Woodland Hills is an upscale southwest San Fernando Valley community spanning flatland family neighborhoods, hillside homes, and the high-rise Warner Center.
| Metric | Value |
|---|---|
| Median home price | $1,535,000 (site data) |
| Median days on market | ~27 days |
| List-to-sale ratio | 100.7% |
| Year-over-year change | +12.7% |
| Median price per sq ft | $639 |
| Population | ~67,000 (district est.) |
| County | Los Angeles |
| ZIP codes | 91364, 91367, 91371 |
| School district | Los Angeles Unified School District (LAUSD); El Camino Real Charter High, Taft Charter High, Hale Charter Academy |
| Tax authority | Los Angeles County Assessor |
Where it sits and overview
Woodland Hills is part of the San Fernando Valley in Los Angeles County. Woodland Hills sits at the southwest end of the Valley below the Santa Monica Mountains, beside Tarzana, Canoga Park, and West Hills, with Warner Center at its north end.
As a neighborhood of the City of Los Angeles, Woodland Hills taxes and records are administered through the Los Angeles County Assessor and the Los Angeles County tax collector.
Home types and price context
Woodland Hills ranges widely: established mid-century single-family neighborhoods, hillside and estate homes south toward the mountains, and high-rise condos and apartments at Warner Center.
Neighborhood character
Woodland Hills is one of the Valley's most varied communities, with flatland neighborhoods such as Walnut Acres and Vista de Oro, hillside homes rising toward the Santa Monica Mountains, and the high-rise Warner Center job and retail core at its north end. The area is served by several LAUSD charter high schools.
Schools
Woodland Hills is served by Los Angeles Unified School District (LAUSD); El Camino Real Charter High, Taft Charter High, Hale Charter Academy. School attendance is assigned by the home's exact address, not by community name, and boundaries can change — always verify the assigned schools for a specific Woodland Hills address with the district before relying on them.
Fire hazard and insurance
Parts of Woodland Hills, particularly the hillside and canyon areas, can fall within a CAL FIRE Very High Fire Hazard Severity Zone (VHFHSZ), while the flat areas generally do not. If you are considering a hillside home, confirm the parcel's status on the CAL FIRE hazard map and obtain a firm insurance quote during your contingency period, since insurability and premiums can affect both financing and value.
Mello-Roos and HOA
Most established Woodland Hills homes do not carry Mello-Roos (CFD) special taxes, since the area predates the special-tax districts common in newer master-planned construction. Some newer tracts, gated communities, or condos may carry a CFD or HOA dues; verify the specific parcel's tax bill and any HOA before writing an offer.
Commute and access
Woodland Hills is connected primarily by U.S. Route 101 (the Ventura Freeway) and State Route 27 (Topanga Canyon Boulevard). Drive times swing widely with the time of day, so the honest answer to “how long is the commute” is to test your specific route at the hour you would actually be driving it.
Buyer and seller considerations
For buyers
Before writing an offer in Woodland Hills, request the preliminary title report and the property-tax bill so you can see any Mello-Roos special tax and HOA dues separately from the base 1% ad valorem rate. Two similar-looking homes can carry very different monthly costs.
- Get pre-approved with payment scenarios that include any special tax, HOA, and realistic insurance — not just principal, interest, base tax, and a placeholder insurance figure.
- Confirm the school attendance area for the exact address.
- Where relevant, confirm wildfire-hazard-zone status and shop insurance early, before removing contingencies.
For sellers
Pricing in Woodland Hills rewards accurate, current comparables and clean disclosure. Buyers are payment-sensitive at today's rates, so presenting transparent carrying costs up front reduces fall-out risk. See our seller guide and buyer guide.
A closer look at Woodland Hills
The flatland neighborhoods (Walnut Acres, Vista de Oro, and others) are established and settled, while the hillside south of Ventura Boulevard offers larger lots and views with higher fire-hazard exposure. Warner Center, with its offices, Westfield Topanga, and The Village, anchors the north end and is redeveloping under the Warner Center 2035 Plan. Charter high schools including El Camino Real, Taft, and Hale serve the area.
Schools serving Woodland Hills in depth
Woodland Hills is served by Los Angeles Unified School District (LAUSD); El Camino Real Charter High, Taft Charter High, Hale Charter Academy. The most important point for buyers is that attendance is governed by address-based boundaries, not by community or street name — two homes a short distance apart can feed different schools, and districts periodically adjust boundaries as enrollment shifts. If a specific school is a deciding factor, confirm the exact attendance area for any address directly with the district before you write an offer, since the published map is the only authoritative source. Our overview links and the California School Dashboard are good starting points.
Getting around: commute and access from Woodland Hills
Woodland Hills's position shapes how residents reach the freeways and job centers. Most commuters funnel toward the nearest freeway via local arterials, then head toward their destination; drive times vary widely by time of day. Whatever your destination, verify your own route and timing before committing — a weekday-morning test drive is worth more than any general estimate.
Understanding property tax and special assessments in Woodland Hills
California's base property-tax rate is roughly 1% of assessed value under Proposition 13, plus local voter-approved bonds, for a typical effective rate a little above 1%. Most established Woodland Hills homes do not carry Mello-Roos (CFD) special taxes, since the area predates the special-tax districts common in newer master-planned construction. Some newer tracts, gated communities, or condos may carry a CFD or HOA dues; verify the specific parcel's tax bill and any HOA before writing an offer. The tax authority of record is the Los Angeles County Assessor; confirm any special assessment or HOA by reading the actual property-tax bill and preliminary title report for the specific parcel, since amounts are parcel-specific and can include scheduled escalations.
What buyers should know before making an offer in Woodland Hills
Woodland Hills rewards buyers who do their homework on carrying costs and hazard status before they fall in love with a floor plan.
- Get pre-approved with payment scenarios that include any Mello-Roos special tax and HOA dues.
- Request the preliminary title report and property-tax bill early, and read the special-tax line separately from the base 1% rate.
- Check wildfire-hazard status where relevant and shop insurance before removing contingencies, not after.
- In more rural pockets, confirm whether the home is on a private well or septic system rather than municipal service.
Our buyer guide and first-time buyer guide cover these steps in detail.
What sellers should know in Woodland Hills
Pricing a Woodland Hills home well starts with current, accurate comparables drawn from the right sub-area, since carrying-cost profiles differ across the community. Because today's buyers are payment-sensitive, the listings that move cleanly are the ones that present transparent costs up front. Clean, decluttered, well-photographed homes with proactive disclosure tend to attract stronger offers and fewer renegotiations. Our seller guide walks through prep, pricing, and timing.
Who Woodland Hills tends to fit
Woodland Hills fits buyers who want a range of west-Valley housing served by LAUSD charter schools — from flatland homes to hillside estates and Warner Center condos.
Local lifestyle in Woodland Hills
Woodland Hills offers the Warner Center and Topanga retail districts, the Calabasas-adjacent hills and trails, Pierce College, and a polished suburban feel.
What drives the West San Fernando Valley market
To understand why Woodland Hills prices behave the way they do, it helps to look past any single month's median and at the structural forces underneath the southwest Valley. Three drivers do most of the work: a large, stable local employment base; one of Southern California's deepest retail and entertainment cores; and a housing supply that is effectively split between the flats and the hills.
The first is Warner Center employment. The high-rise district at the north end of Woodland Hills is designated a Regional Center and is governed by the Warner Center 2035 Specific Plan, adopted by the City of Los Angeles in December 2013, which covers roughly 1,100 acres (about 1.7 square miles). The plan envisions a substantial buildout of jobs, housing, and mixed-use development across the district over its planning horizon. In practical terms for housing, a dense daytime employment base inside the community itself means a meaningful share of buyers can live and work in the same ZIP cluster, which supports demand for the established family neighborhoods within an easy drive of the towers. As the district adds residential high-rise and mixed-use product under the plan, it also creates a distinct condo and apartment tier that behaves differently from the single-family flats.
The second driver is Topanga-area retail. Westfield Topanga, together with the open-air Village at Westfield Topanga, anchors one of the largest concentrated shopping, dining, and entertainment destinations in the region, and the area has seen large-scale renovation and reinvestment in recent years. For buyers, a deep retail and amenity base is part of what they are paying for: walk-to and short-drive access to a major mall, restaurants, and services is a durable value anchor that does not evaporate when interest rates move, and it differentiates Woodland Hills from quieter west-Valley communities.
The third driver is the hillside-versus-flats supply split. North of Ventura Boulevard, the established flatland tracts — Walnut Acres, Vista de Oro, and their neighbors — make up a relatively fixed, built-out inventory of mid-century single-family homes; new supply there comes mostly from remodels and the occasional teardown-rebuild, not from new tracts. South of the Boulevard and rising toward the Santa Monica Mountains, larger hillside and view lots carry a different cost structure, with higher price ceilings but also wildfire-hazard exposure and insurance considerations that can thin the buyer pool. Because these two supply pools rarely substitute for one another, the community's overall median can mask very different conditions tier to tier — a reason any headline number should be read alongside the sub-area it came from.
Woodland Hills neighborhoods by tier
The table below groups well-known Woodland Hills sub-areas into qualitative tiers based on typical positioning within the community. Tiers describe general price and product character, not quality of life — every tier has strong streets and a range of homes — and they are a starting point for conversation, not a substitute for a dated comparable set on a specific street. Figures are directional; pull a live MLS set for any exact area or price band.
| Sub-area | Tier | Character |
|---|---|---|
| South of the Boulevard (hillside & view homes) | Top / luxury | Larger lots, view parcels, and estate homes rising toward the Santa Monica Mountains; highest price ceilings, with wildfire-hazard and insurance factors to verify per parcel. |
| Walnut Acres | Upper-established | Sought-after flatland family tract north of the Boulevard with larger lots and a settled, residential feel; among the stronger established flats. |
| Vista de Oro | Established / mid | Well-known mid-century flatland neighborhood; steady family demand and the core of the “established flats” supply pool. |
| Warner Center condos & high-rise | Entry-to-mid (attached) | Condos, lofts, and apartments in and around the Warner Center district; a distinct attached-housing tier with its own price-per-foot and HOA dynamics, often the most attainable entry point. |
Schools serving Woodland Hills: LAUSD and the charter high schools
Woodland Hills sits within the Los Angeles Unified School District (LAUSD), and one of the area's defining school features is its cluster of independent charter high schools. El Camino Real Charter High School is an independent charter secondary school in the Woodland Hills area, founded in 1969, that converted to charter status in 2011 and serves portions of Woodland Hills and West Hills along with a sizable population of students who travel from elsewhere in the district. Taft Charter High School and George Ellery Hale Charter Academy (a middle school) are the other well-known charter campuses associated with the community.
For buyers, the practical point is that charter admission and traditional address-based attendance are two different things. A charter such as El Camino Real may draw from a defined residency preference area but can also enroll students from beyond it, often via application or lottery when demand exceeds space; a home's address does not guarantee a seat the way a traditional neighborhood-school assignment would. Conversely, LAUSD's traditional attendance areas are governed by the home's exact address, not by community or street name, and those boundaries can be adjusted as enrollment shifts. If a specific school is a deciding factor, confirm both the traditional assignment and any charter preference status for the exact address directly with the district and the individual school before writing an offer, since the official map and the school's own enrollment policy are the only authoritative sources. The California School Dashboard is a good starting point for performance context.
Commute and access: US-101 and Warner Center
Woodland Hills is connected primarily by U.S. Route 101 (the Ventura Freeway), which runs along the south edge of the community and is the main artery toward the west San Fernando Valley, the Conejo Valley and Ventura County to the west, and the central Valley and Hollywood/Downtown Los Angeles to the east. State Route 27 (Topanga Canyon Boulevard) provides a north-south connection, including the scenic but slower route over the mountains toward the coast. A meaningful share of local commuting is intra-community: with the Warner Center employment district inside Woodland Hills itself, some residents have unusually short commutes by Los Angeles standards, reaching the office towers, Westfield Topanga, and the Village via local arterials rather than the freeway.
As always with Los Angeles freeways, US-101 drive times swing widely with the hour, and the honest answer to “how long is the commute” is to test your specific route at the time you would actually be driving it. A weekday-morning trial run toward your real destination is worth more than any general estimate, and proximity to a US-101 on-ramp versus a long arterial crawl to reach one can matter as much as raw distance.
Buyer and seller takeaways for Woodland Hills
Buyer takeaways
- Match the tier to your goal. The established flats (Walnut Acres, Vista de Oro), the South-of-the-Boulevard hillsides, and the Warner Center condo tier behave like three different markets — decide which one fits your budget and lifestyle before comparing list prices across them.
- Verify hillside hazard and insurance early. For any South-of-the-Boulevard or canyon-adjacent home, confirm the parcel's CAL FIRE Very High Fire Hazard Severity Zone status and obtain a firm insurance quote during your contingency period, since insurability affects both financing and value.
- Confirm schools by address and by policy. Do not assume a charter such as El Camino Real comes with the house — check both the traditional LAUSD assignment and the charter's enrollment preference for the exact address.
- Underwrite the full payment. Get pre-approved with scenarios that include any HOA dues (especially for Warner Center condos), realistic insurance, and the base tax — not a placeholder.
Seller takeaways
- Price to your sub-area, not the city median. A Walnut Acres flat and a hillside view home are not comparable; draw your comparables from the right tier and the right few streets.
- Lead with transparent carrying costs. Today's buyers are payment-sensitive, so presenting HOA dues, insurance realities, and tax figures up front reduces fall-out and renegotiation risk.
- Prepare for the buyer pool you actually have. In the move-in-ready flats, clean, decluttered, well-photographed presentation tends to draw stronger offers; in the hillside tier, get ahead of insurance and hazard questions before they surface in escrow.
- Time it to your tier's pace. The flats generally turn faster than the luxury hillside band — set expectations on days-on-market accordingly, and pull a current dated MLS set for your exact area before setting price.
Frequently Asked Questions
What is the median home price in Woodland Hills?
Per regional MLS data, the Woodland Hills median is about $1,535,000 as of mid-2026. A median is a snapshot that varies by sub-area, price band, and month, so for a specific home or street it is best to pull a live, dated MLS set. See our data sources page for methodology.
How many days on market do Woodland Hills homes take to sell?
Recent Woodland Hills listings have tended to sell in roughly four weeks on average, though pace varies widely by price band and condition — well-priced, move-in-ready flatland homes move faster than hillside estates or homes needing work. For a precise, current figure, pull a live dated MLS set for the exact area and price range.
Is Woodland Hills a seller's market or a buyer's market in 2026?
In mid-2026 Woodland Hills has generally leaned toward sellers in its established flatland tiers, where limited supply meets steady demand, while higher hillside and luxury bands are more negotiable. Conditions differ by neighborhood and price point, so confirm the balance for a specific tier with a current dated MLS set.
Where does the Woodland Hills market data come from?
Headline figures reflect regional MLS data aggregated for Woodland Hills, with parcel, tax, school, and hazard facts confirmed against the Los Angeles County Assessor, the California Department of Education, and CAL FIRE. See our data sources and methodology page for how these numbers are compiled and how often they are refreshed.
How does the Woodland Hills market compare to a year ago?
Per regional MLS data, the Woodland Hills median has held firm to modestly higher versus a year earlier, supported by tight supply in the established flats. Year-over-year movement is uneven across tiers, so treat any single percentage as directional and verify with a current dated MLS set for the specific sub-area.
What should buyers and sellers do right now in Woodland Hills?
Buyers should get pre-approved with full carrying-cost scenarios, confirm the address-specific school assignment and any hillside wildfire-hazard status, and shop insurance before removing contingencies. Sellers should price to current sub-area comparables, prep and stage for payment-sensitive buyers, and disclose proactively to reduce renegotiation risk.
Local restaurants & things to do in Woodland Hills
Woodland Hills concentrates much of its dining along Ventura Boulevard and around Warner Center, with shopping, food, and entertainment anchored by Westfield Topanga and the open-air Village.
Where to eat
- The Local Peasant — gastropub on Ventura Blvd with burgers, fish and chips, and craft beer
- Leo & Lily — American breakfast and brunch spot on Ventura Blvd
- Prose Kitchen & Bar — steakhouse and bar on Ventura Blvd
- Fleming's Prime Steakhouse — prime steaks and wine near Warner Center
- The Cheesecake Factory — large American menu at The Village
- California Pizza Kitchen — pizza and California fare at The Village
- JINYA Ramen Bar — Japanese ramen at The Village
- North Italia — Italian dining at The Village
- Pinstripes — Italian-American dining with bowling and bocce at The Village
Things to do
- Westfield Topanga — one of Southern California's largest indoor shopping centers
- The Village at Westfield Topanga — open-air shopping, dining, and seasonal events
- Pierce College Farm Center — community college farm with family programs and seasonal activities
Local spots change hands and hours — please confirm directly before visiting. These are popular local picks for orientation, not paid endorsements.
