Updated August 27, 2026
17 buildings, 349 units, $96.2M.
The largest San Fernando Valley submarket in this record.
| Year | Closings | Median per unit |
|---|---|---|
| 2012 | 1 | $138,750 (one sale) |
| 2013 | 4 | $192,417 |
| 2014 | 4 | $195,745 |
| 2015 | 1 | $485,588 (one sale) |
| 2016 | 1 | $255,000 (one sale) |
| 2017 | 1 | $402,222 (one sale) |
| 2019 | 1 | $236,875 (one sale) |
| 2020 | 1 | $300,000 (one sale) |
| 2021 | 1 | $296,875 (one sale) |
| 2024 | 1 | $272,500 (one sale) |
| 2026 | 1 | $336,111 (one sale) |
Eight of the seventeen closed in 2013 and 2014 — the recovery-years transaction wave, more concentrated here than in any other submarket covered. Years resting on a single sale are labeled as such rather than dressed up as a market reading.
| Building size | Closings | Median per unit | Range |
|---|---|---|---|
| 4–10 units | 5 | $255,000 | $191,500 – $300,000 |
| 11–25 units | 7 | $193,333 | $130,455 – $296,875 |
| 26–50 units | 5 | $336,111 | $191,489 – $485,588 |
Read this one carefully. Unlike almost every other submarket in this record, the larger band prices above the smaller one. That is a composition effect in a small sample, not a rule about big buildings — the reasoning is at the Sherman Oaks size effect runs backwards.
The median of $237,708 per unit blends two markets that a single boulevard separates.
South of Ventura Boulevard, toward the hills, the stock is newer, better located and priced accordingly. North of it, across the Valley floor, it is older and more ordinary. Both are Sherman Oaks; both carry the same regulatory frame; they are not the same product and they do not attract the same buyer.
An owner applying the submarket median to a specific building is averaging across that split. Start from your side of Ventura and your size band, then adjust.
Which side of Ventura. The largest single differentiator inside this submarket.
Rent position against the RSO cap. Sherman Oaks is City of Los Angeles and its older stock is pre-1978, so the Rent Stabilization Ordinance governs and buyers underwrite the capped trajectory rather than market rent.
The soft-story retrofit position, on the postwar walk-ups over open parking that make up most of the inventory.
Measure ULA, charged on gross price above the City threshold.
Seventeen buildings across a decade, from one desk's record rather than a market index, with no cap rates, rents or income figures because the archive does not hold them.
The full list is at the Sherman Oaks closing record in full.
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