This is the beginning of a series of articles I plan to write about neighboring cities and their real estate. I will analyze some of the key elements of the homes for sale in the cities and also publish a list of the properties that are “winners” of the lowest prices per square foot. Price per square foot is one of the parameters that people use to evaluate properties for sale, and to find real estate that are relatively good value. Therefore the top of this list are the real estate that represent the best value, in terms of being able to purchase the largest square footage (or real estate) per dollar that you spend.
This one parameter is obviously only one of many characteristics a home buyer should look at in the process of evaluating a property. It is also recommended that a prospective home buyer seeks a professional real estate agent help in identifying the true value of a property, because at the end of the day, analyses like this is crude and does not take into account of many other important elements of a property. However, these statistics are good barometers when comparing homes in a city, or comparing different cities.
This first article will cover Sherman Oaks real estate and Encino real estate, two neighboring cities along highway 101, separated by I-405, in the San Fernando Valley in Southern California.
In reviewing the Sherman Oaks property list, I selected only single family residences for the purpose of this report. The reasons I did that is to keep the analysis more uniform, otherwise the numbers may be skewed by the different types of properties. From the movoto.com website, there are 167 Sherman Oaks homes for sale that are single family properties where square footage information is available. I summarize the key characteristics below:
- Square Footage – minimum 816 sf, maximum 8,000 sf, median 2,569 sf
- Lot Size – minimum 3,794 sf, maximum 74,490 sf, median 6,995 sf
- Bedrooms – minimum 2, maximum 8, median 4
- Bathrooms – minimum 2, maximum 8, median 3
- Garage Spaces – minimum 0, maximum 4, median 2
- Days on Market – minimum 6 days, maximum 484 days, median 55 days
- Offered Price – minimum $599,950, maximum $4,850,000, median $1,244,500
- $/sf – minimum $285, maximum $1,156, median $481
- $/sf of lot size – minimum $31, maximum $434, median $140
- $/bedroom – minimum $141,667, maximum $808,333, median $329,000
The Encino property list is then evaluated from the movoto.com website. There are a total of 148 Encino homes for sale according to the website. The summary of the characteristics:
- Square Footage – minimum 752, maximum 17,000, median 2,720
- Lot Size – minimum 797, maximum 143,748, median 8,475
- Bedrooms – minimum 2, maximum 8, median 4
- Bathrooms – minimum 1, maximum 8, median 2
- Garage Spaces – minimum 0, maximum 6, median 2
- Days on Market – minimum 6, maximum 342, median 54
- Offered Price – minimum $299,900, maximum $9,900,000, median $1,192,000
- $/sf – minimum $276, maximum $1,680, median $473
- $/sf of Lot Size – minimum $44, maximum $841, median $119
- $/bedrooms – minimum $127,800, maximum $1,890,000, median $297,525
So in summary, the two cities have very similar characteristics, and affordability. We’ll review other cities in our next articles.
The top 100 properties in Sherman Oaks and their respective $/sf numbers are:
4715 Wortser, Sherman Oaks 285.39 3516 Dixie Pl, Sherman Oaks 286.35 13260 Magnolia BLVD, Sherman Oaks 331.9 5029 Lemona Ave, Sherman Oaks 335.85 4910 Fulton Ave, Sherman Oaks 339.16 5523 Ventura Ave, Sherman Oaks 342.24 4219 Sepulveda, Sherman Oaks 353.7415424 La Maida St, Sherman Oaks 358.69 4630 Vesper Ave, Sherman Oaks 358.72 4714 Saloma Ave, Sherman Oaks 367.5 14725 Addison, Sherman Oaks 367.58 13942 Albers, Sherman Oaks 367.97 13151 Chandler BLVD, Sherman Oaks 370.62 4060 Sumac Dr, Sherman Oaks 370.65 14706 Weddington St, Sherman Oaks 370.69 15114 La Maida St, Sherman Oaks 373.82 13126 Addison, Sherman Oaks 376.75 15072 Rayneta Dr, Sherman Oaks 377.71 5449 Costello Ave, Sherman Oaks 378.72 5037 Nagle Ave, Sherman Oaks 385.48 14709 Valleyheart Dr, Sherman Oaks 387.5 5224 Nagle Ave, Sherman Oaks 389.13 14349 Milbank St, Sherman Oaks 392.25 14653 Hesby St, Sherman Oaks 393.07 14715 Huston St, Sherman Oaks 394.98 14931 Hesby St, Sherman Oaks 400.56 3930 Ventura Ave, Sherman Oaks 400.56 14950 Hesby St, Sherman Oaks 402.5 4712 Tyrone Ave, Sherman Oaks 403.13 14030 Magnolia BLVD, Sherman Oaks 403.58 5057 Stern Ave, Sherman Oaks 403.68 14703 Huston St, Sherman Oaks 404.26 14712 Albers St, Sherman Oaks 404.56 4533 Tyrone Ave, Sherman Oaks 404.8 15510 Woodcrest Dr, Sherman Oaks 407.18 5417 Allott Ave, Sherman Oaks 407.62 13964 Morrison St, Sherman Oaks 408.31 4703 Wortser Ave, Sherman Oaks 408.35 14813 Addison, Sherman Oaks 408.86 4303 Beverly BLVD, Sherman Oaks 410.22 13458 Cumpston St, Sherman Oaks 414.95 3957 Pacheco Dr, Sherman Oaks 415.54 4513 Tyrone Ave, Sherman Oaks 420.18 4915 Fulton, Sherman Oaks 420.61 13122 Weddington St, Sherman Oaks 420.62 15227 Hartsook St, Sherman Oaks 421.8 14520 Greenleaf St, Sherman Oaks 422.38 4519 Tobias, Sherman Oaks 424.43 14739 Hesby St, Sherman Oaks 425.88 14656 Huston St, Sherman Oaks 426.19 5131 Nagle Ave, Sherman Oaks 427.38 4842 Tilden Ave, Sherman Oaks 428.25 4906 Fulton Ave, Sherman Oaks 428.61 5236 Fulton Ave, Sherman Oaks 432.78 13306 Magnolia BLVD, Sherman Oaks 433.12 3531 Alana Dr, Sherman Oaks 433.41 5502 Hazeltine Ave, Sherman Oaks 434.16 15471 Briarwood Dr, Sherman Oaks 434.62 13537 Morrison St, Sherman Oaks 436.61 14571 Greenleaf St, Sherman Oaks 437.56 15490 Briarwood Dr, Sherman Oaks 438.67 13952 Hartsook St, Sherman Oaks 443.05 4188 Knobhill Dr, Sherman Oaks 444.7 14559 La Maida St, Sherman Oaks 452.16 3914 Woodfield Dr, Sherman Oaks 452.21 5140 Vista Del Monte Ave, Sherman Oaks 452.38 5407 Noble, Sherman Oaks 453.01 4440 Sylmar Ave, Sherman Oaks 453.94 4166 Nagle Ave, Sherman Oaks 455.85 14335 Magnolia BLVD, Sherman Oaks 457.25 5124 Sunnyslope Ave, Sherman Oaks 459.68 5521 Noble Ave, Sherman Oaks 466.62 13609 Chandler BLVD, Sherman Oaks 467.65 13909 Peach St, Sherman Oaks 467.94 14859 Greenleaf, Sherman Oaks 468.44 4308 Sherman Oaks Ave, Sherman Oaks 472.56 5542 Sunnyslope, Sherman Oaks 472.94 5302 Leghorn, Sherman Oaks 473.14 13512 Addison St, Sherman Oaks 475.13 13106 Hesby St, Sherman Oaks 477.49 15689 Royal Rd, Sherman Oaks 477.74 15459 Dickens St, Sherman Oaks 477.78 13854 Valleyheart Dr, Sherman Oaks 480.74 3759 Royal Woods Dr, Sherman Oaks 480.77 13829 Chandler BLVD, Sherman Oaks 483.87 5501 Matilija Ave, Sherman Oaks 486.1 4635 Vesper Ave, Sherman Oaks 489.96 13222 Addison St, Sherman Oaks 491.13 4628 Ventura Ave, Sherman Oaks 495.28 5105 Fulton Ave, Sherman Oaks 495.89 14713 Mccormick St, Sherman Oaks 496.32 3500 Royal Woods Dr, Sherman Oaks 499.34 4226 Sepulveda BLVD, Sherman Oaks 500.59 15677 Royal Rd, Sherman Oaks 501.6 4310 Sunnyslope Ave, Sherman Oaks 503.56 14606 Sutton St, Sherman Oaks 505.3 5013 Ventura Ave, Sherman Oaks 508.73 14737 Tustin St, Sherman Oaks 515.52 5541 Matilija Ave, Sherman Oaks 515.54 4635 Noble Ave, Sherman Oaks 516.99
The top 100 properties in Encino and their respective $/sf numbers are:
5156 Gloria Ave, Encino $276.27 6311 Balcom Ave, Encino $283.85 5774 Bertrand Ave, Encino $292.50 5038 Lindley Ave, Encino $302.03 5460 White Oak Ave, Encino $302.93 17069 Oak Vw, Encino $310.53 4912 Haskell Ave, Encino $321.13 17429 Tarzana St, Encino $323.00 18004 Collins St, Encino $327.78 17351 Burbank, Encino $332.89 5000 Collett Ave, Encino $333.16 17031 Addison St, Encino $336.08 16501 Otsego St, Encino $339.17 6517 Hesperia Ave, Encino $339.35 4734 Yarmouth, Encino $340.80 5117 Otsego Ct, Encino $342.50 17639 Bromley St, Encino $349.44 4937 Aqueduct Ave, Encino $361.01 4933 Aqueduct Ave, Encino $361.01 4828 Densmore, Encino $368.24 17575 Bromley, Encino $372.48 4914 Petit Ave, Encino $375.24 5626 Lasaine Ave, Encino $377.63 17453 Burbank BLVD, Encino $380.59 5133 Newcastle Ave, Encino $383.55 4927 N Haskell Ave, Encino $384.86 17044 Oak Ct, Encino $386.11 5018 Woodley Ave, Encino $387.45 17012 Hartsook, Encino $387.57 5703 Babbitt Ave, Encino $389.07 17711 Royce, Encino $389.41 17718 Royce, Encino $391.64 15509 Hesby St, Encino $394.74 18042 Duncan, Encino $396.51 17615 Miranda St, Encino $398.96 18004 Bullock St, Encino $413.85 17560 Martha St, Encino $413.90 16651 La Maida St, Encino $415.28 17944 Lake Dr, Encino $418.36 17510 Collins St, Encino $419.43 17300 Oak Vw, Encino $424.45 17507 Burma St, Encino $428.87 5719 Bertrand Ave, Encino $429.31 16949 Strawberry Dr, Encino $429.68 5443 Encino Ave, Encino $429.70 16236 Mandalay Dr, Encino $430.74 5000 Rubio Ave, Encino $431.80 18054 Valley BLVD, Encino $431.93 5061 Gaviota Ave, Encino $433.70 17162 Strawberry Dr, Encino $434.88 5336 Forbes Ave, Encino $437.80 5545 Mclennan Ave, Encino $439.31 17415 Oak Ct, Encino $439.53 16502 Hartsook St, Encino $441.13 15560 Otsego St, Encino $441.20 17623 Burbank BLVD, Encino $446.35 17737 Alonzo Pl, Encino $446.81 5933 Encino Ave, Encino $448.11 4924 W Gloria Ave, Encino $448.49 5856 Jellico Ave, Encino $450.21 16010 Valley BLVD, Encino $451.60 5007 Haskell, Encino $451.85 4449 Gable Dr, Encino $452.81 5914 Wish Ave, Encino $453.04 17212 Bullock St, Encino $459.15 5761 Chicopee, Encino $460.01 5060 Hesperia Ave, Encino $462.93 5154 Gloria Ave, Encino $465.10 4338 Bergamo Dr, Encino $465.99 5752 Newcastle Ave, Encino $466.20 17507 Califa St, Encino $468.12 4908 Hesperia Ave, Encino $468.45 16969 Escalon Dr, Encino $469.57 16632 Chaplin Ave, Encino $472.52 17248 Luverne Pl, Encino $473.08 17227 Bullock St, Encino $475.51 5903 Texhoma Ave, Encino $482.29 4949 Genesta Ave #404, Encino $483.28 17950 Tiara, Encino $491.67 17513 Califa St, Encino $493.83 4092 Hayvenhurst Dr, Encino $494.12 6001 Texhoma Ave, Encino $496.09 5856 White Oak Ave, Encino $499.00 6385 Zelzah Ave, Encino $504.09 16125 Woodvale, Encino $505.15 17626 Delano, Encino $507.61 4911 Petit Ave, Encino $508.82 16757 Octavia Pl, Encino $510.92 17054 Empanada Pl, Encino $511.20 4511 Balboa Ave, Encino $513.58 4550 S Woodley Ave, Encino $518.38 4925 Enfield Ave, Encino $519.29 5652 Lasaine Ave, Encino $520.95 5960 Jamieson Ave, Encino $521.15 16953 Cotter Pl, Encino $522.12 4754 Zelzah Ave, Encino $523.58 17933 Burbank BLVD, Encino $524.16 4942 Petit Ave, Encino $524.25 16379 Mandalay Dr, Encino $526.66 17418 Tiara St, Encino $527.58
