Valley Glen Housing Market Update: October 2026
Valley Glen is the fastest-moving market in our corner of the San Fernando Valley right now. Single-family homes are selling in a median of 14 days at 99% of the asking price, with only 16 homes on the market. Condos tell a different story, with prices down and buyers holding more leverage.
Here's what the numbers say, using CRMLS data through September 2026.
Single-family homes in Valley Glen
| Measure | Valley Glen | Year over year |
|---|---|---|
| Average sale price | $1.22M | −0.4% |
| Sale price as % of list | 99.0% | |
| Median days on market | 14 | |
| Months of supply | 3.9 | |
| Price per square foot | +5% |
Prices are essentially flat from last year, but homes are selling faster and closer to asking than in Sherman Oaks (23 days, 97.4%), Encino (21 days, 95.5%) or Studio City (26 days, 96.0%). With under four months of supply, Valley Glen remains a seller's market for houses.
Condos and townhomes in Valley Glen
| Measure | Valley Glen | Year over year |
|---|---|---|
| Average sale price | $603K | −4.6% |
| Sale price as % of list | 95.8% | |
| Median days on market | 35 | |
| Months of supply | 4.0 |
Only five Valley Glen condos have sold this year, so treat these numbers as a small sample. Across the Valley, condo prices are down 4% to 15% and sales are down 14% year to date, giving condo buyers more choice and more room to negotiate.
What this means if you're selling
Demand for Valley Glen houses is strong. Well-priced homes are going under contract in about two weeks and selling near full price. Pricing correctly from day one is what keeps you there; homes that start too high tend to sit and sell for less.
What this means if you're buying
If you want a house in Valley Glen, be ready to move quickly with a full pre-approval. If a condo or townhome works for you, this is one of the best windows in years to negotiate on price, credits or repairs. First-time buyers may also qualify for LA City and LA County down payment assistance.
Frequently asked questions
Is Valley Glen a buyer's or seller's market right now?
For single-family homes, it's a seller's market: 3.9 months of supply, a 14-day median and 99% of list price. For condos it's more balanced, with prices down 4.6% from last year.
How much does a house cost in Valley Glen?
The average single-family sale price was about $1.22 million over the past 12 months. Condos and townhomes averaged about $603,000.
How fast are homes selling in Valley Glen?
Houses sold in a median of 14 days this year. Condos took about 35 days.
Curious what your Valley Glen home is worth?
We track Valley Glen sales every week. Request a free home value report or book a 15-minute call with Andrew and Parvaneh at abodegroupla.com/contact.
Source: CRMLS InfoSparks, data pulled October 18, 2026. Prices, price per square foot and % of list are rolling 12 months; days on market is year to date; changes compare to September 2025.
