Toluca Lake

The short version

Median price

$1.2M–$1.5M

ZIP codes

91602

Region

Southeast San Fernando Valley

County

Los Angeles County

Schools covered

6 rated

Redfin put the Greater Toluca Lake median sale price near $1.2 million in September 2026, with homes averaging about 66 days on market, while single-family list prices ran around $1.41–$1.47 million in August and September 2026 — lower than a year earlier. Those figures blend condos and townhomes (often $700K–$1M) with detached homes, and lakefront estates trade far higher: the former Bob Hope estate sold for $26 million in 2023, the highest residential sale on record in Toluca Lake. The May 2026 source guide's 101.4% sale-to-list ratio, 1.4-month supply, and 19-day market time could not be confirmed and should not be relied on.

About Toluca Lake

Toluca Lake is a good fit for buyers who want a quiet, walkable, old-Hollywood neighborhood within a short drive of the major studios: it covers about 1.22 square miles of flat, tree-lined streets in the southeast San Fernando Valley, with Warner Bros. in Burbank and Universal City at its edges. Its commercial heart is Toluca Lake Village, a stretch of Riverside Drive lined with long-running restaurants, cafés, and small shops, and its housing is mostly 1920s–1950s Spanish Revival, Tudor, and traditional homes with condos and townhomes along the busier streets. The neighborhood is bounded by Universal City to the south, Studio City to the west, North Hollywood to the north, and the City of Burbank to the east, and it extends across that city line — so a Toluca Lake address can sit in Los Angeles or in Burbank, with a different school district, city services, and transfer-tax rules. The namesake lake is a private, roughly 6-acre body of water maintained by the Toluca Lake Property Owners Association since 1934, and the private Lakeside Golf Club, laid out by Max Behr in 1924, sits beside it. Bob Hope lived here from the late 1930s until his death in 2003, and the neighborhood remains popular with people who work in the entertainment business.

Where Locals Actually Eat

Hidden gems and city-specific favorites — no chains.

• Paty's — the Riverside Drive diner that has fed locals and studio workers since 1960; all-day breakfast, pies, and milkshakes.
• Prosecco Trattoria — an Italian dining room on Riverside Drive that has served studio regulars since 1995, open for dinner nightly; reservations online for small parties.
• Bodega Malbec — Argentine grill on Riverside Drive with a big patio, wood-fired parrilla, chorizo boards, and a deep Malbec list.
• Ca' del Sole — Northern Italian on Cahuenga Blvd near Universal City since 1994, known for handmade pasta and fresh seafood; open daily.
• Verse — a supper club on Lankershim Blvd from Grammy-winning mixer Manny Marroquin and chef Paul Shoemaker, built around live music and a tuned sound system.
• The Smoke House (nearby) — the 1946 steakhouse across from the Warner Bros. lot, on the Burbank side of Lakeside Drive; famous for its garlic cheese bread.

Just Opened

New to Toluca Lake — restaurants, businesses, and entertainment that weren't here last year.

• Akami Sushi — the Arcadia omakase bar’s second location, now open at 10658 Riverside Dr in the former Sushi Ran space, with lunch and dinner omakase.
• Gelson's Toluca Lake — a 10,000-square-foot small-format market that opened January 28, 2026 at Riverside Dr and Mariota Ave, beneath a new 37-unit apartment building, with a butcher, pizza counter, and coffee bar.

Openings verified as of October 2026.

Top-Rated Schools

• Toluca Lake Elementary — LAUSD K–5 at 4840 Cahuenga Blvd, with about 470 students; test scores run above district and state averages.
• Walter Reed Middle School — LAUSD grades 6–8 at 4525 Irvine Ave with a gifted and talented program, serving parts of Toluca Lake.
• North Hollywood High School — LAUSD comprehensive high school that also houses the Highly Gifted Magnet, which admits students who test at the 99.5th percentile or above.
• Burbank Unified schools — addresses on the Burbank side of the city line are served by Burbank Unified, whose high schools are Burbank High and John Burroughs High; get the assignment for a specific address in writing from the district.
• Campbell Hall — independent Episcopal K–12 school founded in 1944, on Laurel Canyon Blvd in Studio City.
• Harvard-Westlake School — independent grades 7–12; the Upper School (10–12) is on Coldwater Canyon Ave in Studio City, and grades 7–9 are on the Holmby Hills campus.

Fun Places & Local Character

• Toluca Lake Village — the Riverside Drive main street, where the Chamber of Commerce holds its Holiday Open House each December, with a tree lighting, a classic-car show, and street vendors.
• Lakeside Golf Club — the private 1924 Max Behr course beside the lake, a golden-age Hollywood haunt; membership is by application and is not included with any home.
• Warner Bros. Studio Tour Hollywood — a guided tour of the working Burbank lot, with backlot sets and soundstages, a few minutes east of the Village.
• Johnny Carson Park — a Burbank city park on Bob Hope Drive, across from the former NBC studios, with a walking trail, a playground, and picnic areas.
• Toluca Lake Magical Holiday Parade — a Christmas Eve neighborhood tradition that started in 1982 with a single pickup truck and has since grown to an 18-wheeler.

What's Coming & What to Watch

Studio consolidation next door — Paramount's roughly $110 billion acquisition of Warner Bros. Discovery was set to close October 6, 2026, putting the Warner Bros. Burbank lot under new ownership. Watch for changes in studio staffing, which drive much of Toluca Lake's buyer demand.

More dining on Lankershim Boulevard — Verse's owner, Manny Marroquin, has filed plans for Mensano, a 105-seat European restaurant at 4200 Lankershim Blvd. It had not opened as of October 2026.

The LA–Burbank city line — which side of the line a home sits on decides its school district, city services, and whether the City of Los Angeles transfer tax applies. Confirm the parcel’s jurisdiction before you write an offer.

Measure ULA on the Los Angeles side — Los Angeles addresses pay the City transfer tax at 4% on sales above $5.4M and 5.5% at $10.9M or more for closings after June 30, 2026, charged on the whole price. Burbank addresses are outside the City and not subject to ULA, which matters for lakefront and estate-tier sales.