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With 21 years of experience and more than $330 million in closed transactions, Todd Jones — ranked in the top 1.5% of REALTORS® nationwide and a Certified Residential Specialist (CRS) — has guided hundreds of families through the Sherman Oaks market. If you're thinking about buying or selling in this San Fernando Valley gem, the numbers right now tell a story worth understanding before you make a move.
Sherman Oaks at a Glance: Mid-2026 Market Data
The Sherman Oaks housing market entered summer 2026 in a state of measured equilibrium — not the frenzied seller's market of 2021–2022, but far from a buyer's bonanza either.
Key stats as of June 30, 2026 (Zillow):
• Typical home value: $1,348,248 (+2.2% year-over-year)
• Median sale price: $1,366,500 (May 2026)
• Median list price: $1,580,167
• Median days to pending: 32 days
• For-sale inventory: 302 active listings
• New listings (June): 81
• Median sale-to-list ratio: 0.988
• Homes sold over asking: 26.8%
• Homes sold under asking: 59.3%
The spread between list price ($1.58M) and median sale price ($1.37M) is the market's most telling signal: buyers have real negotiating room, but only if they pick the right properties. The 26.8% of homes that close over asking tend to be move-in-ready, well-priced, and in the most desirable blocks. The 59.3% that close under asking are usually overpriced on day one — often sitting 45–60 days before sellers capitulate.
At 32 days to pending, Sherman Oaks moves considerably faster than many San Fernando Valley submarkets. Inventory at 302 homes represents roughly 3.7 months of supply — enough to give buyers options without handing them all the leverage.
Why Buyers Are Still Choosing Sherman Oaks in 2026
Sherman Oaks occupies a rare position in the Los Angeles real estate landscape: it offers the space and lifestyle of a suburban neighborhood with 15-minute freeway access to three of the city's biggest employment corridors — Burbank/Studio Row, Century City, and Downtown LA via the 101 and 405.
Location and connectivity. The neighborhood sits between Ventura Boulevard to the north and the 101 Freeway to the south. Van Nuys Boulevard forms its eastern spine. The 405 cuts through the western edge, making trips to the Westside genuinely manageable. For commuters, this is one of the Valley's best-positioned zip codes — 91403, 91401, and 91411 are the three that dominate listings.
Ventura Boulevard lifestyle. Ventura Blvd through Sherman Oaks has undergone significant reinvention over the past five years. The stretch between Woodman Ave and Van Nuys Blvd now anchors a walkable retail and dining corridor with independent restaurants, wine bars, coffee shops, and boutiques that rival neighborhoods at two or three times the price point. Weekly Farmers Market presence and proximity to the Sherman Oaks Galleria add convenience that buyers notice.
Metro and transit expansion. The East San Fernando Valley Light Rail Transit Project — currently under construction — will bring Metro service directly through the Van Nuys Blvd corridor when it opens, projected for 2028. Properties within a half-mile of planned stations are already seeing pricing premiums from investors and long-term buyers betting on the transit uplift effect seen in Culver City and Pasadena after their lines opened.
Price per square foot. Sherman Oaks single-family homes in 2026 average approximately $750–$850 per square foot for updated properties, compared to $1,200–$1,500+ per square foot for comparable homes in Brentwood or Beverly Hills. For buyers who want quality construction, mature tree-lined streets, and an A-list school option without crossing the $2M threshold, Sherman Oaks delivers.
Schools Serving Sherman Oaks
School quality is consistently the top question Todd hears from buyers with children. Sherman Oaks is served by the Los Angeles Unified School District (LAUSD), with a mix of neighborhood schools, magnet programs, and private options.
Public schools:
• Sherman Oaks Center for Enriched Studies (SOCES) — One of LAUSD's flagship magnet schools, SOCES draws gifted students from across the Valley. Acceptance is competitive and requires LAUSD magnet application, but it consistently ranks among the top public middle/high school pathways in Los Angeles.
• Kester Avenue Elementary — A neighborhood-attendance school in the 91403 zip code serving grades K–5. Strong parental involvement; after-school enrichment programs are well-regarded.
• Van Nuys High School — The primary zoned high school for much of Sherman Oaks, with both standard and magnet programs including a strong performing arts pathway.
Private and independent options:
Within a 3-mile radius, buyers will find Harvard-Westlake (upper school in Studio City), Buckley School (Sherman Oaks), and Notre Dame High School (Sherman Oaks). Buckley, at 3900 Stansbury Ave, is arguably the most convenient private option for families living in central Sherman Oaks.
Buyers' note: Always verify your specific property's school assignment directly with LAUSD before purchasing. Zone boundaries are address-specific and can differ street by street.
What's Selling and What's Sitting
Sherman Oaks has clear property tiers in mid-2026, and understanding them prevents costly mistakes — whether you're buying or pricing a sale.
What sells fast (under 21 days):
• Single-family homes 3BR/2BA+, 1,600–2,200 sq ft, south of Ventura Blvd
• Updated kitchens and primary baths — buyers will pay a $75,000–$125,000 premium for a move-in-ready kitchen in this market
• Homes priced within 2% of true market value from day one
• Properties with ADUs (Accessory Dwelling Units) — the rental income offset on a $1.4M purchase now moves deals for buyers who might otherwise be priced out
What sits (45–90+ days):
• Original-condition homes listed at updated-condition prices
• Properties adjacent to the 101 or 405 freeway (noise and air quality concerns drive buyers toward the quieter interior streets)
• Overpriced condos in the 91401 zip — the condo market in Sherman Oaks has softened more than the single-family segment, with some complexes seeing asking-price reductions of 8–12%
The ADU factor. Sherman Oaks has seen a surge in ADU construction since California streamlined permitting in 2020. An estimated 15–20% of active single-family listings now include a permitted ADU or Junior ADU. For buyers, this can mean $2,000–$3,500/month in rental income that offsets a significant portion of carrying costs at current mortgage rates.
Buyer Strategy for Sherman Oaks in Summer 2026
The 32-day median-days-to-pending number can mislead buyers into thinking they have time. They do — on some homes. Not on others.
Get pre-approved before you tour. Sherman Oaks buyers competing for move-in-ready homes south of Ventura Blvd need fully underwritten pre-approvals, not pre-qualification letters. Sellers and listing agents can tell the difference, and in a competitive situation, a TBD underwrite from a local lender beats a pre-qual from an online lender every time.
Make your first offer count. With 26.8% of homes selling over asking, the instinct to lowball is dangerous on the right properties. Todd's approach: run a tight comparative market analysis (CMA) on the 6–8 closest comps, identify the home's true value, and come in at or slightly above if the property checks all boxes. Leaving $30,000 on the table in an attempt to "negotiate" risks losing a home that meets 95% of your criteria.
Negotiate on the sitting inventory. The 59.3% of homes selling below asking represent real opportunity — but only if the home is genuinely worth buying at a discount, not just cheap. A $1.35M home with deferred maintenance, an awkward floor plan, and freeway noise isn't a deal at $1.2M. It's a trap. Todd's team inspects everything before writing.
Target specific streets. In Sherman Oaks, a few blocks make a significant difference. Longridge Ave, Kester Ave, and the blocks between Dickens St and Moorpark St south of Ventura Blvd consistently command premiums. The streets north of Ventura toward Moorpark (the flats) trade at slight discounts — lower land values but still strong fundamentals.
Seller Strategy for Sherman Oaks in Summer 2026
If you own in Sherman Oaks and are considering selling in the next 6–12 months, the window between now and early fall 2026 is favorable. Here's why:
Inventory is manageable. At 302 active listings, supply is meaningfully below the 450–500 listings that would tip the market into clear buyer's-market territory. Your competition is real but not overwhelming.
Buyer demand is steady. Interest rates hovering near 6.5–7% have filtered out speculative buyers, but the pool of qualified, motivated buyers — relocating executives, dual-income households, upsizing families — remains deep in Sherman Oaks. These buyers have been pre-approved and are serious.
Price it right the first time. The data is unambiguous: homes in Sherman Oaks that sit beyond 30 days begin losing value through price reductions and the perception of "something wrong." Homes priced at true market value from day one close faster and net sellers more money than homes that start high and chase the market down.
Invest selectively before listing. Todd's pre-listing recommendation for most Sherman Oaks sellers: $15,000–$30,000 spent on fresh interior paint, refinished hardwood floors, updated light fixtures, and professional landscaping returns $2–$3 for every $1 spent in buyer perception — and speeds time to close.
Frequently Asked Questions About Sherman Oaks Real Estate
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"text": "Both. As of May 2026, 26.8% of Sherman Oaks homes sold above list price, while 59.3% sold below list price. The median sale-to-list ratio is 0.988, meaning the average home closes at about 1.2% below asking. The best-positioned, move-in-ready homes still attract multiple offers and sell above asking; overpriced homes require reductions and negotiate lower."
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"text": "Sherman Oaks buyers consistently target homes south of Ventura Boulevard on streets including Longridge Ave, Kester Ave, and the Dickens-to-Moorpark corridor. These blocks command a premium for their walkability to Ventura Blvd dining, quiet tree-lined streets, and proximity to the Sherman Oaks Recreation Center. The 91403 zip code is the most sought-after, followed by 91401."
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Work With Todd Jones: Sherman Oaks' Proven Market Specialist
The Sherman Oaks market rewards preparation, local knowledge, and precise pricing. After 21 years working this specific geography and more than $330 million in closed transactions, Todd Jones has developed the street-level insight that generic algorithms can't replicate.
Whether you're buying your first home in the 91403, selling a property you've held for 15 years, or evaluating an investment opportunity with an ADU play, Todd's team delivers:
• Hyper-local CMAs based on actual neighborhood comps — not zip-code averages
• Pre-listing prep guidance that typically returns $2–3 per dollar invested
• Negotiation strategy built on 21 years of reading Sherman Oaks buyer psychology
• Full-service coordination from first showing through COE, including title, escrow, and lender relationships that keep transactions on track
Call or text: (310) 882-5565
Email: todd@toddjoneshomes.com
Web: toddjonesrealtor.com
Todd Jones | DRE #01481426 | Todd Jones Real Estate
Equal Housing Opportunity
Market data sourced from Zillow (June 2026). All figures are approximate and subject to change. Past performance is not a guarantee of future results. This article is for informational purposes only and does not constitute legal or financial advice.
