The Valley / West Side still has fewer listings than last year
The one fact that changes what you should do right now: the Real Estate Data Aggregator counted 1,373 homes for sale across The Valley / West Side in the three months ending August 31, 2026, down 7% from a year ago. Fewer listings means less competition when you list.
That contrast with the national picture is worth noting. Redfin reported that home sellers outnumber buyers by 63% nationwide in September 2026. The Valley / West Side is not that loose.
New listings rose 3%, so fresh homes are reaching buyers. But overall supply is still below last year's level. Buyers have more to look at week to week, just not more to choose from in total.
Pending sales across the area slipped 2%, per the Real Estate Data Aggregator. CNBC reported that pending home sales dropped 7.3% from August and were down 11.3% year over year nationally in September. The local dip is much smaller than that.
Rates are part of the story. CNBC reported the average 30-year fixed mortgage rate rose to 7.6% during September 2026. That affects how many buyers can move at any price.
How each ZIP code looks
Not every ZIP code moved the same way. Some tightened sharply. Others loosened. Here is what the Real Estate Data Aggregator counted for each area in the three months ending August 31, 2026.
| 91316 Encino | 91436 Encino | 90403 Santa Monica | 90402 Santa Monica | |
|---|---|---|---|---|
| Median sale price | $1,002,500 | $2,650,000 | $1,580,000 | $4,580,000 |
| Price change vs. 2025 | down 6.2% | up 16.5% | up 9% | down 11.9% |
| Homes for sale | 149 | 85 | 69 | 55 |
| For sale change vs. 2025 | down 11.8% | down 5.6% | down 5.5% | down 20.3% |
| Median days on market | 52 | 61 | 48 | 65 |
| 90094 Playa Vista | 90049 Brentwood | 91423 Sherman Oaks | 91403 Sherman Oaks | |
|---|---|---|---|---|
| Median sale price | $1,480,000 | $2,470,000 | $1,522,500 | $1,553,250 |
| Price change vs. 2025 | up 16.4% | down 11.7% | down 12.4% | down 17.2% |
| Homes for sale | 48 | 198 | 114 | 121 |
| For sale change vs. 2025 | up 20% | down 18.9% | down 15.6% | up 22.2% |
| Median days on market | 54 | 56 | 49 | 56 |
| 91604 Studio City | 91367 Woodland Hills | 91364 Woodland Hills | 91356 Tarzana | |
|---|---|---|---|---|
| Median sale price | $1,910,000 | $1,182,500 | $1,530,000 | $1,035,000 |
| Price change vs. 2025 | up 8.8% | up 3.1% | up 18.6% | down 32.1% |
| Homes for sale | 124 | 164 | 130 | 116 |
| For sale change vs. 2025 | down 6.1% | up 17.1% | down 5.8% | down 21.6% |
| Median days on market | 70 | 46 | 49 | 63 |
Where prices moved
Some ZIP codes saw prices dip. Others climbed. The Real Estate Data Aggregator shows the median in 91364 (Woodland Hills) rose 18.6% year over year to $1,530,000. The median in 91356 (Tarzana) fell 32.1% to $1,035,000. That is a wide range inside one market.
The Federal Housing Finance Agency reported U.S. house prices rose 2.6% from July 2025 to July 2026. Several ZIP codes here beat that pace. A few fell behind it.
How quickly homes went under contract
Speed tells you a lot about demand in each pocket. The Real Estate Data Aggregator counted what share of homes went under contract within two weeks of listing.
In 91364 (Woodland Hills), 40% of homes went under contract within two weeks. In 90402 (Santa Monica), only 14.9% did. Same market, very different pace.
A note on rents nearby
Realtor.com reported the median asking rent in the Riverside-San Bernardino-Ontario area was $2,104 in September 2026, up just 0.2% year over year. Rents nearby are holding steady, not surging.
- The Valley / West Side has 1,373 homes for sale, down 7% from last year, per the Real Estate Data Aggregator.
- New listings are up 3%, so fresh supply is arriving.
- But total choice is still tighter than 2025. Prices moved in both directions across ZIP codes.
- Speed varied widely too.
- One street can read very differently from the whole ZIP code.
Your next step
(310) 420-6531Text me your address and I will send back how your Valley or West Side home compares to what actually sold near you in the three months ending August 31, 2026. Takes a day, costs nothing.
Text me- Real Estate Data Aggregator numbers for ZIPs 91316, 91436, 90403, 90402, 90094, 90049, 91423, 91403, 91604, 91367, 91364 and 91356, the three months ending August 31, 2026, compared with the same months of 2025. Real Estate Data Aggregator last updated them on Oct 7, 2026.
- Realtor.com: September 2026 Rental Report: Median Asking Rent Declines at the Slowest Pace in 3 Years, Oct 15, 2026
- Redfin: Home Sellers Now Outnumber Buyers By 63%, the Biggest Gap Since the Post-Recession Housing Crash, Oct 14, 2026
- CNBC: September data shows housing market in a deep freeze, Oct 20, 2026
- Federal Housing Finance Agency: FHFA House Price Index® Up 0.3 Percent in July; Up 2.6 Percent from Last Year | FHFA, Sep 29, 2026
- Redfin: U.S. Home Prices Ticked Up 0.25% in September, Oct 20, 2026