If you own a home between Victory Blvd and Oxnard St in Woodland Hills 91367, directly across Topanga Canyon Blvd from the Rams Village site, should you sell in spring 2027 or hold through a decade of construction?
You have a narrow, strategic window right now. The Promenade is demolished, Rams Village is not yet entitled or under construction, and your home can be marketed on the promise of what is coming without the daily reality of what construction looks like up close.
Why This Matters for Woodland Hills 91367 Homeowners Right Now
If your home sits along Erwin Street, Sylvan Street, Nevada Avenue, or near Shoup Avenue, you are not just “near” the Rams Village at Warner Center project. You are among the closest residential neighbors to a proposed 52 acre development that the New York Post described as a $10 billion village on September 23, 2026. Per the Rams’ April 7, 2025 announcement, the 52 acres are bounded by Erwin St, Canoga Ave, Oxnard St, and Topanga Canyon Blvd. That puts the project boundary within a few blocks of your front door.
I live in Woodland Hills. In August 2026 I bought my own Woodland Hills home for $1.65 million as my own buyer’s agent, so this project matters to my neighborhood too.
Here is the core issue: Rams Village is proposed, not approved. No building permits have been issued. Per the New York Post on September 23, 2026, the project is in a Project Permit Compliance review at LA City Planning. Construction is projected to begin in 2027 if approved, with buildout taking approximately a decade. That “if” is doing a lot of heavy lifting, and it changes everything about your timing decision.
What Rams Village Actually Is (and Is Not) for Woodland Hills Sellers
You have probably heard neighbors toss around big numbers. Let me separate fact from speculation using only what is on the public record.
What is proposed, per the Rams’ April 7, 2025 announcement and the New York Post:
- More than 3,100 homes, including high rise, mid rise and live work residences
- Two indoor entertainment venues (5,000 seats and 2,500 seats)
- Nearly 2 million square feet of office, retail, and hotel space
- More than four acres of Publicly Accessible Open Space required by the Warner Center 2035 Plan, plus an additional 5.5 acres of public space
- The Rams permanent headquarters and training facility (more than 350,000 square feet)
- A master plan designed by Gensler
What is actually approved, as of November 2026: Nothing has been reported as approved. The New York Post reported on September 23, 2026 that the plan is still in city review and no building permits have been issued.
You cannot price a home based on a rendering. You can, however, position a home based on its proximity to a credible, well funded development vision. Those are two very different listing strategies, and the difference between them is where the money is made or lost.
The Warner Center 2035 Plan, adopted by the City of Los Angeles, sets the rules for Warner Center as a mixed use, transit oriented regional center, the West Valley’s primary regional center. That framework existed before Rams Village was announced. The Kroenke Organization says its proposal is designed to conform with the plan, but that does not guarantee approvals, timelines, or final scope.
The Woodland Hills 91367 Market: Where Your Home Stands Today
Before you can make a sell or hold decision, you need to see the numbers clearly. Here is verified data for ZIP 91367 from the three months ending September 2026, per Redfin:
- Median sale price: $1,107,425 (down 3.0% year over year)
- Homes sold: 118
- Median days on market: 50
- Sale to list price ratio: 98.9%
- Sold above list price: 24.1% of sales
- Price drops: 32.2% of listings
- Market classification: Somewhat competitive
What does that actually mean for you? It means well priced, well prepared homes are still moving at near full asking price. But overpriced listings are sitting and cutting. Nearly one in three listings had a price drop, per Redfin, as of September 2026. That tells you accurate pricing matters.
The mortgage rate environment is compressing buyer purchasing power. Per Freddie Mac’s Primary Mortgage Market Survey on October 29, 2026, the 30 year fixed rate sits at 7.24%, down from 7.32% the week before but up from 6.17% a year earlier. Higher rates mean many buyers are shopping with tighter monthly budgets.
My MLS listings average 17 days on market at 101% of list price, and every seller gets my 18 point 4 phase listing plan in writing before we go live. In Woodland Hills, 22031 Gilmore St sold for $1,200,000 on a $1,149,999 list price in 9 days with 3 offers in July 2025.
Sell Spring 2027 or Hold Through Construction: The Woodland Hills Decision Framework
This is the question. Let me walk through both sides honestly, because this is not legal or investment advice and no one can promise what the project will do to values.
The Case for Selling Spring 2027
You sell before the construction cranes arrive. Right now, buyers can look across Topanga Canyon Blvd and see cleared land and a vision. Once construction begins, buyers may weigh years of construction traffic and noise.
The market is softening. Median sold prices in 91367 are down 3.0% year over year as of September 2026, per Redfin. No one can promise where prices go from here.
Proposition 19 is available to you. If you are 55 or older, you can generally transfer the taxable value of your primary residence to a replacement primary residence anywhere in California, if you buy within two years of the sale. If you have owned since the mid 1990s, your assessed value is likely far below what a new buyer would pay. Confirm the details with the Los Angeles County Assessor and your tax professional.
Your capital gains exclusion is locked in. If you have owned and lived in the home for at least 2 of the last 5 years, IRC Section 121 lets a married couple filing jointly exclude up to $500,000 of gain. After nearly three decades in the home, you likely meet that test. Confirm with your CPA.
The Case for Holding
Some buyers may pay for what gets built. If Rams Village is built as proposed, your home’s walkability, access to shops, entertainment, open space and jobs could look very different than it does today. No one can promise what the project will do to values.
But “if” is the operative word. The project is not approved. The New York Post reported that buildout would take roughly a decade. You would be in your early 70s before substantial completion. A 1960s home will keep needing maintenance. And you would be living across Topanga Canyon Blvd from an active construction zone for the better part of that decade.
What I provide to every seller considering this decision is a written seller net sheet comparing a spring 2027 sale, priced at current market value from recent comparable sales, with a holding scenario. That comparison removes the guesswork and gives you numbers to discuss with your financial advisor and tax professional.
How to Position Your Woodland Hills Home Near the Rams Village Site
If you decide to sell, how you present the location matters enormously. Here is what I recommend:
Lead with the neighborhood, not the development. Your home is in an established single family pocket near Ivy Academia (5975 Shoup Ave). That is the primary story. Rams Village is the secondary narrative, presented factually.
Be honest about the timeline. Buyers will research. If your listing overhypes a project that is not approved and not under construction, you lose credibility. Present what is proposed, note that it is under City Planning review, and let the buyer draw their own conclusions about the upside.
Consult a California real estate attorney about disclosures. Whether a known nearby proposed development belongs in your seller disclosures is a question worth raising with counsel. This is not legal advice, but it is a conversation I encourage every seller in this pocket to have before listing.
Track the planning process. LA City Planning case records, ZIMAS (the city’s Zone Information and Map Access System) and the Warner Center 2035 Plan are all public. Following the Project Permit Compliance review tells you whether and when the city signs off.
A past seller wrote this on Google: “Seann was a pleasure to work with. He is very professional, proactive, and knowledgeable. He is timely with communication. He got an offer for us on our first weekend at the open house he proposed to host. I would definitely use him again!”
What Your 1960s Woodland Hills Home Needs Before Listing
A single story three bedroom home from the 1960s in this pocket has specific prep considerations. You do not need a full remodel. You need strategic investments that address the most common buyer objections for homes of this vintage:
- Electrical panel: If you still have a Federal Pacific or Zinsco panel, budget for replacement. Buyers’ inspectors flag these immediately.
- Plumbing: Some homes of this age still have galvanized pipes. A camera scope of the main sewer line can head off a surprise inspection finding.
- Cosmetics: Fresh interior paint, updated lighting fixtures, and clean landscaping help a home show well.
- Roof condition: A 1960s home may be on its second or third roof. An inspection before listing gives buyers confidence and can reduce surprises in escrow.
Every seller I work with gets a written plan covering exactly which improvements will generate a return and which ones the market does not reward. I have been licensed since 2020, have closed 40 transactions, and ranked #8 of more than 150 agents at Park Regency Realty in 2025. I have over 55 five star reviews across Google, Zillow and Yelp with a 5.0 average rating, and I completed GRI and UCLA real estate training. I am a U.S. Army veteran who served in Iraq and Kosovo, and I cooked professionally as a Le Cordon Bleu trained chef for 10 years.
Frequently Asked Questions
Is Rams Village at Warner Center approved for construction in Woodland Hills?
No. Per New York Post reporting on September 23, 2026, the project is in a Project Permit Compliance review at LA City Planning. No building permits have been issued. The Promenade mall demolition is complete, but no construction on Rams Village has been approved or begun. The distinction between “proposed” and “approved” is critical for every homeowner in 91367 making a sell or hold decision.
What is the median home price in Woodland Hills 91367 right now?
Per Redfin data for the three months ending September 2026, the median sale price in ZIP 91367 is $1,107,425, down 3.0% year over year. Homes are selling at 98.9% of list price with a median of 50 days on market. These figures reflect a somewhat competitive market where accurate pricing determines outcomes.
How close are homes on Erwin Street and Sylvan Street to the Rams Village site?
The Rams Village site is bounded by Erwin St, Canoga Ave, Oxnard St, and Topanga Canyon Blvd. Homes along Erwin Street, Sylvan Street, and Nevada Avenue between Fallbrook Ave and Topanga Canyon Blvd sit just west of Topanga, across from the project’s western boundary, which makes them among the closest residential neighbors.
Can I transfer my Proposition 13 tax base if I sell my Woodland Hills home?
If you are 55 or older, Proposition 19 generally allows you to transfer the taxable value of your primary residence to a replacement primary residence anywhere in California, purchased within two years of the sale. If the replacement home costs more than your sale price, the difference is added to the transferred value. Consult a tax professional for your specific situation.
What is the capital gains tax exclusion for selling a primary residence in California?
Under IRC Section 121, a married couple filing jointly can exclude up to $500,000 in capital gains from the sale of a primary residence they have occupied for at least 2 of the last 5 years. Gain above that amount is generally taxable for federal and California income tax. This is not tax advice; consult a CPA or tax attorney.
How long are homes taking to sell in Woodland Hills 91367 in 2026?
Per Redfin data for the three months ending September 2026, the median days on market in 91367 is 50 days. Also, 32.2% of listings had a price drop, so accurate pricing matters.
What are mortgage rates doing in late 2026?
Per Freddie Mac’s Primary Mortgage Market Survey on October 29, 2026, the 30 year fixed rate is 7.24%, down from 7.32% the week before but up from 6.17% a year earlier. The 15 year fixed rate is 6.60%. Higher rates reduce what many buyers can afford each month.
Should I disclose the Rams Village project to buyers when selling?
This is a legal question that should be directed to a California real estate attorney. Whether a known proposed nearby development belongs in your seller disclosures depends on your specific circumstances and the current state of the project’s entitlements. I am not an attorney and this is not legal advice, but I encourage every seller in this pocket to have this conversation with counsel before listing.
What is the Warner Center 2035 Specific Plan?
The Warner Center 2035 Plan is the City of Los Angeles specific plan for Warner Center, a mixed use, transit oriented regional center in Woodland Hills. The Kroenke Organization says Rams Village is designed to conform with it, including its Publicly Accessible Open Space rules. The plan is available from LA City Planning.
How can I track the Rams Village approval process myself?
You can monitor progress through the LA City Planning case records online, the ZIMAS (Zone Information and Map Access System) tool for parcel level zoning data, and the Warner Center 2035 Specific Plan documentation. These public resources show case status and zoning for the site.
The Bottom Line for Woodland Hills 91367 Homeowners
You are sitting in one of the most interesting positions in the entire San Fernando Valley real estate market. The cleared Promenade site across Topanga Canyon Blvd could mean a decade of new shops, jobs and open space, years of construction disruption, or both. Both things can be true at the same time.
The decision to sell in spring 2027 or hold through construction is personal, financial, and emotional. No blog post can make it for you. But a written seller net sheet comparing both scenarios, priced against current comparable sales, can give you and your financial advisor real numbers to work with.
I am Seann Brown, a listing focused REALTOR® with Park Regency Realty at 9275 Corbin Ave in Northridge, ranked #8 of more than 150 agents there in 2025, a Woodland Hills homeowner, and a U.S. Army veteran. Visit my blog, community guides, and real estate services, or learn more about me. Call or text me at 818.960.3501 and let me walk you through your numbers. No pressure, no hype, just the honest math.
This post is for informational purposes only. It is not legal, tax, or investment advice. Rams Village is a proposed project under review, and its scope, entitlements, phasing, and schedule may change or may not proceed. Consult appropriate professionals before making financial decisions.
