Sherman Oaks Real Estate in 2026: Homes, Prices & What Buyers Should Know

A data-driven look at Sherman Oaks home prices, condos, ZIP code differences, market speed, negotiation trends, and what buyers and sellers should know right now.

Sherman Oaks Real Estate Market Snapshot: 2026 at a Glance

First, here is the big picture. Across all 596 closed sales, the overall median sale price was $1,460,000. That number, however, blends two very different markets, so it helps to separate them:

• Single-family homes (426 sales): median sale price of $1,688,000, or about $814 per square foot, with a median size of roughly 2,200 square feet
• Condos and townhomes (170 sales): median sale price of $655,000, or about $498 per square foot, with a median size of roughly 1,360 square feet
• Median days on market: 23 days for houses and about 30 days for condos
• Sale-to-list price ratio: 99% for both property types

In other words, Sherman Oaks is balanced but still competitive. Well-priced homes go under contract in about three weeks, while overpriced listings sit and eventually negotiate. As a result, pricing strategy matters more than ever on both sides of the deal.

For wider context, my San Fernando Valley market update for August 2026 shows how Sherman Oaks compares with the rest of the Valley.

Sherman Oaks Home Prices by ZIP Code

Sherman Oaks is not one uniform market. Because the city label covers four ZIP codes in the MLS, the median single-family price swings by roughly $700,000 depending on where you land:

91403 and 91423 hold most of the classic Sherman Oaks inventory, including the hillside streets south of Ventura Boulevard and the tree-lined flats between the Boulevard and the 101. Consequently, these two ZIP codes carry the highest prices and the largest homes, with median sizes of about 2,400 to 2,600 square feet.

91401 and 91411, on the other hand, cover the Sherman Oaks pockets north of the 101 that share ZIP codes with Van Nuys. Homes here tend to be smaller, older ranch-style houses on flat lots. Therefore, they sell faster, with a median of just 17 days in 91411, since they represent the most accessible entry point into a Sherman Oaks address.

Interestingly, price per square foot is nearly identical across 91401, 91403, and 91423 (roughly $806 to $834). In practice, that means the price gap between ZIP codes is driven mostly by home size and lot, not by a steep premium on location alone.

Thinking about selling in Sherman Oaks?

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Single-Family Homes in Sherman Oaks: What Your Budget Buys

For most buyers, the key question is simple: what does my budget actually get me? Here is how the 426 single-family sales broke down by price range over the last 12 months:

• Under $1 million: 16 sales (about 4%) — typically small two-bedroom homes or properties needing major work
• $1 million to $1.5 million: 131 sales (31%) — the entry point for a standard three-bedroom house
• $1.5 million to $2 million: 128 sales (30%) — updated three- and four-bedroom homes in the flats
• $2 million to $3 million: 86 sales (20%) — larger remodeled homes, often south of the Boulevard
• $3 million to $5 million: 56 sales (13%) — hillside and view properties, new construction
• $5 million and above: 9 sales (2%) — estate properties, with the top sale closing at about $10.3 million

Similarly, bedroom count tracks closely with price. The median two-bedroom house sold for $1,200,000, a three-bedroom for $1,500,000, a four-bedroom for $2,060,000, and a five-bedroom for roughly $3,000,000. Additionally, about 55% of houses that sold had a private pool, which is a big part of the Sherman Oaks lifestyle.

If you are running the numbers on a purchase in this range, my guide on how much house you can afford in Los Angeles walks through income, down payment, and monthly payment scenarios. Also keep in mind that most Sherman Oaks houses exceed conforming loan limits, so review the current conforming and jumbo loan limits for LA County before you start touring.

Sherman Oaks Condos and Townhomes: The Entry Point

For buyers who want the Sherman Oaks lifestyle without a $1.5 million-plus price tag, condos and townhomes are the answer. Most of this inventory is concentrated along the busy condo corridors near Moorpark Street, Hazeltine Avenue, Dickens Street, and Riverside Drive, within easy reach of Ventura Boulevard.

Here is what the 170 attached sales looked like:

• Condos: 136 sales at a median of $625,000
• Townhomes: 34 sales at a median of $777,500
• By size: one-bedroom units sold for a median of $450,000, two-bedrooms for $635,000, and three-bedrooms for about $791,000
• Price range: 58% of attached sales closed between $500,000 and $750,000

Notably, the condo market gives buyers more leverage than the house market. Median days on market ran about 30 days, 18% of condos sat for more than 90 days, and roughly one-third sold below asking. As a result, condo buyers in Sherman Oaks can often negotiate on price, credits, or both, especially for older units with higher HOA dues.

How Competitive Is the Sherman Oaks Housing Market?

Although Sherman Oaks remains desirable, 2026 is not the bidding-war market of a few years ago. Instead, the data points to a market where the right home still moves fast while everything else negotiates.

For single-family homes:

• 60% sold within 30 days of listing
• 18% sold above asking price
• 37% sold below asking price
• 29% included seller-paid concessions, with a median credit of $37,500
• 25% had at least one price reduction before selling

For condos and townhomes, concessions were even more common. In fact, about 45% of attached sales included a seller credit, with a median of roughly $17,000.

Meanwhile, the timing within the year mattered less than you might expect. Single-family homes that closed from April through September sold for a median of $1,699,000, compared with $1,685,000 from October through March. Put simply, prices held steady rather than surging or falling. Quarterly medians did peak during spring (about $1,872,000 in Q2 2026) before easing into summer as the mix shifted toward smaller homes.

Financing costs are also part of the picture this fall. For a full breakdown, see what the September 2026 Fed decision means for LA and Ventura County buyers.

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Living in Sherman Oaks: Neighborhoods, Commute & Lifestyle

Beyond the numbers, buyers choose Sherman Oaks for its location and lifestyle. Here is what stands out:

Ventura Boulevard. The Boulevard is the heart of Sherman Oaks, lined with restaurants, coffee shops, fitness studios, and local businesses. For many buyers, living within walking distance of Ventura Boulevard is the top priority, and homes in that zone command a premium.

South of the Boulevard. The hillside neighborhoods south of Ventura Boulevard offer larger lots, canyon views, and quick access to Mulholland Drive. These streets generally carry the highest prices in Sherman Oaks. However, hillside buyers should budget for extra due diligence on grading, retaining walls, and fire and earthquake insurance.

The flats. Between the Boulevard and the 101, you will find the classic Sherman Oaks grid of 1940s and 1950s ranch homes, many of them remodeled or expanded. This area balances walkability, lot size, and price.

Shopping and amenities. Westfield Fashion Square and the Sherman Oaks Galleria anchor the local shopping scene. Additionally, Van Nuys Sherman Oaks Park offers ball fields, a recreation center, and a public pool.

Commute. Sherman Oaks sits at the interchange of the 101 and the 405. Consequently, it is one of the most central locations in the Valley for reaching Century City, Santa Monica, Burbank, Hollywood, and the Conejo Valley.

Schools. Sherman Oaks is served by LAUSD, including several well-regarded charter elementary schools and Millikan Middle School. The area is also home to respected private schools such as Notre Dame High School and The Buckley School. Always verify school boundaries for a specific address before you buy.

If you are still comparing areas, my guide to the best neighborhoods in Los Angeles County puts Sherman Oaks side by side with other top options. For a look at more urban LA markets, see my Koreatown real estate guide.

What Buyers Should Know Before Buying Sherman Oaks Real Estate

Before you make an offer on Sherman Oaks real estate, keep these practical points in mind:

1. Get pre-approved for the right loan. Since the median house price is well above conforming limits, many buyers will need a jumbo loan. Therefore, get a lender involved early.
2. Price the specific home, not the ZIP code. Because price per square foot is similar across most of Sherman Oaks, size, lot, condition, and street are what really set value.
3. Ask for credits when the data supports it. With nearly 30% of houses and 45% of condos closing with seller concessions, requesting a credit is reasonable, especially on homes with 30+ days on market.
4. Budget for insurance. Hillside homes may face higher fire insurance costs. In addition, earthquake coverage is worth pricing for any older home.
5. Check permits and zoning. Many Sherman Oaks homes have been expanded over the decades. Before closing, confirm permits and zoning through the City of Los Angeles ZIMAS property lookup.
6. Move quickly on the right home. Although concessions are common, the best-priced homes still sell in two to three weeks, so have your financing ready.

For statewide trends that shape local pricing, the California Association of REALTORS® market data is a useful reference.

Thinking of Selling Sherman Oaks Real Estate in 2026?

If you own a home in Sherman Oaks, the data offers a clear lesson: pricing is everything. Homes priced correctly from day one sold in about three weeks, often at or above asking. In contrast, homes that started too high usually ended up with price cuts, longer market times, and seller credits.

Furthermore, buyers in this market are well informed. They compare price per square foot, study recent sales, and walk away from homes that feel overpriced. As a result, a data-driven listing strategy is the best way to protect your equity.

Curious what your home would sell for today? Request a free home valuation and I will prepare a custom analysis using the latest Sherman Oaks sales.

Frequently Asked Questions About Buying in Sherman Oaks

Work With a Local Sherman Oaks Real Estate Expert

Buying or selling in Sherman Oaks takes more than a quick look at online estimates. You need someone who understands how prices shift from the hills to the flats, from 91403 to 91411, and from condos to single-family homes.

Ready to make your move? Contact Zac Wasserman at RE/MAX ONE — your local San Fernando Valley and Ventura County real estate expert — at zacsellsca.com/contact or call 805.212.9147. Whether you are buying your first condo or selling a hillside home, I will help you make a confident, data-driven decision.

About Zac Wasserman

Zac Wasserman, REALTOR®
RE/MAX ONE
CA DRE# 02210760

Phone: 805.212.9147
Office: 30699 Russell Ranch Rd #100, Westlake Village, CA 91362

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