North or South of the Boulevard (San Fernando: apartments, houses, neighborhoods)

[It Girl SF]

Thinking of moving to Sherman Oaks. We keep reading and hearing of listings that are 'South of the Boulevard!' - assuming that is the nicer part of Sherman Oaks to live in. How exactly are the north and south parts different, can anyone offer interesting insights? Is south of the boulevard more upscale? Safer? Prettier? I see nice homes north of Ventura too (online) and they seem decent. Hope to hear views from residents of both neighborhoods.

[KnoxTown]

North of Ventura is perfectly fine.

[It Girl SF]

Thanks! Care to elaborate anyone? We're not living in LA yet, just hoping to get a better picture/description....

[Charles]

Look at a school performance map of the area. As you go further north towards the center of the San Fernando Valley, neighborhoods are filled with more and more lower performing schools, apartments, lower median priced houses, immigrants (this can be verified with census data), ESL students (also can be verified), and traffic. South of the boulevard is pretty much higher end residential which, while constructed as long as 60 years ago, and because of the beauty of the hillsides and residential only planning (perhaps on 1/4 or 1/2 acre lots in some places), retains its attractiveness.

California School Performance Maps

[It Girl SF]

Wow.Interesting insights. Thanks Charles, you're offering info we don't know about... Have one grade 4 kid. But - we are only applying to private/independent schools. Perhaps that is why S of the Blvd homes seems more expensive...? However, we're not too keen to live on the hills. That is a very SF thing for us at the moment, and my husband needs to have fast/quick access to the freeways. That is why we seem to be stuck straddling on the north/south options and wondering. Basically- one kid, going to private middle school, preferably convenient commutes, hoping to find nice, like-minded neighbors......

[kiki4]

"South of the Boulevard" (SOTB) is considered much more prestigious.

Property values tend to be higher and increase more steadily than living in the flats. It's more private and there is a possibility of getting an amazing view. The weather can even be slightly cooler (depends if you are tucked in a canyon and surrounded by trees); but it's all pretty hot. Depending on where you purchase SOTB, access to the freeway is quick and easy. If you are looking to buy a house in the valley and can afford it, I really don't think there is a question. It's simply a better investment. . .

That being said (and I'm sure there are plenty of people reading this that are about to comment on how nice the neighborhoods north of Ventura can be), there are pockets North of Ventura Blvd. that are very nice as well -- beautiful houses on large, flat lots. I suppose it's all about what houses are on the market in your price range.