South of the Boulevard · Sherman Oaks
Close to Ventura.
Set apart from it.
Just south of Ventura Boulevard, before the streets climb into the hills, is a flatter pocket locals simply call South of the Boulevard. Dickens Street and Greenleaf Street run through it. It spans two ZIP codes, 91403 and 91423, and the homes change from one block to the next.
Where is South of the Boulevard?
It is an informal name, not an official neighborhood. In this guide it means the flatter residential streets that run parallel to Ventura Boulevard on its south side, with Dickens Street and Greenleaf Street as the anchor streets, before the land rises toward the hillside pockets above. Some locals use “south of the Boulevard” for everything south of Ventura, hills included. Here I mean the flatter streets closest to the boulevard.
Treat the edges as orientation, not a boundary. The exact block, and where the flats give way to the slope, matters more than the name.
Is it 91403 or 91423?
Both, and the difference that matters most day to day is which way you drive. 91403 tends to put you closer to Westside access: the 405, the Sepulveda corridor, and Beverly Glen. 91423 tends to put you closer to Coldwater Canyon, the route toward Beverly Hills and Mid-City.
Think of that as orientation, not a hard rule. Where you work, where your kids go to school, and the exact block matter more than the ZIP. A ZIP code is a mail-delivery label. It is not a neighborhood line, a school assignment, or a neighborhood council boundary.
If you are searching online, include both ZIP codes so you do not miss half the pocket. Then check the specific address for schools and services.
Searching all of Sherman Oaks? Add 91401 as well. It covers northeast Sherman Oaks, including Chandler Estates, north of the 101. South of the Boulevard itself sits in 91403 and 91423.
Why do buyers look here?
For many buyers it is the balance. You can walk to Ventura Boulevard for coffee, dinner, and errands without living on the boulevard itself. Lots close to Ventura tend to be flatter and easier to use than hillside parcels. And the location is near the canyon routes and the 405 and 101.
How walkable it feels depends on the block. Walk the route you would actually take, at the time of day you would take it.
What kinds of homes are here?
A real mix. Dickens Street and nearby streets include many condominium and apartment buildings, which can be a way into this location. On Greenleaf Street and the surrounding blocks you will find single-family homes ranging from original 1930s and 1940s houses to remodels and large newer rebuilds.
Because the mix shifts block to block, compare the specific street and building, not the pocket as a whole.
A clearer comparison
Three settings.
Different questions.
Flats north of Ventura
Established neighborhoods such as Chandler Estates and Magnolia Woods, plus condo and apartment corridors. More streets near the 101 and major roads. Check traffic exposure, additions, and parking.
Compare these pocketsSouth of the Boulevard
Flatter streets next to Ventura. Condos and single-family homes side by side, from original houses to rebuilds. Check boulevard noise and parking, permits, and the sewer lateral on older homes.
See the buyer checksThe hills
Hillside pockets toward Mulholland, such as Sherman Oaks Hills and Royal Woods. Views and privacy in some places. Check slope, drainage, retaining walls, driveways, and insurance.
Compare the hillside pocketsBefore you write an offer
What to check
on these streets.
Every home needs its own investigation. These are the questions I raise most often in this pocket.
- Were additions, garage conversions, or remodels permitted? Check the city’s building records for the address.
- On older houses, has the sewer lateral been scoped? Ask your inspector.
- For a condo, read the HOA budget, reserves, recent minutes, rules, and parking assignments.
- How close is the home to Ventura Boulevard deliveries, nightlife, and street parking? Visit on a weekday evening and a weekend.
- Rebuild or remodel? Compare the home with similar properties, not with the most expensive rebuild on the street.
- Get a property-specific insurance quote early.
Schools near South of the Boulevard
Sherman Oaks Elementary Charter is at 14755 Greenleaf Street, inside this pocket. Dixie Canyon Community Charter, The Buckley School, and Notre Dame High School are also in Sherman Oaks. Charter, magnet, and private schools have their own enrollment steps, and a nearby campus does not mean a home is assigned to it.
Prices and what is available
See what is for sale
right now.
Prices here range widely, from condos to rebuilt single-family homes, and they move with the market. Instead of publishing numbers that go out of date, I would rather show you a live search and the recent sales that match your plans.
Search both 91403 and 91423, then send me the homes you like. I will tell you what I know about the street.
South of the Boulevard questions
Is South of the Boulevard an official neighborhood?
No. It is an informal local name. On this site it means the flatter residential streets just south of Ventura Boulevard, anchored by Dickens Street and Greenleaf Street. Some people use it for everything south of Ventura, hills included. The edges are approximate.
Is South of the Boulevard in 91403 or 91423?
Both. A useful way to think about it is access: 91403 puts you closer to the 405, the Sepulveda corridor, and Beverly Glen for the Westside, while 91423 puts you closer to Coldwater Canyon toward Beverly Hills and Mid-City. Treat that as orientation, not a hard rule. A ZIP code is a mail-delivery label, not a neighborhood or school boundary, so search both ZIP codes and check the specific address.
Is it flat?
Mostly flat to gently sloped close to Ventura Boulevard. The land rises as you move south toward the hillside streets, and the change can happen within a block or two.
Which school serves my address?
Check the address with the LAUSD Resident School Identifier. Sherman Oaks Elementary Charter is on Greenleaf Street, but being close to a campus does not establish assignment or admission.
How is it different from the hills?
Flatter lots and simpler access are the main differences. The hills can offer views and a more tucked-away setting, but slope, driveways, drainage, and insurance need more investigation.
Are there condos south of the Boulevard?
Yes. Dickens Street and nearby streets include condominium buildings alongside single-family homes. Condo purchases need their own review of HOA documents, reserves, rules, and parking.
Own a home south of the Boulevard? Request a home-value review. Location references: OpenStreetMap (opens in a new tab) · Sherman Oaks Neighborhood Council map (opens in a new tab)
With Kendra Fuchs · Real Brokerage
Let’s look south of the Boulevard.
Tell me what kind of home you want and how you live. I will help you compare the streets, buildings, and homes that fit.