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San Fernando Valley condo pending sales fell 48% year over year in September. So why haven’t prices fallen with them?Thi...
10/09/2026

San Fernando Valley condo pending sales fell 48% year over year in September. So why haven’t prices fallen with them?

This is one of the more interesting things happening in the local condo market right now.

According to September’s San Fernando Valley condominium statistics, only 95 condos entered escrow, down 48% from a year ago. Closed sales were also down 21%.

You might expect prices to be falling sharply with that kind of slowdown.

They aren’t.

The median condo sale price was $638,000, up 7% year over year.

Part of the explanation is supply. New listings were down 28% from last September and active listings were down 21%. Buyers have clearly pulled back, but we haven’t seen a surge of sellers putting properties on the market either.

There are signs that buyers have more leverage. Condos averaged 48 days on the market, and the report shows approximately 6 months of inventory.

So what does the current San Fernando Valley condo market look like?

I’d describe it as a market where prices are holding up better than sales activity would suggest, but buyers are becoming much more selective.

That’s especially important for Woodland Hills condo and townhome sellers. A strong overall median price doesn’t mean every property will command that same strength. Pricing, condition, HOA costs, floor plan and competition still matter considerably at the individual-property level.

What surprises you more: pending sales being down 48%, or the median sale price still being up 7%?

If you’re comparing Woodland Hills condos and townhomes, Warner Village is a community that can feel quite different fro...
10/08/2026

If you’re comparing Woodland Hills condos and townhomes, Warner Village is a community that can feel quite different from some of the larger condo developments around Warner Center.

The townhouse-style setting gives it a more residential feel while still putting owners close to Warner Center shopping, dining and other conveniences.

One thing buyers and homeowners should understand about Warner Village is that you can’t determine a property’s value just by looking at square footage or the last sale in the community.

Floor plan, interior condition, upgrades and the location of the property within the community can all influence how buyers respond. Two properties that look similar on paper may not necessarily compete the same way once they hit the market.

We recently saw a good example of buyer demand there. I represented 21901 Burbank Blvd #218, which received multiple offers during its first week on the market and ultimately sold for its full $669,000 asking price.

For anyone researching Warner Village or Woodland Hills townhomes, my advice is to look beyond the basic numbers. Understanding the individual property and how it compares with the rest of the community is much more useful than relying on a neighborhood average.

If you live in Warner Village, what do you like most about the community? And if you’ve considered buying there, what would you want to know?

One number from the Woodland Hills condo and townhouse market really stood out to me in September: 7 of the 15 propertie...
10/05/2026

One number from the Woodland Hills condo and townhouse market really stood out to me in September: 7 of the 15 properties that closed had reduced their asking price.

Only 3 sold at or above their original asking price.

There’s another statistic that helps explain what’s happening. September sales averaged 94.8% of their original asking price, but 97.6% of their final asking price.

In other words, the market eventually helped many sellers find the price buyers were willing to pay.

I don’t take that to mean buyers have disappeared. We had 13 Woodland Hills condos and townhomes enter escrow during September. What I’m seeing is a buyer who is much more selective about value.

Price matters, but so do condition, HOA costs, floor plan, parking and even the location of a unit within a community.

When those pieces line up, buyers will still respond. 21901 Burbank Blvd #218 in Warner Village, which I recently represented, received multiple offers during its first week on the market and sold for its full $669,000 asking price.

For sellers, the lesson isn’t simply “price lower.” It’s to understand where your property fits within the current competition and price it accordingly from the start.

For those following the Woodland Hills real estate market, have you noticed buyers becoming more price-conscious this year?

Your Woodland Hills condo has been listed for 5 days and you receive a solid offer. Do you take it or wait?This is a tou...
09/30/2026

Your Woodland Hills condo has been listed for 5 days and you receive a solid offer. Do you take it or wait?

This is a tougher decision than it sounds.

When an offer comes in quickly, one of the first thoughts a seller may have is:

“If we got this already, what happens if we wait another week?”

There could be another buyer. There could even be a better offer.

But there’s also no guarantee.

Before making that decision, I’d want to know how many buyers have seen the property, what the showing feedback has been, how much competing inventory is available, whether additional showings are scheduled and, importantly, how strong the terms of the offer actually are.

Price isn’t the only thing that makes an offer good.

So let’s put you in the seller’s seat.

You have a good offer after only 5 days. What are you doing?

🏠 TAKE IT
⏳ WAIT

And if you choose WAIT, how long would you give it?

I’m curious to see how homeowners answer this one.

Condo buyers: which ONE of these HOA issues would concern you the most?A. HOA dues just increased 15%B. A special assess...
09/29/2026

Condo buyers: which ONE of these HOA issues would concern you the most?

A. HOA dues just increased 15%
B. A special assessment is coming
C. The HOA has low reserves
D. There’s pending litigation
E. Rental restrictions

This is where buying a condo gets more complicated than just liking the unit and agreeing on a price.

None of these automatically makes a community a bad place to buy. A dues increase could be funding something necessary. An assessment might be paying for a major improvement. Litigation can range considerably in significance. And rental restrictions may not matter at all to someone who plans on living there long-term.

The important part is understanding what’s behind the issue before making a decision.

But let’s make you choose…

Which one would give you the most hesitation: A, B, C, D or E?

And if there’s an HOA issue I left off that would be an immediate dealbreaker for you, add it in the comments.

You have $600K to spend on a Woodland Hills condo. Which one are you buying?A: The updated condo. It costs more, but you...
09/28/2026

You have $600K to spend on a Woodland Hills condo. Which one are you buying?

A: The updated condo. It costs more, but you can move in without doing much.

B: The older/original condo. You save money upfront, but you’ll have to put some of that savings back into renovations.

I see versions of this decision come up all the time with Woodland Hills condo buyers.

Some buyers don’t want to deal with contractors, flooring, kitchens and bathrooms after moving in. Others would much rather pay less for the condo and make it their own.

So forget what you think the “right” real estate answer is.

Which would YOU actually buy: A or B?

And for those choosing B, here’s the more interesting question:

How much cheaper would it have to be to make the renovation worth it?

I’m curious where people draw that line.

Lots of online views. No offers. Does that automatically mean the price is wrong?Not necessarily.One of the things I pay...
09/24/2026

Lots of online views. No offers. Does that automatically mean the price is wrong?

Not necessarily.

One of the things I pay close attention to when selling a home is where buyers stop moving forward.

Lots of views but very few showings? Buyers may like the photos enough to click, but something about the price, location or property details is keeping them from taking the next step.

Showings but no offers? That’s a different signal. Buyers are interested enough to see the property in person, but something isn’t convincing them to act.

Plenty of saves but little activity? Buyers may be watching the property while comparing it to other options or waiting to see what happens.

This is why I don’t think sellers should look at one number in isolation.

Views → Saves → Showings → Offers

Each step tells us something about how buyers are responding.

The goal isn’t simply to get attention. It’s to understand what buyers are doing with that attention and adjust the strategy when the market gives us enough information.

If your home had thousands of online views but no offers, what would you assume was happening?

If you’re looking for a townhome in Woodland Hills but want something that feels a little more like a traditional home, ...
09/23/2026

If you’re looking for a townhome in Woodland Hills but want something that feels a little more like a traditional home, Warner Woods is a community worth knowing about.

Located in the Warner Center area, Warner Woods offers larger multi-level townhomes, with many residences featuring attached two-car garages and layouts roughly ranging from 1,500 to more than 2,200 square feet.

The community also offers a pool, spa, tennis courts and landscaped grounds, with Warner Center Park directly across the street.

What I think makes Warner Woods interesting is how different the experience can be from a more traditional condo community. You get the convenience of Warner Center, but with larger floor plans, private entrances and a more residential townhome setting.

It’s also a good reminder that “condo or townhome living in Woodland Hills” can mean very different things depending on the community.

Have you ever been inside Warner Woods?

$500 HOA vs. $800 HOA. Which one is actually more expensive?It sounds like an easy answer, but when comparing Woodland H...
09/22/2026

$500 HOA vs. $800 HOA. Which one is actually more expensive?

It sounds like an easy answer, but when comparing Woodland Hills condos and townhomes, the monthly HOA dues are only part of the equation.

One community’s dues may include water, trash, insurance, security, extensive amenities or more exterior maintenance. Another community may have lower dues but leave owners responsible for more expenses themselves.

Then there’s something I think is even more important: How well funded is the HOA?

Buyers should look beyond the monthly payment and understand the association’s reserves, upcoming projects, recent assessments and what major expenses could be coming down the road.

A lower HOA payment can certainly be attractive. It just doesn’t automatically mean the community is less expensive to own in.

When I’m comparing condo communities, I’d rather ask:

What am I paying, what does it cover, and how financially prepared is the HOA?

That gives you a much better picture than comparing two monthly dues numbers.

Would you automatically choose the condo with the lower HOA dues?

HOA finances and requirements vary by community. Buyers should review association documents and consult the appropriate professionals when evaluating a specific property.

The Woodland Hills real estate market isn’t dead. Buyers are just getting pickier.That’s an important distinction.Buyers...
09/21/2026

The Woodland Hills real estate market isn’t dead. Buyers are just getting pickier.

That’s an important distinction.

Buyers are still looking at condos and townhomes, but affordability and uncertainty have changed how they evaluate them. They’re paying closer attention to price, condition, HOA dues, location within the community and, most importantly, whether the monthly payment makes sense.

That means a property can get plenty of online attention and even showings without generating an offer.

Why?

Because buyers have more reasons to pause. If another home feels like a better value, is more updated, has a better location or simply makes more sense financially, they’re willing to wait.

For sellers, this doesn’t mean you need to panic or immediately reduce your price. It means you need to pay attention to what the market is telling you.

Are buyers clicking but not scheduling showings?
Are they touring but not making offers?
Is the same objection coming up repeatedly?

Those are very different signals and they can point to very different solutions.

The homes that give buyers a compelling reason to act can still get attention. The challenge is understanding what today’s buyer considers compelling.

Have you noticed yourself becoming more selective when looking at homes lately?

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