Selling a Home in Van Nuys in 2026
Van Nuys does not get the press that Sherman Oaks or Studio City gets, and that is honestly part of its advantage. In my 13 years working the Valley, I have consistently seen Van Nuys deliver solid returns for sellers who understand what they have and how to position it. It is the most affordable single-family entry point in the western San Fernando Valley, and that accessibility drives steady buyer demand.
What I tell my Van Nuys sellers is this: the neighborhood is uneven. The Lake Balboa border pocket and the Sherman Oaks-adjacent streets are genuinely strong. The core corridor near Van Nuys Blvd and the airport-adjacent zone are more competitive. Those distinctions matter enormously for your pricing strategy, your days on market, and ultimately what you net.
This guide gives you the real data, the sub-area breakdowns, and the honest preparation advice you need. Not what sellers want to hear in 2022, but what actually closes deals in 2026.
What Is In This Guide
Van Nuys Market Snapshot 2026
The Van Nuys market made a significant shift from 2024 to 2026. What was a seller's market through most of 2022-2023 has recalibrated into a genuine buyers market. Prices are down year over year, days on market are up, and the majority of homes are closing below list price.
That said, the market is not distressed. Demand remains real because Van Nuys offers something genuinely difficult to find in Los Angeles: a single-family home under $850,000 in a connected, established neighborhood with reasonable commute access via the 405, 101, and 170 freeways and the Van Nuys Metrolink station.
What has changed is buyer psychology. In 2026, buyers in Van Nuys have more choices, more negotiating leverage, and less urgency than they did in 2022. They will not overpay. Sellers who respect that reality and price accordingly are still moving homes. Those who do not are sitting.
Van Nuys by ZIP Code
Van Nuys spans three primary ZIP codes, and the pricing differences between them are material:
| ZIP Code | Neighborhoods Covered | Median Price Range | Notes |
|---|---|---|---|
| 91401 | East Van Nuys, Lake Balboa border | $900K-$1.1M | Larger lots, premium pocket |
| 91405 | Core Van Nuys, Sherman Oaks-adjacent | $750K-$870K | Most active sub-market |
| 91406 | West Van Nuys, airport-adjacent | $750K-$865K | Mixed pockets, industrial proximity |
Price Comparison: Van Nuys vs. Neighboring Markets
"In my experience, buyers who get priced out of North Hollywood or Sherman Oaks turn to Van Nuys first. That lateral demand is what keeps Van Nuys resilient even when the overall market softens." Justin Borges | DRE #01940318
Which Part of Van Nuys Are You In?
This is the most important question I ask every Van Nuys seller I meet. Van Nuys is not one market. It is four overlapping markets stacked inside the same zip codes. Where your home sits within that spectrum determines your realistic price, your buyer pool, and how long you should expect to be on market.
Streets closest to Lake Balboa park, Balboa Blvd corridor, larger lots, generally 1950s-1970s ranch-style homes. Best public green space access in the area. Buyers here are willing to pay a premium for the park proximity and relative quiet.
View HomesNorth of Oxnard St, west of Van Nuys Blvd, proximity to Sherman Way commercial corridor. Buyers here often cross-shop with Sherman Oaks but prefer the price break. Smaller lots than Lake Balboa but strong buyer interest.
View HomesThe broader neighborhood along Van Nuys Blvd and Sepulveda Blvd corridors. More diverse property condition, more competition from similar listings. Condition and pricing precision matter most here. Buyers have the most options in this tier.
View HomesClosest to Van Nuys Airport (VNY) and the industrial corridor on the western edge. Noise and commercial adjacency create a price discount. Investors and practical buyers who are not bothered by airport proximity find real value here.
View HomesStreet-Level Reference Points
If you want to orient yourself fast, here is my shorthand for Van Nuys geography:
- Balboa Blvd (north of Victory Blvd): Lake Balboa border premium. Strongest positioning.
- West of Sepulveda Blvd, south of Sherman Way: Sherman Oaks-adjacent. Strong buyer traffic.
- Van Nuys Blvd corridor: Core Van Nuys. High competition. Price precisely.
- Woodley Ave westward to the airport: Value zone. Noise discount applies.
- Sherman Way (east-west spine): Commercial corridor and key boundary marker between sub-areas.
Pricing Strategy for Van Nuys Sellers
The biggest mistake I see Van Nuys sellers make in 2026 is anchoring their price expectations to what happened in 2021 or 2022. Those years were an anomaly. Interest rates were near zero, inventory was nonexistent, and buyers were waiving everything. That market is gone.
What I tell my sellers now: price to the current market or you will spend weeks on market, collect lowball offers, and eventually take less than you would have gotten if you had priced right on day one. Buyers are not emotional in 2026. They have data. They know what sold on your street six months ago.
Pricing by Sub-Area and Property Type
| Sub-Area | Property Type | Realistic Price Range | Avg. DOM |
|---|---|---|---|
| Lake Balboa Border | 3BR/2BA SFR (1,400-1,800 sf) | $850K-$1.05M | 28-40 days |
| Lake Balboa Border | 4BR/3BA SFR (1,900-2,400 sf) | $975K-$1.15M | 30-45 days |
| Sherman Oaks-Adjacent | 3BR/2BA SFR (1,200-1,600 sf) | $800K-$950K | 35-50 days |
| Core Van Nuys | 3BR/2BA SFR (1,100-1,500 sf) | $720K-$850K | 48-70 days |
| Core Van Nuys | 2BR/1BA SFR (under 1,100 sf) | $650K-$760K | 50-75 days |
| Airport-Adjacent | 3BR/2BA SFR (any size) | $620K-$760K | 60-90 days |
The 2% Overpricing Rule in Van Nuys
In 2026, listing 5% above your true market value in Van Nuys does not result in a slightly lower offer. It results in 45+ days on market, a price reduction, and buyers wondering what is wrong with your home. I have seen sellers who launched at $820K eventually close at $765K because they burned market momentum. Pricing to $790K on day one would have likely cleared at $780K in 30 days. That is a better outcome in every measurable way.
What "Months of Supply" Means for Your Negotiating Position
As of early 2026, Van Nuys is tracking toward 3.5-4.5 months of supply, which technically puts it in balanced-to-buyers market territory. (A sellers market is under 3 months. A balanced market is 3-6 months. A full buyers market is above 6 months.)
What this means practically: expect buyers to ask for concessions. In 2022, sellers in Van Nuys laughed at requests for closing cost help or inspection contingencies. Today those requests are standard. I routinely advise sellers to budget for $10,000-$20,000 in buyer concessions and price accordingly.
"The sellers who win in 2026 are the ones who make the math easy for buyers. That means right price, good condition, and realistic concession expectations. Van Nuys buyers are value-conscious. Give them a reason to stop looking." Justin Borges | DRE #01940318
Pre-Listing Prep That Moves the Needle in Van Nuys
Van Nuys housing stock is predominantly 1940s through 1970s construction. That means sellers are typically dealing with homes that have good bones but show their age. What moves the needle here is different from what matters in a newer market.
The most important truth I can share: buyers in the $700K-$950K range in Van Nuys are not looking for projects. They are often first-time buyers or move-up buyers who stretched to get here. They want a home that feels clean, safe, and ready to live in. They will not pay full price for something that feels unfinished or neglected, even if the bones are good.
Improvement ROI Table for Van Nuys Sellers
| Improvement | Typical Cost | Value Add | ROI | Priority |
|---|---|---|---|---|
| Interior paint (neutral) | $3,000-$6,000 | $10,000-$20,000 | 3-5x | Critical |
| Deep cleaning + declutter | $500-$1,500 | $5,000-$15,000 perceived | 10x+ | Critical |
| Landscaping / curb appeal | $1,500-$4,000 | $8,000-$20,000 | 4-6x | Critical |
| Modern light fixtures | $800-$2,000 | $5,000-$12,000 | 4-6x | High |
| Kitchen cabinet paint + hardware | $1,500-$3,500 | $8,000-$18,000 | 4-6x | High |
| Bathroom refresh (vanity, mirror, faucet) | $1,000-$3,000 | $5,000-$15,000 | 3-5x | High |
| Exterior paint | $3,500-$7,000 | $10,000-$20,000 | 2-4x | Medium |
| Professional staging | $2,500-$8,000 | $15,000-$40,000 | 4-8x | Medium-High |
| Full kitchen remodel | $35,000-$75,000 | $20,000-$40,000 | 0.5-0.7x | Avoid |
| Bathroom full gut remodel | $20,000-$45,000 | $10,000-$20,000 | 0.5-0.6x | Avoid |
The Van Nuys Inspection Reality
Older Van Nuys homes almost always surface issues in buyer inspections: aging electrical panels (sometimes knob-and-tube or Federal Pacific), galvanized plumbing, older roofs, and HVAC systems that are past their service life. I always recommend sellers do a pre-listing inspection. Knowing what is there lets you price it in, disclose upfront, and avoid deals falling apart in escrow. Surprises in inspection kill more Van Nuys deals than price does.
What Buyers Are Actually Looking For in Van Nuys
- Updated kitchens and baths (or at least clean and functional ones)
- Usable outdoor space (even a modest backyard is a selling point)
- Parking (a two-car garage or wide driveway matters in LA)
- Updated electrical (200-amp panel is increasingly expected)
- Central AC (a non-negotiable in the Valley)
- No deferred maintenance visible at first showing
Honest Pros and Cons of Selling in Van Nuys
I believe sellers deserve an honest picture of what they are working with. Here is the real assessment:
Seller Advantages
- Consistent lateral demand from NoHo and Sherman Oaks buyer overflow
- Most affordable SFR entry in the western Valley draws serious, motivated buyers
- Van Nuys High School GreatSchools rating of 8/10 is a genuine asset for families
- Excellent freeway access (405, 101, 170) and Metrolink connectivity
- Lake Balboa park proximity adds real lifestyle value premium
- Investor demand provides floor on pricing for fixers
- 91401 ZIP code has strong lot sizes for ADU potential
Seller Challenges
- Buyers market in 2026 means 58% of homes close under asking
- Days on market up significantly from prior year (48-76 days)
- Crime rate of 37 per 1,000 residents above national average
- Van Nuys Airport noise affects western sections meaningfully
- 60% of properties flagged for flood risk over 30-year horizon
- Older housing stock (1940s-1970s) often surfaces inspection issues
- Core corridor near Van Nuys Blvd faces perception headwinds
Van Nuys vs. North Hollywood vs. Panorama City: Seller Comparison
If you are deciding whether to sell in Van Nuys now or potentially position your home differently, it helps to see how the three most comparable western Valley markets stack up. Each has a distinct buyer profile and price ceiling.
| Market | March 2026 Median | YoY Change | Avg. DOM | Buyer Profile |
|---|---|---|---|---|
| North Hollywood | $860,000 | -4.3% | 40-55 days | Arts District spillover, young professionals, investors |
| Van Nuys | $778,000 | -7.7% | 48-76 days | Move-up families, NoHo overflow, first-time buyers |
| Panorama City | $650K-$750K | -5.1% (est.) | 55-80 days | Budget buyers, investors, working-class families |
The $82,000 Van Nuys-to-NoHo Gap
The ~$82,000 median difference between Van Nuys and North Hollywood is the most important number for Van Nuys sellers to understand. Here is why:
- Buyers who cannot afford NoHo at $860K come directly to Van Nuys as their next option
- That creates a reliable buyer pipeline that prevents Van Nuys from free-falling in soft markets
- It also caps upside: a Van Nuys home cannot price at NoHo levels without exceptional features
- The gap has been fairly stable over the past 5 years, ranging from $60K to $120K
Working With a Van Nuys Listing Agent
Not every agent who takes listings in Van Nuys actually works there. In my 13 years in the Valley, I have seen sellers lose money because they hired an agent who did not know the difference between the Lake Balboa border pocket and the airport-adjacent zone. Those are not the same market. Pricing them the same costs sellers real money.
What I tell every seller I meet: interview your agent hard. Ask them specifically: How many Van Nuys transactions have you closed in the past 12 months? What is your average list-to-sale ratio? How do you adjust pricing for sub-area differences? What is your marketing plan beyond MLS?
What the Right Listing Agent Does for Van Nuys Sellers
- Sub-area pricing precision: Pulls comps from your specific pocket, not the overall ZIP code average
- Pre-listing consult: Walks your home, identifies the 3-5 changes that actually move the needle
- Professional photography: Non-negotiable. Your listing photos determine if buyers even schedule a showing
- Strategic MLS timing: Lists Thursday-Friday to maximize weekend showing traffic
- Buyer pool access: Has active buyers in your price range who can be pre-positioned before MLS go-live
- Offer negotiation: In a buyers market, terms matter as much as price. Commission concessions, repair requests, closing timelines all affect your net
- Inspection navigation: Guides you through the inspection period without letting buyers use it to renegotiate everything
"The best listing agent is not the one who tells you the highest number. It is the one who tells you the right number and then actually delivers it. In Van Nuys, those two things are often $50,000 apart." Justin Borges | DRE #01940318
Commission Structure in 2026
Following the NAR settlement changes that took effect in 2024, buyer agent compensation is now negotiated separately. Sellers in Van Nuys are not automatically obligated to offer buyer agent commission, but market conditions still favor sellers who do. Most closed deals in Van Nuys in 2026 include some form of buyer-side compensation, whether as a separate offering or seller concession toward buyer closing costs.
I am transparent with my sellers about all costs upfront. No surprises at the closing table.
Ready to Talk About Selling Your Van Nuys Home?
I offer a free, no-pressure seller consultation. We will walk through your specific sub-area, pull real comps, and discuss what your home could realistically net in this market. No obligation. Just honest information.
(213) 262-5092Or browse active Van Nuys listings to see your competition:
Browse Van Nuys ListingsFrequently Asked Questions
As of March 2026, the median sold price in Van Nuys is approximately $778,000, down about 7.7% from the prior year. ZIP code 91401 skews higher toward $900K-$1.1M due to larger lots near the Lake Balboa border. ZIP codes 91405 and 91406 typically sell in the $750K-$865K range. Prices vary significantly by sub-area and property condition.
In 2026, Van Nuys homes are averaging 48-76 days on market, up from 39-49 days the prior year. Well-priced, updated homes in desirable pockets near Lake Balboa or Sherman Oaks-adjacent streets move in 25-35 days. Homes priced above market or in the core Van Nuys corridor near Van Nuys Blvd can sit 60-90 days before sellers adjust.
It depends on the sub-area and your price. Van Nuys is not a hard sell when priced correctly for the specific pocket. Homes near Lake Balboa, Sepulveda Blvd (west side), or the Sherman Oaks boundary move confidently. The challenge comes in the core corridor near Van Nuys Blvd and Sepulveda east, where competition is heavier and buyers have more leverage.
In those areas, condition and price are everything. Buyers in 2026 are more informed and less emotional than 2021-2022 buyers. They will walk from an overpriced home quickly. The answer to "is Van Nuys a hard sell" is: it depends on whether you are willing to price honestly for 2026, not 2022.
Fresh interior paint, landscaping cleanup, and professional cleaning deliver the highest ROI for most Van Nuys sellers. Minor kitchen updates (hardware, cabinet paint, new faucet) and bathroom refreshes can add $10,000-$30,000 in perceived value for under $5,000 invested. Major renovations rarely pencil out in Van Nuys unless you are repositioning a distressed property into the Lake Balboa premium tier.
North Hollywood commands a median of approximately $860K in early 2026, about $80,000-$100,000 above Van Nuys at $778K. North Hollywood benefits from proximity to NoHo Arts District, stronger walkability near Lankershim, and generally higher buyer demand. Van Nuys offers more square footage per dollar for buyers who prioritize size over cachet, which is a real selling point when priced correctly.
Van Nuys Senior High School holds a GreatSchools rating of 8 out of 10 and is a magnet school offering AP courses, gifted programs, and 26 sports. The average GPA is 3.51 and the graduation rate is 89%. Elementary and middle school options vary by pocket. Buyers with children often research magnet program boundaries carefully. The school system is a genuine asset, particularly for buyers who qualify for magnet enrollment.
Van Nuys has a crime rate of approximately 37 per 1,000 residents, above the national average. The most common incidents are assault and battery and vandalism. Safety varies significantly by block and sub-area. The Lake Balboa border pocket, the western side of Sepulveda Blvd, and streets closer to Sherman Oaks tend to have fewer incidents than the core corridor near Van Nuys Blvd and the airport-adjacent industrial zone.
LAPD COMPSTAT data shows overall crime in the Van Nuys division has trended down year over year in 2025, which is meaningful context. I am always honest with sellers about this because sophisticated buyers will look it up anyway. Honest disclosure builds trust and prevents deals from dying late in escrow.
Spring (March through June) is consistently the strongest selling season for Van Nuys. Families want to be settled before school starts, and weather is ideal for showing. Inventory typically rises in summer, increasing competition. Fall sales can work well for move-in-ready homes but expect longer days on market as buyer urgency fades post-Labor Day.
Quick Reference: Van Nuys Seller Cheat Sheet
| Metric | Van Nuys 2026 | Context |
|---|---|---|
| Median Sold Price | $778,000 | Down 7.7% YoY (March 2026) |
| Average Days on Market | 48-76 days | Up from 39-49 days prior year |
| % Sold Under Asking | 58% | Buyers market indicator |
| % Sold Over Asking | 25% | Well-priced, move-in ready homes |
| 91401 ZIP Median | $900K-$1.1M | Lake Balboa border premium |
| 91405 ZIP Median | $750K-$870K | Core and Sherman Oaks-adjacent |
| 91406 ZIP Median | $750K-$865K | West Van Nuys, airport-adjacent |
| NoHo Price Gap | ~$82,000 | NoHo at $860K drives Van Nuys demand |
| Van Nuys High School | 8/10 GreatSchools | Magnet school, 89% grad rate |
| Market Classification | Buyers Market | 3.5-4.5 months supply |
| Best Listing Season | March-June | Spring family buying cycle |
| Listing Agent Phone | (213) 262-5092 | Justin Borges, DRE #01940318 |
Selling Elsewhere in the Valley?
Van Nuys is just one piece of a larger San Fernando Valley seller landscape. If you are weighing Van Nuys against nearby neighborhoods, or if you own property in multiple areas, here are the guides most relevant to Valley sellers:
Let's Talk About Your Van Nuys Sale
If this guide helped you think through your sale, I would love to earn your trust. I am not going to tell you what you want to hear. I am going to tell you what the market actually supports, what prep is worth doing, and what your realistic net looks like. Then I will work hard to get it.
Justin Borges | DRE #01940318
The Borges Real Estate Team | 130 N Brand Blvd Ste 120, Glendale CA 91203
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Flood Risk and Insurance: What Van Nuys Sellers Must Disclose
One topic that comes up consistently in Van Nuys transactions is flood risk. According to current risk modeling, approximately 60% of Van Nuys properties carry some level of flood risk over a 30-year horizon. This is primarily due to proximity to the Los Angeles River and associated drainage infrastructure in the eastern portions of the neighborhood.
California law requires sellers to disclose known material facts about the property, and flood zone designation is one of those facts. If your home is in a FEMA-designated Special Flood Hazard Area, buyers with federally backed mortgages may be required to purchase flood insurance. That adds to their monthly carrying cost and can affect their purchasing power.
Here is what this means practically for sellers:
- Pull your property's FEMA flood zone designation before listing
- If your home is in a high-risk zone, price it in rather than waiting for buyers to discover it
- If your home has an elevation certificate, include it in your disclosure package
- Homes outside the high-risk zones should make that clear in marketing
The Los Angeles River and Drainage
Van Nuys sits in the southern San Fernando Valley near the upper Los Angeles River channelization system. Streets east of Van Nuys Blvd and south of Sherman Way have historically seen flooding events in heavy rain years. The western portions of the neighborhood, particularly west of Sepulveda Blvd, have generally better drainage positioning. This is another reason the sub-area matters so much for Van Nuys sellers.
Van Nuys Airport (VNY): The Noise Factor and How It Affects Your Sale
Van Nuys Airport is the world's busiest general aviation airport by operations. If your home is within about a half mile of the airport on Woodley Ave or the streets running along the northern and western edge of the airport, aircraft noise is a material factor in your sale.
I am direct with sellers about this because sophisticated buyers will visit at different times of day and they will notice. Trying to minimize or hide the noise factor will kill deals in inspection or appraisal. Pricing it in upfront keeps deals together.
The noise discount in the airport-adjacent zone is real: roughly $50,000-$100,000 below comparable homes outside the noise corridor. Buyers who specifically want the value zone and are not bothered by aviation activity (pilots, military veterans, airport workers) are your target buyer in that pocket. Market to them specifically.
Airport Noise Discount: Real Numbers
A 3BR/2BA at 1,400 sf that would price at $810K in core Van Nuys will likely price at $720K-$760K in the airport noise corridor. That $60,000-$90,000 discount is predictable and consistent. Sellers who fight it lose time. Those who accept it and market to the right buyer profile close faster.
ADUs and Investment Potential: A Van Nuys Seller Advantage
One underused positioning strategy for Van Nuys sellers is highlighting ADU (Accessory Dwelling Unit) potential. California's SB 9 and ADU streamlining laws have made it significantly easier to add a detached unit to properties with adequate lot size.
Van Nuys, particularly in the 91401 ZIP code with larger lot sizes near Lake Balboa, has a meaningful inventory of properties with genuine ADU potential. A 6,500 square foot lot with a 3BR main house in Van Nuys could realistically support a 1,200 sf detached ADU. That ADU could generate $2,000-$2,800 per month in rental income.
I have seen this positioning add $40,000-$80,000 to the perceived value of eligible Van Nuys properties when properly marketed to investor buyers and house hackers. If your lot is larger than 5,500 square feet and has adequate setbacks, this is worth discussing with your agent before you list.
- California allows up to one ADU and one JADU (Junior ADU) on most residential lots
- Van Nuys lots in 91401 average 6,000-8,500 square feet, often qualifying for full ADUs
- ADU permits are processed by the City of Los Angeles Department of Building and Safety
- Marketing "ADU-ready" lots attracts investor buyers who pay closer to market versus first-time buyers who sometimes anchor to the lower end
The Van Nuys Seller Timeline: From Decision to Close
One of the most common questions I get from Van Nuys sellers is: how long does the whole process take? The answer varies by how much prep the home needs and market conditions, but here is a realistic timeline for a typical Van Nuys transaction in 2026:
| Phase | Timeline | Key Activities |
|---|---|---|
| Pre-Listing Prep | 2-5 weeks | Paint, landscaping, cleaning, minor repairs, staging, photography |
| On Market | 3-11 weeks | Showings, open houses, offer negotiations (48-76 day average) |
| Inspection Period | 2-3 weeks | Buyer inspections, repair negotiation, appraisal |
| Appraisal | 1-2 weeks | Lender-ordered appraisal, potential renegotiation if low |
| Loan Underwriting | 2-4 weeks | Buyer's lender processes final approval |
| Escrow Close | 30-45 days | Final walkthrough, signing, recording, disbursement |
Total realistic timeline from "go" to funded: 3.5 to 5.5 months for a typical Van Nuys home in 2026 market conditions. Well-priced, move-in ready homes in premium pockets can compress this to 2.5-3.5 months. Homes needing significant prep or with pricing challenges can run longer.
Staging and Photography in Van Nuys: The Non-Negotiables
I will say this plainly: professional photography is not optional in 2026. Ninety-five percent of buyers find their home online before they ever set foot inside it. Your listing photos are the first showing. If they are dark, cluttered, or shot on a phone, you will lose buyers who would have otherwise loved your home.
In Van Nuys, where you are competing with multiple similar homes in similar ZIP codes at similar prices, photography and staging are often the differentiator between 30 days on market and 75 days on market.
Here is what I include in every listing I take in Van Nuys:
- Professional photography: Wide-angle HDR interior shots, exterior golden hour shots, aerial if lot size warrants it
- Virtual tour or 3D walkthrough: Increasingly expected by buyers who want to preview before committing to a showing
- Staging consultation: At minimum, a stager walks the home and advises on furniture placement and what to remove. Full staging for vacant homes is recommended.
- Floor plan: Buyers, especially those relocating, want to understand the layout before visiting
The Vacant Home Problem
Vacant homes almost always photograph and show worse than occupied, well-staged ones. If you are moving out before listing in Van Nuys, strongly consider virtual staging or furniture rental. An empty 3BR at $800K looks smaller and less valuable than a furnished one. Buyers struggle to imagine scale. Furniture solves that.
What Happens After You Accept an Offer in Van Nuys
Many sellers focus all their energy on getting an offer. But the period between accepted offer and close of escrow is where deals either succeed or fall apart. In Van Nuys in 2026, here is what to expect after you accept:
The Inspection Period
California contracts typically give buyers 17 days to complete inspections (though this is negotiable). In Van Nuys, given the age of most housing stock, buyers almost always order a full general inspection plus specialty inspections for roof, electrical, plumbing, and HVAC. Expect an inspection report with 40-80 line items on any home built before 1980.
The most common post-inspection renegotiation points in Van Nuys:
- Roof condition or remaining life (homes with less than 5 years on the roof are frequent issues)
- Electrical panel age and capacity (Federal Pacific and Zinsco panels often require replacement)
- Galvanized plumbing on older homes (buyers ask for credit or replumbing)
- HVAC age and condition (systems over 15 years old draw buyer concern)
- Foundation cracks or evidence of settlement (common in San Fernando Valley clay soils)
The Appraisal
If your buyer is using a mortgage, a lender-ordered appraisal will happen within 1-2 weeks of accepted offer. If the appraisal comes in below your contract price, one of three things happens: buyer and seller renegotiate to the appraised value, buyer pays the difference in cash, or the deal falls apart. This is why pricing accurately to begin with matters so much. Appraisers use the same comps you have access to.
Closing Costs for Van Nuys Sellers: What to Expect
Sellers in Van Nuys pay a range of closing costs that reduce their net proceeds. These are real numbers based on current Van Nuys transaction costs in 2026:
| Cost Item | Typical Range | Notes |
|---|---|---|
| Real Estate Commission (seller's agent) | 2.5%-3% of sale price | Negotiable; separate from any buyer agent offering |
| Transfer Tax (LA County) | $1.10 per $1,000 of sale price | On a $778K sale: ~$856 |
| Transfer Tax (City of LA) | $4.50 per $1,000 under $5M | On a $778K sale: ~$3,501 |
| Escrow Fees | $1,500-$3,000 | Split with buyer in LA County typically |
| Title Insurance (owner's policy) | $1,200-$2,500 | Seller typically pays in LA County |
| HOA Transfer Fees (if applicable) | $300-$800 | Only if property is in an HOA |
| Natural Hazard Disclosure Report | $100-$200 | Required in California |
| Buyer Concessions (market-driven) | $5,000-$20,000 | Common in 2026 buyers market |
| Total Seller Costs (estimated) | 6-8% of sale price | On $778K sale: ~$47K-$62K |
On a $778,000 Van Nuys sale, a seller should realistically expect to net $716,000-$731,000 before paying off any existing mortgage, depending on commission structure and buyer concessions negotiated.
Why Van Nuys Will Remain a Resilient Market Long-Term
Despite the 2026 market softening, I am structurally bullish on Van Nuys over a 5-10 year horizon. Here is my thesis:
Geographic constraint: Van Nuys is landlocked in the San Fernando Valley. There is no meaningful new single-family housing supply coming. The housing stock is what it is, and demand from LA's growing population will continue to compress supply.
Transit investment: The extension of Metrolink and continued investment in the Van Nuys transit hub improve commute options for professionals who cannot afford to live in closer-in neighborhoods. Every transit improvement expands the buyer pool for Van Nuys sellers.
The NoHo Price Escalator: As North Hollywood prices rise, Van Nuys benefits from the overflow. This dynamic has been consistent for 15 years and shows no signs of changing. Van Nuys is the perennial "affordable alternative" to a desirable neighbor, which is a structurally strong position.
ADU legalization: California's ADU streamlining laws have meaningfully increased the underlying value of Van Nuys lots. A home with a legal ADU generating $2,200/month in rent is worth significantly more to an investor than the same home without one. This is new value that did not exist five years ago.
"Van Nuys has been underestimated for decades. Every time I watch another neighborhood run up in price, Van Nuys absorbs the overflow demand. I do not see that changing. If you own here, you own in a resilient market." Justin Borges | DRE #01940318
Final Thoughts: Selling in Van Nuys Takes Honesty
The sellers I work with who get the best outcomes in Van Nuys share a common trait: they are honest with themselves about what they have and what the market will support. They do not anchor to 2022 prices. They do not skip the prep. And they choose an agent who tells them the truth rather than the number they want to hear.
Van Nuys is not Sherman Oaks or Studio City, and nobody benefits from pretending it is. What it is: an accessible, well-connected, improving neighborhood with genuine value for the right buyer at the right price. That is a real thing. That is a saleable thing.
If this helped you think through your sale, I would love to earn your trust. Call me directly at (213) 262-5092. I work with a limited number of sellers at a time so I can actually deliver results, not just take listings. If the timing and fit are right, let's talk.
Justin Borges | DRE #01940318 | The Borges Real Estate Team
130 N Brand Blvd Ste 120, Glendale CA 91203
(213) 262-5092 | lametrohomefinder.com
