Quick Answer
Van Nuys is a large, diverse neighborhood in the central San Fernando Valley covering three main zip codes — 91401, 91405, and 91406 — each with its own character. The best areas are closest to Sherman Oaks and Lake Balboa, where prices are higher but the residential streets are quieter and more established. The most affordable areas are in the central corridor near Van Nuys Boulevard, where prices dip below $700K but commercial density increases. This guide breaks down each area honestly.
The Lay of the Land
Van Nuys is bounded by Sherman Oaks to the south (Ventura Boulevard as the dividing line), Reseda to the west, North Hollywood and Valley Glen to the east, and Northridge and Lake Balboa to the north. It is the geographic center of the Valley in both location and character — not the most glamorous neighborhood, not the most affordable, but central to everything.
The neighborhood divides roughly into three zones by character: the southern edge near Sherman Oaks, which gets the benefits of the Sherman Oaks commercial corridor without the Sherman Oaks price; the central zone around Van Nuys Boulevard, which has the highest density and most commercial activity; and the northern sections near Lake Balboa, which are quieter and more residential.
Van Nuys by Zip Code
91401 — Southern Van Nuys (closest to Sherman Oaks)
The 91401 zip covers the southern portions of Van Nuys, from Ventura Boulevard north to roughly Oxnard Street. This is the most desirable part of Van Nuys. Streets here are tree-lined and quiet, lots are larger, and prices reflect proximity to Sherman Oaks without the Sherman Oaks premium. Medians here run $850K to $1.1M. If you are being priced out of Sherman Oaks, 91401 is the first place to look.
91405 — Central Van Nuys (Van Nuys Boulevard corridor)
The 91405 zip covers the central Van Nuys corridor, centered on Van Nuys Boulevard between Sherman Way and Oxnard. This is the most commercial part of the neighborhood and has the most varied residential quality. You can find homes in the $650K to $800K range here, but research specific blocks — the character changes significantly between streets. Transit access is strong (Metro G Line runs through this area).
91406 — Northwest Van Nuys and Lake Balboa border
The 91406 zip covers the northwestern portions of Van Nuys including the Lake Balboa-adjacent blocks. This area shares the quiet residential character of Lake Balboa and offers some of the best value in the neighborhood. The park is accessible, streets are calm, and prices range from $750K to $950K. Some buyers address their mail as Lake Balboa even when technically in Van Nuys 91406 — the distinction is worth understanding.
What Every Area Has in Common
- Strong freeway access — the 405 and 101 are both accessible from all parts of Van Nuys within 10 minutes.
- Metro G Line (formerly Orange Line) BRT service along Sherman Way connecting to North Hollywood and Chatsworth.
- More square footage per dollar than any comparable LA neighborhood at this distance from the Westside.
- A genuinely diverse community with deep roots and a mix of longtime residents and newer arrivals.
Schools by Area
School quality varies across Van Nuys more than in neighboring communities. The best-rated public schools in the Van Nuys attendance area include Fulton College Prep (91401 zone) and some magnet options that require applications. Charter school options have expanded significantly in the last decade. If schools are a primary factor, research by specific address and enrollment options rather than assuming neighborhood-wide quality.
Frequently Asked Questions
What are the best streets in Van Nuys?
In the 91401 zip: streets between Sepulveda and Woodman, south of Oxnard, consistently offer the best combination of quiet residential character and proximity to Sherman Oaks. In 91406: streets immediately adjacent to Anthony C. Beilenson Park and the Lake Balboa corridor. In 91405: the residential blocks between Kester and Hazeltine, away from Van Nuys Boulevard, offer better value than the commercial-adjacent streets.
Is Van Nuys 91401 the same as Sherman Oaks?
No — 91401 is a Van Nuys zip code, not a Sherman Oaks zip code. However, the southern blocks of 91401 directly border Sherman Oaks (which is primarily 91403 and 91423), and some buyers and agents informally describe these blocks as "north Sherman Oaks" or the "Sherman Oaks adjacent" area. The schools, city services, and official neighborhood designation remain Van Nuys, but the residential character is closer to Sherman Oaks than to central Van Nuys.
Is it worth buying in Van Nuys vs. renting?
Van Nuys has historically been a strong market for entry-level buyers who plan to hold for five or more years. The value gap versus neighboring communities like Sherman Oaks and Studio City has remained persistent, and the neighborhood has seen steady appreciation over time. For buyers who cannot stretch to higher-priced Valley neighborhoods, Van Nuys provides a realistic path to ownership with meaningful upside potential.
Where is Van Nuys in relation to the rest of the Valley?
Van Nuys sits at the center of the San Fernando Valley, approximately equidistant from the 101 to the south and the 118 to the north, and between the 405 to the west and the 5 to the east. This central position makes it one of the most commuter-accessible neighborhoods in the Valley — you can reach most Valley employment centers, the Westside, downtown, and the northeast Valley without a disproportionate commute in any direction.
Nearby Neighborhoods to Explore
Lake Balboa | Sherman Oaks | Reseda | Valley Glen | North Hollywood | Encino
Explore the neighborhood: View Van Nuys homes and neighborhood details on homesbyclearway.com
