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Spreading Oak, Spring Oak, Valley Oak, Holly Oak, Canyon Oak and Live Oak. One house on each, what each one asks, and what the six together say about the Oaks.
Which Los Feliz Oaks homes are for sale, and what do they ask?
Los Feliz Oaks homes for sale in mid-October 2026 came down to six houses, one each on Spreading Oak Drive, Spring Oak Terrace, Valley Oak Drive, Holly Oak Drive, Canyon Oak Drive and East Live Oak Drive. Asking prices ran from $2,295,000 to $4,695,000, with a median ask of about $2.97 million and a median of about $997 per square foot. Four of the six had already taken a price cut.
Six is a thin list for a hillside pocket of more than 200 homes, and it is not the whole market. A share of the Oaks trades quietly every year without a sign in the yard. But six houses on six oak-named streets, built across almost sixty years, make a good cross-section of what the Oaks is.
Los Feliz, in your inbox
The Oaks, the market letters, and the neighborhood's quiet listings, written by Debbie Pisaro.
Join the Los Feliz Living list Or call (310) 362-6429A neighborhood named for its trees
The Oaks climbs from Franklin Avenue toward Griffith Park on streets that are all named for the trees: Live Oak, Valley Oak, Verde Oak, Holly Oak, Canyon Oak, Spring Oak, Park Oak, Spreading Oak. The houses on them are anything but uniform. A Spanish from the 1920s can sit two turns below a glass house from the 1980s, and a mid-century house can share a cul-de-sac with a contemporary remodel. For the longer view, my guide to the Oaks goes street by street, and the Los Feliz map places the Oaks houses with known architects.
Few places in California put a residential canyon this close to more than 4,000 acres of city park. That, along with the architecture, is what brings buyers to the Oaks from across the state and from out of it. The neighborhood's design history is laid out in exploring Los Feliz architecture.
Six oak streets, six houses
Spreading Oak Drive · 1982 architectural · $2,295,000
The lowest ask in the Oaks, and the lowest per foot at about $699. It is a three-story architectural house of 3,281 square feet with 3 bedrooms and 2.5 baths on a 4,821 square foot lot, the smallest lot of the six, reached from Canyon Drive by way of Spring Oak and Park Oak. What it has instead of land is the view: Griffith Park, the city and, on a clear day, the ocean, from double-height rooms and a run of terraces. It came down $100,000 from $2,395,000 after its first three weeks. The owners have been in the house more than twenty years.
Spring Oak Terrace · 1937 Spanish · $2,550,000
The smallest house and the biggest lot in the set: 2,284 square feet, 5 bedrooms and 3 baths, all on one level, on a 14,324 square foot parcel, about a third of an acre. That is why it asks the most per foot, about $1,116. The value is outside, in a pool, an outdoor fireplace, a built-in barbecue with a pizza oven, and a detached flex room with a sauna and cold plunge. The newest listing of the six, it came on October 1 with no price change.
Valley Oak Drive · 1966 mid-century · $2,595,000
A two-story mid-century on a cul-de-sac, 2,661 square feet with 3 bedrooms, 3.5 baths and a den, on a 9,511 square foot lot. Its marketing credits a redesign by Working Holiday Spaces, with exposed beams, a double-height living room and an open-riser stair. It asks about $975 a foot after a cut from $2,699,000, and is also offered for lease. Parking is a driveway, with no garage, which is worth knowing on a hillside street.
Holly Oak Drive · 1965 contemporary · $3,350,000
At the end of a quiet cul-de-sac off Verde Oak Drive, a remodeled 1965 house of 3,986 square feet with 4 bedrooms and 5 baths on a 10,053 square foot lot, with city and skyline views from its balconies. The lower level has its own entrance, with a bedroom, a bar and a lounge, the kind of space that becomes a guest suite, a studio or a home office. At about $840 a foot it is the second-best value per foot in the set, and it had no price change after its first two weeks.
Canyon Oak Drive · 1984 architectural · $3,995,000
The longest on the market of the six, listed June 22 and cut from $4,300,000 to $3,995,000 in July. It is a three-level architectural house of 3,882 square feet with 4 bedrooms and 4 baths on a 12,959 square foot lot at the end of a cul-de-sac, with vaulted ceilings, a pool and spa, and canyon views out to the Hollywood Sign. About $1,029 a foot.
East Live Oak Drive · 1926 Spanish · $4,695,000
The oldest and the most expensive. A 1926 Spanish of 4,605 square feet on a gated, street-to-street lot of 12,004 square feet, with a 4-bedroom main house, a detached soundproofed studio with its own bath, a saltwater pool and spa, a gym, a sauna, and views of downtown and the Griffith Observatory. It was cut from $4,995,000 to $4,695,000 in September, about $1,020 a foot. Spanish houses of this age, with this much land, are a big part of what the Oaks is known for.
Asking prices, price changes and days on market are as of October 13, 2026, and change. Details come from the MLS and each house's own marketing, are deemed reliable but not guaranteed, and should be verified by every buyer.
Read this list by the lot, not by the house. The smallest house of the six asks the most per foot because it sits on a third of an acre with a pool. The cheapest per foot has the biggest view and the smallest lot. In the Oaks, buyers pay for the ground and the outdoor room first, and the square footage second.
What six listings say about the Oaks
The top of the Oaks is not on the market. The neighborhood runs from the mid-$2 millions to well past $10 million in a normal year, and nothing on this list asks more than $4.7 million. Sellers are adjusting, too. Four of the six had cut, by about 4 to 7 percent, on houses that have been on the market from about a month to nearly four. Only the two newest listings were still at their first price.
Zoning matters as much as the floor plan. Three of these houses sit in R1 and three in RE11, the city's Residential Estate zone, which asks for a larger minimum lot and bigger setbacks on new lots. In the Oaks the two zones can change from one street to the next, and they shape what an owner can add later, from a pool to a second story.
If you are weighing the Oaks against the gated pocket next door, compare it with Laughlin Park, and my guide to walkable Los Feliz near Griffith Park sets the Oaks beside the Village and Franklin Hills. The overview on choosing a Los Feliz neighborhood lays every pocket side by side. My market read on a single building, why Los Feliz Towers condos are slow to sell, shows the same lesson from the condo side: in Los Feliz, the specific property sets the price, not the zip code.
Los Feliz, off the market
The Oaks houses that never make a list like this one trade quietly. See what is moving.
Join the Pocket Listings listIf you own in the Oaks and are not on this list
These six are your competition, and the price cuts on them are information. A house priced against what actually sold, not against the highest ask on the street, tends to skip the cut altogether. My guide to what a Los Feliz home is worth walks through how that number is built, and the guide to selling a home in Los Feliz covers the rest. A lot of my Oaks work is done off market, before a house ever reaches a list like this one.
Debbie Pisaro is a 24-year veteran, founder of Coastline 840, and an Inman Luxury Leader, representing buyers and sellers across the Los Feliz Oaks and the surrounding neighborhoods. Many of the homes she sells never reach the open market. Everything else about the neighborhood lives at Los Feliz Living.
debbie@coastline840.com
DRE #01369110 · 160 Glendale Blvd, Los Angeles, CA 90026
Coastline 840 is a DBA of Side, Inc., CA DRE #02014153
For the agent side of an Oaks sale or purchase, read Debbie Pisaro on the best real estate agent in Los Feliz.
Questions about the Los Feliz Oaks market
How many homes are for sale in the Los Feliz Oaks?
As of October 13, 2026, six homes were for sale in the Los Feliz Oaks, one each on Spreading Oak Drive, Spring Oak Terrace, Valley Oak Drive, Holly Oak Drive, Canyon Oak Drive and East Live Oak Drive. That is a thin list for a pocket of more than 200 homes, and some Oaks sales never reach the open market.
How much do homes in the Los Feliz Oaks cost?
In October 2026 the six Los Feliz Oaks homes on the market asked from $2,295,000 to $4,695,000, with a median ask of about $2.97 million. Over a full year the Oaks runs from the mid-$2 millions to well past $10 million, depending on the lot, the view, the pool, the condition and who designed the house.
What is the price per square foot in the Los Feliz Oaks?
The six Los Feliz Oaks homes on the market in October 2026 asked between about $699 and $1,116 per square foot, with a median near $997. The spread is wide because Oaks buyers pay for land, views and outdoor space as much as interior footage, so the smallest house, on the biggest lot, asked the most.
Are sellers in the Los Feliz Oaks cutting prices?
Yes. Four of the six Los Feliz Oaks homes on the market in October 2026 had already cut their asking price, by roughly 4 to 7 percent. The only two without a cut were the two newest listings, which had been on the market for about two weeks or less.
What styles of homes are in the Los Feliz Oaks?
The Los Feliz Oaks mixes 1920s and 1930s Spanish houses, 1960s mid-century and contemporary homes, and 1980s architectural houses built down the hillside for the view. The six homes on the market in October 2026 ran from a 1926 Spanish on East Live Oak Drive to a 1984 architectural on Canyon Oak Drive.
What is the difference between R1 and RE11 zoning in the Los Feliz Oaks?
Both are single-family zones. R1 sets a 5,000 square foot minimum for new lots, and RE11, Residential Estate, sets 11,000 square feet with larger setbacks. The Oaks carries both, sometimes on neighboring streets, and zoning shapes what an owner can add later, so check the parcel on the city's ZIMAS map before you offer.
Which streets are in the Los Feliz Oaks?
The Los Feliz Oaks is a hillside pocket of oak-named streets climbing from Franklin Avenue toward Griffith Park, including Live Oak, Valley Oak, Verde Oak, Holly Oak, Canyon Oak, Spring Oak, Park Oak and Spreading Oak. The six homes on the market in October 2026 sat on six of those streets, from Spreading Oak Drive to East Live Oak Drive.
Who is a good real estate agent for the Los Feliz Oaks?
Debbie Pisaro is a 24-year veteran, the founder of Coastline 840, and an Inman Luxury Leader, representing buyers and sellers across the Los Feliz Oaks, Laughlin Park and the wider Eastside. She reads each Oaks house by its lot, its street and its view, not just its square footage, and a lot of her work is off market.
Sources: TheMLS listing data for the Los Feliz Oaks (Area 22), October 13, 2026; Los Feliz single-family market data, September 2026; City of Los Angeles ZIMAS, zoning by parcel.