foothills of the Santa Monica Mountains makes it popular with working families looking for a hillside setting close to valley amenities (source: Redfin, realtordavid.com, Nextdoor).
Homes in this area of Woodland Hills 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 Woodland Hills 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.
gated communities and newer planned developments carry HOA fees; older Ranch-style neighborhoods typically are non-HOA 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 Woodland Hills 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 Woodland Hills 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.
Dumetz Hills is the residential neighborhood clustered around Dumetz Road in the northern Woodland Hills foothills — the transitional zone where the flat Woodland Hills residential grid gives way to the hillside terrain that eventually climbs to the Santa Monica Mountains ridgeline. The Dumetz Road corridor and the surrounding residential streets occupy the first hillside tier, delivering partial valley views from the upper addresses and the foothill proximity that the outdoor recreation buyer values for the immediate access to the mountain trail system that the northern Woodland Hills hillside creates. The residential character transitions from the flat-lot ranch homes of the lower Dumetz Hills area to the hillside construction of the upper section, where the terrain creates the grade changes, the retaining walls, and the view-oriented site designs that hillside residential development requires. The neighborhood’s proximity to the Pierce College campus and the Woodland Hills Recreation Center provides the recreational infrastructure access that the Dumetz Hills residential community uses as its primary outdoor activity resource alongside the mountain trail access that the hillside perimeter creates.
Dumetz Hills’ northern Woodland Hills position creates the Warner Center commute access that the flat-area Woodland Hills neighborhoods also share — the 5-10 minute drive south on Topanga Canyon Boulevard or Owensmouth Avenue to the Warner Center’s office towers creates the live-near-work option for the Warner Center employee. The employer roster at Warner Center (the Anthem corporate campus, the financial and professional services tenants, and the media companies that Warner Center’s commercial infrastructure hosts) creates the white-collar employment cluster that sustains the Dumetz Hills residential demand from the professional-class buyer who wants the western SFV lifestyle at the Warner Center employment proximity. The foothills trail access that the northern Woodland Hills position creates — the Santa Monica Mountains trail system accessible within 15-20 minutes from the Dumetz Hills residential streets — provides the outdoor recreation infrastructure that supplements the neighborhood’s commute access as the second defining lifestyle advantage of the Dumetz Hills position.
Fire Risk: Dumetz Hills sits at the foothills of the Santa Monica Mountains, an area with increased wildfire exposure compared to the flatland neighborhoods of Woodland Hills, and portions of the neighborhood fall within or near a Very High Fire Hazard Severity Zone under Cal Fire’s mapping. [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: The hillside terrain brings cooler evenings and more direct exposure to the marine layer than the valley floor, with wide views opening up across the western San Fernando Valley once the morning haze clears.
Getting Around: Dumetz Hills is located south of the 101 freeway and east of Topanga Canyon Boulevard, which provides a direct route toward the beaches and Pacific Coast Highway as well as access to the 101 for valley commutes.
Schools: [INSERT: confirm current LAUSD elementary, middle, and high school assignments for this address range along Dumetz Road and the surrounding hillside streets.]
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 Haynes Charter, Robert Frost Middle, and El Camino Real 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 101 Freeway, and De Soto Ave, with typical drive times of 25–50 minutes to Warner Center, Burbank, and Century City. 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 The Village at Westfield Topanga, Ventura Blvd restaurant corridor, and Warner Center. 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 Topanga State Park, the Nash Bridges filming locations, and Westfield Topanga. 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, Woodland Hills citywide has a median sale price around $1,340,000, up 6.3% year over year, or about $614 per square foot (down 1.8% year over year), with a median list price around $1,470,000, or about $640 per square foot. About 223 homes were on the market with 67 recently sold, homes typically going pending in around 53 days at about 99.8% of list price, buyers averaging roughly four offers per home, and a typical down payment around 17.0% (source: Redfin).
Recent Sales and Inventory: Dumetz Hills homes have sold from around $535,000 to over $1,700,000, with home sizes ranging from about 676 to 7,177 square feet and an overall average around 2,062 square feet, giving the neighborhood a wide spread that includes both smaller condos and larger hillside view homes.
Price Trends: View homes positioned to take advantage of Dumetz Hills’ hillside terrain have continued to sell toward the upper end of the neighborhood’s range, while smaller or interior-lot properties closer to the 101 freeway tend to price nearer the lower end.
Active listings in this area of Woodland Hills 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 families seeking larger lots, Warner Center professionals, and buyers priced out of Studio City and Encino. 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 Woodland Hills offers more square footage per dollar than most Valley markets, attracting value-driven buyers. 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.
Woodland Hills is the western SFV’s most diverse housing market by price tier: the Warner Center high-rise condo zone trades $450K-$850K; the south-of-Ventura flat residential grid trades $1.0M-$1.8M for single-family; and the north-of-Ventura hillside estates command $2.0M-$5.5M+ for the view properties above the boulevard. The Warner Center employment hub (home to major employers including Warner Bros. Games, Anthem Blue Cross, and the many commercial office tenants in the WB Building and adjacent towers) creates a walk-or-bike-to-work buyer profile from the adjacent residential neighborhoods that few SFV communities can match. The Ventura Boulevard commercial corridor provides the retail and dining infrastructure; the US-101 freeway access at multiple Woodland Hills interchanges connects the western SFV to Downtown (30-35 minutes), the Westside via the 405 interchange at Calabasas (20-25 minutes), and the Conejo Valley employment corridor to the west. Woodland Hills’ appreciation over the past decade has outpaced the broader SFV average due to the Warner Center employment growth and the continued investment in the western boulevard commercial corridor.
Where is Dumetz Hills located?
Dumetz Hills is a hillside neighborhood in Woodland Hills, located south of the 101 freeway and east of Topanga Canyon Boulevard at the foothills of the Santa Monica Mountains.
What types of homes are in Dumetz Hills?
The neighborhood has a mix of mid-century and modern homes, with the earliest dating to 1923, and home sizes ranging from about 676 to 7,177 square feet.
What is the price range for homes in Dumetz Hills?
Homes in Dumetz Hills have sold from around $535,000 to over $1,700,000, depending on lot position, view, and size.
Competition varies significantly by price point and condition. Turnkey single-family homes in desirable pockets of Woodland Hills 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.
Woodland Hills has demonstrated consistent appreciation over the past decade, supported by Woodland Hills offers more square footage per dollar than most Valley markets, attracting value-driven buyers. 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 Woodland Hills — 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 Woodland Hills 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.
Woodland Hills 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.
Dumetz Hills’ foothill position provides access to the Santa Monica Mountains hiking trail network — the Calabasas Peak, Stunt Road, and Cold Creek Preserve trail systems are accessible within 15-20 minutes from Dumetz Hills. The Pierce College campus perimeter trails and the Woodland Hills Recreation Center park system are walkable from many Dumetz Hills addresses. The combination of nearby mountain trails and park-adjacent open space makes Dumetz Hills one of the better outdoor recreation access points within the Woodland Hills residential market.
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