Sherman Oaks vs. Hollywood Condos: Over the Hill or Under the Sign

As of October 17, 2026, Sherman Oaks condos for sale on LA Condo HQ asked a median of $649,950, about $511 per square foot across 77 listings, while Hollywood condos asked $703,100, about $588 per square foot across 76. Hollywood's median is about 8% higher and its per-foot price about 15% higher, for a slightly larger median unit.

Every figure in this post is an asking price or asking rent on CRMLS listings published on LA Condo HQ, read on October 18, 2026 from /market-reports/sherman-oaks, /market-reports/hollywood and /market-stats, all of which showed data as of October 17, 2026. None is a closed sale. Percentages and dollar differences are our own arithmetic on the published figures.

One city, two sides of the Santa Monica Mountains

Sherman Oaks sits in the San Fernando Valley along Ventura Boulevard. Hollywood sits south of the hills, below the sign. Both are neighborhoods of the City of Los Angeles, and the Los Angeles County Assessor's 2025 roll lists the Sherman Oaks condo parcels cited below under Los Angeles. So the same city transfer tax and the same city rent rules apply on both sides.

For scale, /market-stats showed 2,017 published for-sale condo listings across Los Angeles as of October 17, 2026, at a $785K median and $674 per square foot. Both neighborhoods ask less than the citywide median, and their for-sale counts are nearly identical.

The report pages draw their lines differently. Hollywood's report counts listings by postal code, and our neighborhood data assigns it ZIPs 90028, 90038 and 90068. The last of those reaches north into the Cahuenga Pass, so some Hollywood listings are hillside addresses, not Boulevard flats.

Price per foot, not the headline, is the real gap

The median Hollywood listing is 1,351 square feet against 1,310 in Sherman Oaks, about 3% larger. That is why an 8% gap in median asking price becomes about 15% per square foot.

Hold the budget fixed instead. Sherman Oaks' median asking price of $649,950, spent at Hollywood's median rate of $588 per foot, covers about 1,105 square feet. At Sherman Oaks' $511, it covers about 1,272, roughly 167 square feet more. That is rough arithmetic on medians, and listing square footage is seller-reported, so check any unit's figure against its floor plan.

Bedroom count shows where Sherman Oaks pulls ahead

As of October 17, 2026, Sherman Oaks' 11 one-bedroom listings asked a median of $469,900, about $533 per foot, against $537,000 and about $595 per foot for Hollywood's 16. That is about 14% more per unit in Hollywood.

Two-bedrooms dominate both reports, at 61% of Sherman Oaks listings and 67% of Hollywood's. Sherman Oaks' 47 asked a median of $649,000 at about $512 per foot, and Hollywood's 51 asked $720,000 at about $583, about 11% more per unit and 14% more per foot.

Three-bedrooms split widest. Sherman Oaks had 18, a median of $797,000 at about $484 per foot. Hollywood had only eight, at $972,450 and about $613 per foot, roughly 22% more per unit. A buyer who needs a third bedroom finds more than twice the selection over the hill, at a lower price.

Where a given budget lands

Entry-level choice favors Sherman Oaks. As of October 17, 2026, 17 of its 77 for-sale listings, about 22%, asked under $500,000, against nine of Hollywood's 76, about 12%.

The top end runs the other way. Only two Sherman Oaks listings asked $1 million or more, and the highest was $1,290,000. Hollywood had 14 listings from $1 million to $2 million, about 18% of its inventory, topping out at $1,999,900.

Active Sherman Oaks listings had been on the market a median of 59 days, against 44 in Hollywood. That measures how long current listings have been up, not how fast homes sell.

Different building stock behind the numbers

Each report attributes listings only to profiled buildings it can match by exact address. As of October 17, 2026, the Sherman Oaks report attributed 13 listings to three buildings: /buildings/4501-cedros-avenue with six, 13331 Moorpark Street with four and 14412 Killion Street with three. The assessor's 2025 roll lists 122 condominium parcels at 4501 Cedros Avenue, with 1971 in the year-built field, and 45 at 14412 Killion Street, with 2009.

The Hollywood report attributed 51 listings to seven buildings, led by /buildings/6250-hollywood-boulevard with 14, the Broadway Hollywood Building with 11, and 1940 North Highland Avenue and /buildings/2700-cahuenga-blvd-east with seven each. The roll lists 143 condo parcels at 6250 Hollywood Boulevard, with 2009 in the year-built field, and 173 at 2700 Cahuenga Boulevard East, with 1975.

Several listings in one large building let you compare asking prices under one association budget. Most Sherman Oaks listings sit at addresses we have not matched to a profiled building, so there the reserve study and minutes carry more weight. The document list is at /condo-associations.

Renters and landlords read the reports differently

Hollywood's rental market is about three times deeper. As of October 17, 2026, it had 112 condos listed for rent at a median of $4,195 a month, against 36 in Sherman Oaks at $3,878. By layout, one-bedrooms were nearly even, $2,850 in Hollywood and $2,875 across only four Sherman Oaks listings. Two-bedrooms asked $3,990 against $3,650, and three-bedrooms $5,495 against $4,347, about 26% more in Hollywood. Hollywood's rental range ran to $29,995, with nine listings at $10,000 or more; Sherman Oaks topped out at $7,900.

For a would-be landlord, a year of median two-bedroom asking rent divided by the median two-bedroom asking price comes to a little under 7% in both, before dues, tax and vacancy. It is not a return.

Rent rules matter more than the ratio. The Los Angeles Housing Department says the Rent Stabilization Ordinance generally covers rental properties first built on or before October 1, 1978, and lists condominiums among them, noting that rent amounts are not regulated for tenancies that began after December 31, 1995. The year-built fields for 4501 Cedros Avenue and 2700 Cahuenga Boulevard East predate that cutoff. A year-built field is not a certificate of occupancy, so confirm any unit's status with the department. Current rentals are at /condos-for-rent.

The transfer tax is identical on both sides

According to the Los Angeles County Registrar-Recorder, the county charges $0.55 for each $500 of value, and under rates effective July 1, 2026 the City of Los Angeles adds $2.25 for each $500, plus 4% of the total value on sales above $5,400,000. No listing in either report comes close to that tier. On a hypothetical $650,000 sale, that is $715 to the county and $2,925 to the city; at $700,000, $770 and $3,150. The purchase contract sets who pays, and /research/closing-cost-calculator itemizes it for your price.

Picking a side of the hill

Start with Sherman Oaks if you want more floor area per dollar, a three-bedroom under $800,000 or a real choice of listings under $500,000. Its guide is at /neighborhoods/sherman-oaks, and /blog/sherman-oaks-vs-brentwood-condos weighs it against the Westside.

Start with Hollywood if you want a deeper rental pool, listings above $1 million, or the Metro B Line, which our neighborhood data shows stopping at Hollywood/Highland, Hollywood/Vine and Hollywood/Western. See /neighborhoods/hollywood and /blog/hollywood-condo-guide. Both reports refresh hourly and current listings are at /condos-for-sale, so recheck them before acting.

LA Condo HQ is published by Eltherion, LLC, a research publisher, not a brokerage.

Questions buyers ask about Sherman Oaks vs. Hollywood condos