Selling or Buying a Home in the San Fernando Valley
I'm a Los Angeles native and have sold homes across the Valley, including Northridge. I've been licensed since 2008 and have closed over half a billion dollars in Southern California real estate, including a lot of off-market deals and homes I bought, renovated and resold myself.
Most of the Valley, including neighborhoods like Northridge, Encino, Sherman Oaks, Van Nuys and Woodland Hills, is inside the City of Los Angeles. Burbank, Glendale and San Fernando are separate cities. Which side of that line you're on changes the rules.
What Valley sellers should know
- Measure ULA (the "mansion tax"). In the City of Los Angeles, sales closing after June 30, 2026 pay an extra 4% transfer tax above $5,400,000 and 5.5% at $10,900,000 or more. Most Valley homes are below that line. If you're near it, pricing and timing need a plan.
- ADU value. Many Valley lots can add an ADU and a junior ADU under state law. I've converted single-family homes into 2 to 3 units, and I can tell you whether your lot's potential should change your price.
- Fire hazard zones. Hillside areas may be in CAL FIRE's 2025 Fire Hazard Severity Zones. Check your address before listing.
- Prep that pays. I'll tell you which updates come back at closing, and introduce the contractors I trust.
What buyers should know
- Confirm which city the home is in; it affects transfer taxes, permits and ADU rules.
- Check permits on any added square footage or converted garage.
- Get insurance quotes during your inspection period.
How I help
- A real valuation, including what an ADU or renovation could add.
- A prep and pricing plan built around your goals.
- Off-market deals and hard negotiation.
Common questions
How much is my Valley home worth?
Call or text me with your address and I'll give you my real number, including whether ADU potential should change it.
Does the LA mansion tax apply to my home?
Only if the home is inside the City of Los Angeles and the sale price is above the current threshold: $5,400,000 for sales closing after June 30, 2026. The thresholds adjust every July 1.
Can I add an ADU to my Valley home?
Many single-family lots can add an ADU and a junior ADU under state law. The specifics depend on your lot, so I'll look at it with you.
Want a straight answer on your home? Text or call me and I'll pull the real numbers for your address: what it's worth today, what would raise it, and what it would net you.
Chad Lewin, REALTOR® · CA DRE 01859209 · The HomeProz · Equal Housing Opportunity. Information here is general, not legal or tax advice; verify details for your specific property. Sources: City of LA Office of Finance: Measure ULA FAQ · CA HCD ADU findings for Los Angeles · LA County Fire: 2025 Fire Hazard Severity Zone maps · Chad Lewin track record