What Does It Cost to Buy in Longridge Estates, Sherman Oaks' Hillside Pocket?

What Does It Cost to Buy in Longridge Estates, Sherman Oaks?

Longridge Estates is the hillside pocket of Sherman Oaks that climbs south of Ventura Boulevard toward the Santa Monica Mountains, and it prices well above the neighborhood around it. Zillow's current Longridge Estates inventory clusters mostly between $2.2 million and just under $5 million, and an active listing at 3734 Longridge Avenue is asking $7,200,000 for a larger estate lot. That range sits well above the $1,499,276 median sale price Redfin reported for Sherman Oaks overall over the three months ending August 2026, a market that pulled back 12.8 percent year over year even as homes are now selling about 17 days faster than they did the year before.

By Paul Blair | September 20, 2026

Where the Hills Start

Sherman Oaks itself dates to 1927, when General Moses Hazeltine Sherman and the Los Angeles Suburban Homes Company subdivided roughly 1,000 acres of the San Fernando Valley floor, according to Wikipedia's history of the neighborhood. Longridge Estates sits at the opposite end of that story: a later hillside build-out south of Ventura Boulevard, on the ridge that separates Sherman Oaks from Studio City, where the flat 1920s subdivision grid gives way to curving streets, retaining walls, and lots that step up the slope in half-acre and full-acre parcels. Longridge Avenue itself is the spine, running south from Ventura Boulevard and climbing toward the Mulholland corridor, with cross streets that dead-end into the hillside rather than continuing through.

The neighborhood's boundaries have never been fixed by the city the way a zip code is. Some listing services file it under Sherman Oaks, others under Studio City, since the ridge itself sits close enough to the line between the two that Longridge Avenue effectively straddles it. That ambiguity is part of the area's character: it borrows the Sherman Oaks address and the Ventura Boulevard proximity while trading on a hillside setting that reads more like the streets above Studio City or Beverly Hills' own canyon lots.

Two other named sections sit inside the broader Sherman Oaks map and come up in the same conversations as Longridge Estates. Chandler Estates, the flat area on the north side of the neighborhood near the Los Angeles River, formally seceded from Van Nuys and joined Sherman Oaks in 1991, per the same Sherman Oaks history. Royal Woods, another hillside pocket north of Ventura Boulevard, covers similar terrain but on the opposite side of the boulevard. None of the three is the same market. Longridge Estates carries the highest price ceiling of the group because of its lot sizes and its hillside privacy, while Chandler Estates trades on flat, walkable streets closer to the studio lots along Radford Avenue.

What Actually Trades on Longridge Avenue

Architecturally, Longridge Estates is a mix rather than a single style. Original construction runs mostly to 1950s ranch and traditional homes on generous lots, and a number of those have been rebuilt or substantially remodeled in the decades since, so a single block can carry a period ranch next to a contemporary rebuild with the same lot depth. One of the street's older, more photographed homes, at 4124 Longridge Avenue, was once the residence of comedian Lou Costello of Abbott and Costello, according to Alamy's stock photo archive, a reminder that the entertainment-industry ties running through Studio City's CBS Radford lot and Sherman Oaks' own production history extend up into these hillside streets as well.

On price, the bulk of Longridge Estates inventory sits in the $2.2 million to $4.9 million range per Zillow's tracked listings, with the current active listing at 3734 Longridge Avenue priced at $7,200,000 marking the top of what is actively for sale right now. That is a meaningfully wider spread than the flat streets of Sherman Oaks show, and it tracks with lot size and hillside position more than with square footage alone. A buyer moving up from the Sherman Oaks flats, where the $1,499,276 median buys a smaller, flatter lot, is typically trading a shorter commute to Ventura Boulevard's shops and restaurants for more land, more privacy, and a step up in price that can run into the millions depending on the block.

How Longridge Estates Compares to Its Neighbors

Longridge Estates sits close enough to Studio City that the two markets get compared directly, and the numbers currently favor the Sherman Oaks side of the line. Studio City's median sale price reached $1.94 million over the same three-month window, up 38.2 percent year over year, while Sherman Oaks pulled back 12.8 percent to $1,499,276. Longridge Estates itself prices above both neighborhood-wide medians once you are looking at hillside inventory specifically, but a buyer comparing a Longridge Avenue lot to a comparable hillside parcel on the Studio City side of the ridge, in a pocket like Fryman Canyon, is often looking at a real discount for staying on the Sherman Oaks side of the boundary line, even before accounting for the two neighborhoods' different price trajectories this year.

Buyers who cannot find the right fit on Longridge Avenue itself typically look next at Royal Woods, on the Ventura Boulevard side of the same hills, or drop down into the Sherman Oaks flats for more inventory at a lower price point. Sellers on Longridge Avenue, for their part, are usually not competing with the flats at all. Once a listing sits at $5 million or above, Measure ULA changes the seller-side math in a way flat-market Sherman Oaks sellers rarely have to think about. The City of Los Angeles taxes qualifying sales above $5,400,000 at an additional 4 percent and sales above $10,900,000 at 5.5 percent, on top of the base transfer tax, for transactions closing after June 30, 2026. A Longridge Estates sale that lands at $5.9 million would owe roughly $236,000 in ULA alone, a number worth running before setting a list price anywhere near that threshold. Request a confidential valuation for a Longridge Estates property before you set that number, and we can walk through what the ULA math actually looks like on your specific address.

The Hillside Trade-Off

The same terrain that gives Longridge Estates its privacy and its views also puts it inside the wildfire planning conversation that runs across most of the Santa Monica Mountains side of Los Angeles. The Los Angeles Fire Department's brush clearance program applies to hillside parcels across this stretch of the city, and property owners are responsible for maintaining defensible space around structures. Cal Fire's Fire Hazard Severity Zone maps are the authoritative source for checking a specific parcel's designation, since zone lines can change block by block on hillside terrain, and a buyer should check the exact address rather than assume based on the surrounding streets. Brush fires do reach this part of the Valley on occasion. The Los Angeles Fire Department reported crews holding a Sherman Oaks brush fire to about two acres earlier this year, a reminder that the hillside setting comes with an ongoing maintenance and insurance conversation, not a one-time disclosure at closing. Insurance availability on hillside parcels in this fire environment has tightened enough that a number of Longridge Estates sellers now route buyers toward the California FAIR Plan for at least a quote comparison, even when a standard carrier is still available.

That tradeoff is really the whole story of buying on Longridge Avenue instead of in the Sherman Oaks flats. You are paying for a bigger lot, more separation from the neighbor on either side, and a setting that reads more like a canyon than a subdivision, and in exchange you take on hillside fire planning and, above a certain price point, Measure ULA exposure that a flat-street Sherman Oaks buyer or seller does not have to think about at all. For a wider look at what else is currently listed across the city at a comparable price point, browse current Los Angeles inventory, and for the rest of Sherman Oaks beyond this one hillside pocket, our full Sherman Oaks neighborhood guide covers the flats, the zip code split, and Ventura Boulevard's own redevelopment separately.

If you are ready to see what is actually available on Longridge Avenue right now, or want a straight read on what your own Sherman Oaks hillside property is worth in today's market, schedule a private consultation and we can go through the comps together.

Frequently Asked Questions

Is Longridge Estates part of Sherman Oaks or Studio City?

Both names get used. The hillside sits on the ridge dividing the two neighborhoods, and different listing services file addresses under one name or the other depending on the specific parcel. Most Longridge Avenue addresses carry Sherman Oaks mailing addresses, which is the convention this guide follows, but buyers should not be surprised to see the same streets described as Studio City on another site.

How does Longridge Estates pricing compare to the rest of Sherman Oaks?

Sherman Oaks overall posted a $1,499,276 median sale price over the three months ending August 2026, per Redfin, down 12.8 percent year over year. Longridge Estates inventory tracked by Zillow runs well above that, clustering between roughly $2.2 million and $4.9 million, with the current top-of-market active listing asking $7,200,000. The gap comes down mostly to lot size and hillside position rather than square footage alone.

Does Measure ULA apply to a Longridge Estates sale?

Yes. Longridge Estates sits inside the City of Los Angeles, so any qualifying sale carries full Measure ULA exposure. For transactions closing after June 30, 2026, sales above $5,400,000 owe an additional 4 percent transfer tax, and sales above $10,900,000 owe 5.5 percent, on top of the base documentary transfer tax, per the Los Angeles Office of Finance.

What is the wildfire risk on Longridge Avenue?

The hillside terrain places Longridge Estates inside the broader Santa Monica Mountains fire environment, subject to the Los Angeles Fire Department's brush clearance requirements. Zone designations vary block by block, so buyers should check Cal Fire's current Fire Hazard Severity Zone map for the specific parcel rather than assume based on the street name, and should factor insurance availability, including the California FAIR Plan, into their planning before making an offer.

How do you find the right agent to buy or sell on a street like Longridge Avenue?

For a hillside pocket this specific, one where the major data providers still split addresses between two neighborhood labels, local transaction experience matters more than it would in a well-documented flat tract with dozens of comparable annual sales. I have worked buyers and sellers across Sherman Oaks and the hillside streets above Studio City and know which comps actually apply to a given block of Longridge Avenue versus which ones just share a mailing address. If you are trying to price a purchase or a sale here, reach out and we can run the actual comps together.

I have driven Longridge Avenue with buyers coming up from the Sherman Oaks flats and buyers coming down from full estate lots in Bel Air and Beverly Hills, and the conversation is different every time, since the street prices on land and privacy rather than on a standardized per-square-foot number.

About Paul Blair

Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas and Los Angeles. With 22 years in the business and more than $200 million in closed transactions, Paul works the full range of the market, from luxury homes in the Park Cities and Preston Hollow to estates in the Hollywood Hills and across the Westside. Connect with Paul and the Grey Square team at greysq.com. TX TREC #9011505 · CA DRE #01792671.