Sherman Oaks
Sherman Oaks sits where the 101 meets the 405, with tree lined flats on the grid and hillside streets climbing toward Mulholland. Here is what the housing stock looks like, what it costs, and how fast it moves.
The housing stock
The flats on both sides of Ventura Boulevard run on a regular street grid, planted with mature trees that shade the sidewalks. Most of the houses there are traditional and ranch style homes built in the 1940s and 1950s on standard lots, mixed in with newer construction and a wide range of condominium and townhome buildings, especially close to Ventura Boulevard and near the 101/405 interchange. Sherman Oaks carries one of the deepest condo and townhome benches in the south Valley.
Climb north toward Mulholland Drive, through streets like Royal Oaks and Longridge, and the lots get larger and less uniform. Homes there range from midcentury houses to newer, larger construction built to take advantage of the grade and the views.
The numbers
Closings here, refreshed monthly, so you are reading this market, not last year's. These numbers come from 24 months of real closings in Sherman Oaks. Zillow shows national averages.
Live market numbers are updating. Call Kurt for today's picture.
What your money buys
Each price band below shows what actually closed in Sherman Oaks at that budget over the last 24 months, from bedrooms and square footage to whether the home carried an HOA fee. Bands with too few closings to be honest are left off rather than guessed at.
How fast homes move
The days on market a home carries tells you how much competition you are walking into. The chart below shows how the last 24 months of closings in Sherman Oaks actually broke down.
Getting around
Sherman Oaks sits right at the interchange of the 101 (Ventura Freeway) and the 405 (San Diego Freeway), one of the busiest interchanges in the country. That location cuts both ways: you are close to everything, and the interchange itself backs up hard at peak hours. Beverly Glen Boulevard is a canyon shortcut over the hill toward the Westside for drivers who know it.
Rough drive times off-peak: Downtown LA runs about 20 to 25 minutes east on the 101. The Westside and Santa Monica run about 20 minutes south on the 405 over the Sepulveda Pass. Burbank is about 10 to 15 minutes east on the 101. All of these stretch considerably during rush hour, same as anywhere else near the interchange.
Parks and daily life
Ventura Boulevard is the commercial spine of Sherman Oaks, running the length of the neighborhood with shops, restaurants, and services. Sherman Oaks Park has sports courts and open lawn for a quick stop close to home. Fryman Canyon Park, up in the hills off Iredell Street, is a well known trailhead into the Santa Monica Mountains, with paths that connect to Wilacre Park below it.