| Toluca Lake | Studio City | |
|---|---|---|
| Median house sale | $1.78M | $2.15M |
| Median condo sale | $710K | $795K |
| Median price per sq ft | $717 | $806 |
| Home styles | 1930s to 1950s traditional and Colonial Revival houses, Spanish Colonial homes, English cottages and Tudors; condos and townhomes along Riverside | 1940s and 1950s ranch homes, traditional and Spanish houses, modern farmhouse builds; mid-century post-and-beam and contemporary homes in the hills |
| Typical lots and terrain | Flat, wide, tree-lined streets with larger lots than much of the area; a few homes back onto the lake | Flat lots with room for a pool north of Ventura, hillside lots toward Mulholland |
| City | Mostly City of Los Angeles, with a portion in Burbank | City of Los Angeles |
| Signature streets and anchors | Riverside Drive, the private lake, Lakeside Golf Club, Bob's Big Boy | Ventura Blvd and sushi row, Tujunga Village, Radford Studio Center, Fryman Canyon |
| Getting around | The 134 and the 101 close by, the 170 a short drive west; Metro B Line at North Hollywood and Universal City | The 101 and the 170; Metro B Line at Universal City/Studio City; Laurel and Coldwater canyons over the hill |
| Drive times (rough, off-peak) | Burbank airport often 10 to 15 minutes, Hollywood 15 to 20 | Burbank airport often 15 to 20 minutes |
| Weather | Valley heat, hot and dry summers | Valley heat, summer afternoons often 15 degrees or more above the coast |
| Eat drink shop highlights | Sushi Yuzu, Verse, Bob's Big Boy, Smoke House | Asanebo, El Ruso, Alto, The Baked Potato |
Median prices: Redfin Data Center, zip codes 91602 and 91604, March to May 2026. Zip codes don't match neighborhood borders exactly.
The homes
Toluca Lake is one of the Valley's older, more established neighborhoods. Most homes date from the 1930s through the 1950s: traditional and Colonial Revival houses, Spanish Colonial homes with tile roofs, and English style cottages and Tudors on wide, tree-lined streets. Lots run larger than in much of the surrounding area, and many homes have been carefully restored or expanded. The rarest homes back onto the lake itself, a small private lake ringed by estate properties, and condos and townhomes sit mostly along Riverside Drive.
Studio City has two sides. North of Ventura Boulevard, the flats are full of 1940s and 1950s ranch homes, traditional and Spanish houses and newer modern farmhouse builds, many with pools, in pockets like the Silver Triangle and Colfax Meadows. South of Ventura, the hills climb toward Mulholland Drive with mid-century post-and-beam houses and contemporary view homes.
Prices
The price figures on this page use 91602 for Toluca Lake, which also covers parts of North Hollywood nearby, and 91604, which covers most of Studio City. In Toluca Lake, lot size, restoration and proximity to the lake move prices most. In Studio City, the split between the flats and the hills is the biggest factor, along with views and whether a home is original or newly built.
The feel
Toluca Lake's main street is Riverside Drive, with restaurants, coffee shops and longtime neighborhood businesses, and Bob's Big Boy, the 1949 Wayne McAllister landmark, at its Burbank end. The lake is private and mostly hidden behind homes, so the character comes from the streets and mature trees, with Lakeside Golf Club right next door along the LA River.
Studio City runs along Ventura Boulevard, with its famous sushi row, plus Tujunga Village, a smaller block of cafes and boutiques. Radford Studio Center sits on the lot that gave the area its name, and Fryman Canyon and Wilacre Park have trails in the hills.
Getting around
Both sit in studio country. Toluca Lake has the 134 and the 101 close by and Hollywood Burbank Airport often 10 to 15 minutes away. Cahuenga Pass and Barham Boulevard lead over the hill to Hollywood, often 15 to 20 minutes off-peak. Studio City has the 101 and the 170, the Metro B Line at Universal City/Studio City, and Laurel and Coldwater canyons over the hill to West Hollywood and Beverly Hills. Depending on the street, Toluca Lake can pick up some airport noise or studio traffic.
City and rules
Studio City is entirely within the City of Los Angeles, with hillside building limits south of Ventura and rent stabilization on many pre-1978 multi-unit buildings. Most of Toluca Lake follows the same City of LA rules, but a portion is in Burbank, with its own permitting, zoning and utilities, so confirm the city for any address. Lakefront homes add shared lake rules and maintenance. Studio City's hillside homes often fall in fire hazard severity zones, so check the address on CAL FIRE maps and get insurance quotes early.
Weather
Both get true Valley weather. Summer afternoons can run 15 degrees or more warmer than the coast, and winters are mild. Good AC and shade matter in either, and pools get real use.
Questions people ask
What is the difference between Toluca Lake and Studio City?
Toluca Lake is a smaller, mostly flat neighborhood of 1930s to 1950s traditional, Spanish and Tudor homes on wide, tree-lined streets, built around a private lake. Studio City is larger, with ranch homes in the flats north of Ventura Boulevard and hillside view homes climbing toward Mulholland Drive.
Is Toluca Lake in Los Angeles or Burbank?
Both. Most of Toluca Lake is in the City of Los Angeles, but a portion falls in Burbank, which has its own permitting, zoning and utility rules. Studio City is entirely within the City of Los Angeles. Confirm which city a specific address is in before planning work.
Which is closer to the studios, Toluca Lake or Studio City?
Both are close. Toluca Lake sits between the Warner Bros. lot in Burbank and Universal, with Disney a short drive away. Studio City is home to Radford Studio Center and sits just west of Universal, with a Metro B Line station at Universal City/Studio City.
