Los Angeles Real Estate Blog & Market Updates

The San Fernando Valley housing market had 675 houses for sale across Calabasas, Woodland Hills, Tarzana, Encino, and Sherman Oaks on October 19, 2026, down from 713 a week earlier. At the same time, 26% to 36% of the active listings in those communities show an asking-price reduction. Well-priced homes are going into escrow, while overpriced homes are sitting and adjusting.

If you are comparing Tarzana vs. Encino vs. Woodland Hills, the right neighborhood depends on your budget, lifestyle, and what kind of daily life you want. Tarzana is the smallest and most walkable of the three, with a strong south-of-Ventura premium. Encino carries the most prestige, the highest price points, and has been appreciating the fastest of the three over the past two years. Woodland Hills is the largest, offers the most inventory and the lowest entry point for sing

Before you write an offer, or right after you fall for a house, spend real time in the neighborhood around it. Drive the school route, shop the grocery store, grab coffee, and walk the block, because lifestyle fit in the San Fernando Valley or on the Westside matters as much as the floor plan.

California's FAIR Plan is raising residential insurance rates by an average of 29.1% starting October 15, 2026, but that number is a statewide average, not what any one homeowner will pay. In San Fernando Valley communities like Tarzana, Encino, Sherman Oaks, Studio City, Woodland Hills, and Calabasas, the real difference comes down to whether a home sits in the flats or climbs into the hills, with hillside and canyon-adjacent properties facing the steepest increases.