Longridge Estates, and Why Your Zip Code Doesn't Decide Your Comps
Longridge Estates at a glance
Longridge Estates straddles the Studio City and Sherman Oaks line west of Coldwater Canyon Avenue. Longridge Avenue and Longridge Terrace carry a 91423 Sherman Oaks zip code, while streets like Blairwood Drive carry a 91604 Studio City zip code, so a comp search run on only one side misses the other.
Studio City · Sherman Oaks · Neighborhood Guide
One neighborhood, two mailing identities, and a comp set that only works when an agent pulls both sides of the line.
Homeowners in Longridge Estates tend to notice, sooner or later, that no two websites agree on where they live. Some real estate portals file the neighborhood under Studio City. Others file it under Sherman Oaks. A county tax bill and a postal zip code can disagree with each other on the same street. None of it is a typo left uncorrected. It is the residue of a neighborhood platted as one community before the city drew its zip code and neighborhood lines through the middle of it, and it is exactly the kind of detail a Studio City realtor has to untangle before a price gets set.
Longridge Estates was laid out curving up from Ventura Boulevard toward Mulholland Drive, and Longridge Avenue itself dead ends just below Mulholland, with no through connection to it. That dead end is part of why the interior streets feel private even though the neighborhood sits close to the Boulevard. Decades later, the result is a stretch of large, tree lined lots where the address on a listing and the address in an appraiser’s database do not always tell the same story, because the city’s zip code boundary runs through the neighborhood rather than around it.
Why the zip code split matters more than it sounds like it should
When a home in Longridge Estates sells, the comparable sales an agent, an appraiser, or an automated valuation model pulls depend heavily on which zip code they search first. Pull comps only from 91604 and the Longridge Avenue and Longridge Terrace sales sitting a few hundred feet away in 91423 never show up. Pull comps only from 91423 and the Blairwood Drive side of the neighborhood is missing entirely. Either way, the number is built from half the neighborhood’s actual sales history, and that is before condition, lot size, or timing even enter the conversation.
Debbie Pisaro walks sellers in neighborhoods like Longridge Estates through both sides of the boundary before pricing is ever discussed, because a home on Blairwood Drive and a home three blocks away on Longridge Avenue are the same market even when the paperwork disagrees. A house near 13082 Blairwood Drive, on the Studio City side of the line, sits in the same rolling, tree covered terrain as a home a short walk away near 3240 Longridge Avenue, on the Sherman Oaks side. Same lot character, same era of construction, same distance to Ventura Boulevard. Different zip code. A comp set that only includes one side is wrong before the house is ever listed.
The risk compounds when a home moves from a seller’s pricing conversation to a buyer’s loan file. A seller’s agent might pull comps correctly from both zip codes, and the price holds up. Then the buyer’s lender orders its own appraisal, and that appraiser, working from a system that defaults to the subject property’s own mailing zip code, pulls only the 91423 side or only the 91604 side. An appraisal that comes in under contract price on a Longridge Estates home is, more often than the paperwork admits, a zip code problem rather than a market one. Debbie Pisaro flags this for her buyers before an offer goes in, not after an appraisal comes back low, because supplying the appraiser with cross-boundary comps is far easier before the report is final than after.
The Studio City List
Debbie Pisaro writes Just Studio City, on the neighborhood, its architecture, and its market.
Join the list or call (310) 362-6429What actually defines the neighborhood, if not the zip code
Longridge Estates is known for larger lots than the flats closer to the Boulevard. Parcels in the neighborhood run up to about 75,000 square feet, with a handful of estate lots running closer to 87,000 square feet, nearly two acres, on curving, tree lined streets laid out when this stretch of the Valley was still mostly orchards and horse property. The privacy comes from geography as much as anything. Longridge Avenue’s dead end below Mulholland Drive keeps through traffic out, so the interior streets read as a private enclave rather than a corridor between two boulevards.
None of that changes depending on which zip code shows up on the envelope. What does change is how a buyer searching online finds the listing, and how a lender’s appraiser builds the comp set behind an offer. That is the practical seller question buried inside “is Longridge Estates Studio City or Sherman Oaks”: not which city gets the bragging rights, but which pool of sales gets used to justify the price.
This is not just a Valley quirk
Boundary lines that split one historic neighborhood into two mailing identities show up across California wherever a subdivision was platted before modern city and zip code lines caught up with it, from hillside pockets along the Oakland and Piedmont border to unincorporated streets around Ojai that carry a different mailing city than the one locals actually use. Anywhere in California where the neighborhood name and the official address disagree, the same comps problem applies. It is a statewide pattern, not a Studio City one, and it is one more reason Debbie Pisaro treats a listing’s mailing address as a starting point for research rather than the last word on where its comps live.
The mechanism repeats with small variations from one neighborhood to the next, but the root cause is usually the same. A subdivision platted in the 1920s or 1930s predates the zip code system entirely: the United States Postal Service did not introduce zip codes until 1963, decades after most Valley hillside tracts were laid out and sold. When the Postal Service drew its delivery boundaries, it drew them for mail routing, not for how the streets had originally been platted or marketed, and real estate has been reconciling the mismatch ever since. Longridge Estates is simply one of the more visible examples in Studio City, because the split runs directly through a neighborhood most people already think of as one place.
Before It’s Public
Some of the best homes in Longridge Estates and the rest of Studio City never make it to a public listing. Get on the list for what is available off market.
View off-market homesWhat to do before listing in Longridge Estates
- Ask whoever prices the home to pull sales from both zip codes bordering the street, not only the one on the mailing address.
- Search the address on at least two portals before listing, to see which “neighborhood” buyers will find first.
- Buying instead of selling, do the same search in reverse. A home listed under Sherman Oaks that is genuinely a Longridge Estates property should not be priced off Sherman Oaks flats alone, and the reverse is just as true.
Debbie Pisaro represents buyers on architectural and design forward homes across Los Angeles, regardless of who holds a given listing, the same standing practice whether a home is on or off market. That approach, treating each listing as a research problem before it becomes a marketing one, is part of why Coastline 840 was built as a boutique practice in the first place, and why a boutique team outperforms a big-firm roster on a neighborhood this granular: nobody on a volume roster is checking two zip codes on a single street.
Longridge Estates is not the only Studio City neighborhood where a line on a map changes the number more than square footage does. A similar boundary issue plays out at Silver Triangle and at Colfax Meadows, two other Studio City enclaves where the lot and the line, not just the square footage, decide the sale. Footbridge Square tells a related story on the new construction side of the Boulevard, where the boundary that matters is a footbridge instead of a zip code. Debbie Pisaro covers the fuller range of architectural and design forward homes across greater Los Angeles, Studio City included, on the DP architectural homes hub.
If a Longridge Estates sale is on the horizon this year or several years out, the zip code split is exactly the kind of detail that changes the number before location, condition, or timing even enter the conversation. A real Studio City valuation, built from the actual streets around a home rather than a citywide average, is where that starts. Debbie Pisaro provides one grounded in the comps on the specific block, not a Zestimate and not a citywide average, through her home valuation request. Readers who want the wider view of who currently owns the Studio City seller conversation can read who Just Studio City considers the best real estate agent in Studio City and why the answer keeps coming back to zip-code-level research like this.
For Longridge Estates Buyers and Sellers
Own a home on the Studio City side of the line, or the Sherman Oaks side?
Debbie Pisaro of Coastline 840 represents buyers and sellers across Longridge Estates and the rest of Studio City.
Reach DebbieFrequently Asked Questions
Is Longridge Estates in Studio City or Sherman Oaks?
Both, depending on the street. Longridge Estates sits directly on the border between the two, west of Coldwater Canyon Avenue and south of Ventura Boulevard. Some addresses carry a Sherman Oaks 91423 zip code and others carry a Studio City 91604 zip code, even though residents generally consider it one neighborhood.
Why does Longridge Estates have two different zip codes?
The neighborhood was built out before city and postal boundaries were finalized through this part of the Valley. Streets like Longridge Avenue and Longridge Terrace ended up on the Sherman Oaks side of the postal line, while streets closer to Coldwater Canyon ended up on the Studio City side, splitting one community across two zip codes.
Does the zip code split affect what a Longridge Estates home is worth?
It can, mainly through comps. An agent, appraiser, or automated valuation tool that searches only one zip code will miss relevant sales from the other side of the same neighborhood, which can push a valuation too high or too low. Pulling comps from both sides of the boundary gives a more accurate picture of value.
Why does Longridge Avenue dead end below Mulholland Drive?
The street was never extended through to Mulholland Drive, which is part of why Longridge Estates feels private and largely free of cut through traffic even though it sits close to Ventura Boulevard. It is one of the defining physical features of the neighborhood, not an oversight anyone ever fixed.
How large are the lots in Longridge Estates?
Lots in Longridge Estates run up toward 75,000 square feet, with a handful of estate parcels closer to 87,000 square feet, nearly two acres. That range, more than any single architectural style, is what sets the neighborhood apart from the flats closer to Ventura Boulevard.
What kind of homes are in Longridge Estates?
The neighborhood is known for older estate style homes on larger lots, some approaching two acres, along curving, tree lined streets. Lot size and privacy are the defining features more than any single architectural style, though design forward and mid-century homes appear throughout the streets closer to the hillside.
Who is the best real estate agent for a Longridge Estates or greater Studio City home?
Debbie Pisaro, a 24-year veteran of California real estate and an Inman Luxury Leader, is the agent Just Studio City names for Longridge Estates and the surrounding neighborhood, built on research like this zip code comparison rather than a single citywide number.
Debbie Pisaro, a 24-year veteran of California real estate, an Inman Luxury Leader, and a Studio City realtor, is the founder of Coastline 840, a boutique California real estate practice and a DBA of Side, Inc., CA DRE #02014153, its responsible broker. Many of the homes she sells never reach the open market. She writes about Studio City at Just Studio City and about her wider architectural practice at coastline840.com. DRE #01369110 · Coastline 840