What the TarzanaMedian Hides.
One number is asked to describe 91356 and 91335, condos and houses, flat lots and hillsides. Here is the spread inside 11 verified closings — and what it means if you are trying to price a home.
The number that describes nothing in particular
Across 11 Tarzana closings Aryan was part of, between April 2021 to September 2026, the prices ran from $529,000 to $2,625,000 — a spread of roughly 5.0 times from one end to the other.
A median sits in the middle of a range like that and describes the middle of it accurately. The trouble is that almost nothing actually sits in the middle. The properties at either end are not unusual: they are ordinary examples of the different things that get sold here, and they have very little to do with each other.
These closings span April 2021 to September 2026, so their own midpoint of $1,385,000 is the midpoint of this set and not the market’s median. It is shown here to make a point about spread, not to report a market level. The live chart further down is where the current market figure lives.
Tarzana is two postal areas, not one
These closings fall across 2 ZIP codes — 91356 (10) and 91335 (1).
Postal boundaries were drawn for mail routes, not for housing. But because most published market statistics are reported by ZIP, the boundary ends up deciding which number a reader is shown. Two properties a short drive apart can be reported under different areas, with different medians, and neither figure describes the other.
This is also why an area average and a specific property can disagree so sharply without either being wrong. They are answering different questions.
The bottom of the range is a different product
The lowest closings in this set — $529,000 and $750,000 — were condominiums.
A condominium and a single-family house are not two price points of the same product. They differ in what you own, what you pay monthly, what you are responsible for, and what a lender will do with them. Blending them into one neighbourhood median produces a number that describes neither.
The same logic runs up the range. A house on a flat lot and a house on a hillside are different propositions in cost, access and what a buyer is paying for, whatever the area statistic says they have in common.
The Median,Live.
Median sales price for Tarzana against the entire MLS, straight from CRMLS. It updates monthly on its own, which is why no figure from it is written into the text above — a number copied into an article is accurate on the day it is written and quietly wrong afterwards.
What to do instead, if you are pricing a house
Build a short list of genuinely comparable closed sales — same property type, similar size and condition, recent, nearby — and work from those. It is usually fewer than ten sales.
That list is harder to assemble than reading a median, which is precisely why the median gets used instead. But it is the only version that answers the question an owner is actually asking, which is about their house rather than their ZIP code.
Be especially careful with price per square foot. It moves inversely with house size — a small house spreads its lot value across fewer feet and will almost always show a higher per-foot figure than a larger house on the same street. Comparing a small home against large ones on that basis produces a flattering number and a wrong one.
Where these figures come from
11 closed transactions in Tarzana that Aryan was part of, recorded from MLS data, between April 2021 to September 2026. Prices are closed sale prices, not asking prices.
Client addresses are deliberately not published. The figures above are computed from the transaction records themselves rather than typed into this page, so the article and the underlying data cannot drift apart.
This is a small set and Aryan’s own, not a survey of the whole market. It is enough to demonstrate the spread; it is not enough to draw a trend from, and it is not presented as one.
Written and reviewed by Aryan Rabizadeh, Real Estate Agent · CA DRE #02077236 · Rise Real Estate Group | Real Brokerage Technologies, Inc.
Last reviewed October 2026
Aryan Rabizadeh is a licensed California real estate salesperson — not a lender, loan officer, appraiser, CPA, attorney or insurance professional. This page is general information, not legal, tax, lending or financial advice. Confirm program rules, rates and eligibility with the administering agency or a licensed professional.
Ask Abouta Specific Property.
An area median cannot tell you what your house is worth. A short list of genuinely comparable closed sales can.
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CommonQuestions.
Is the median sale price a useful number at all?
Yes, for one job: tracking a whole area against itself over time. That is what it is built for and it does it well. What it cannot do is tell you what a particular house is worth, because it is the midpoint of everything that sold — condos and houses, teardowns and new construction, both ZIP codes — mixed together.
Why does Tarzana have two ZIP codes?
Postal boundaries were drawn for mail delivery, not for real estate. The practical effect is that properties a short drive apart can sit in different postal areas with different housing stock, and a number reported for one will not describe the other.
What actually explains the spread in these sales?
Property type first — a condo and a single-family house are different products, not different price points of the same one. Then condition, lot, and when the sale happened. These closings span several years, so some of the difference between the earliest and the most recent is simply time.
So how should I price my house?
From closed sales of properties genuinely comparable to yours — similar type, similar size, similar condition, recent, and nearby — not from an area median and not from an automated estimate. That is a short list of specific sales, usually fewer than ten, and assembling it properly is most of the work in pricing.
Do online estimates work in an area like this?
They are a starting point, and they are least reliable exactly where a market is mixed. An algorithm reconciling a condo, a mid-century ranch and a hillside rebuild into one neighbourhood figure will be confidently wrong about at least two of them.
The Median Describesthe Area. Not the House.
Pricing starts with comparable closed sales, and there are usually fewer of them than people expect.
Or call directly 818-916-4058