5522 Buffalo Ave, Van Nuys, CA 91401
OFF MARKET

5522 Buffalo Ave
Van Nuys, CA 91401

Sherman Oaks
  • 4 Beds
  • 4.5 Baths
  • 2,540 sqft

$2,036,800

Trulia Estimate
as of Jun 3, 2026
Est. Refi. Payment $12,174/mo*
Refinance Your Home

$2,036,800

Trulia Estimate
as of Jun 3, 2026
Est. Refi. Payment $12,174/mo*
Refinance Your Home
4 Beds
4.5 Baths
2,540 sqft

Local Information

Map showing home location
© Google
-- mins to
Commute Destination

Description

Welcome to 5522 Buffalo Ave, where high-end design meets easy California living in one of Sherman Oaks' most coveted neighborhoods. Rebuilt in 2019, this single-story smart home blends modern convenience and indoor-outdoor flow perfect for the style-conscious household that loves to entertain and comfortably unwind. Venture inside to a sun-drenched open floor plan with soaring, beamed ceilings and walls of glass that frame the private backyard. Whether you're hosting friends in the spacious living room with its cozy fireplace and media wall, or having a quiet breakfast with your family at the oversized island in the chef's kitchen, every inch of this home is designed to make life beautiful and effortless. The designer kitchen is a dream with quartz countertops, custom cabinetry, and top-tier appliances a space where weekday dinners and Saturday night parties feel equally at home. Each of the 4 en-suite bedrooms offers space and privacy, with the primary suite serving as a personal sanctuary with direct pool access and a spa-like bathroom and a massive walk-in closet that's ready for your curated wardrobe. Thoughtful touches like wide-plank wood flooring, curated light fixtures, and a camera/security system make the home feel elevated yet comfortable. Outside, your private backyard oasis awaits: a sparkling pool and spa with a waterfall feature, lounging areas, and lush greenery all designed to maximize indoor-outdoor living. The gated driveway, 2-car garage, and additional driveway parking provide security and flexibility. And the location? Just moments from Ventura Blvd's best restaurants, cafs, boutiques, and studios close enough for convenience, yet tucked away for comfortable living. This is more than a home - it's your family's next chapter, crafted with intention and style.
This property is off market, which means it's not currently listed for sale or rent on Trulia. This may be different from what's available on other websites or public sources. This description is from July 01, 2025
Contact this Building
Property Website

Home Highlights

Parking
2 Car Garage
Outdoor
Pool
A/C
Heating & Cooling
HOA
None
Price/Sqft
No Info
Listed
180+ days ago

Home Details for 5522 Buffalo Ave

Interior Features

Interior Details
Number of Rooms: 3Types of Rooms: Bedroom, Bathroom, Kitchen
Beds & Baths
Number of Bedrooms: 4Number of Bathrooms: 5Number of Bathrooms (full): 4Number of Bathrooms (half): 1
Dimensions and Layout
Living Area: 2540 Square Feet
Appliances & Utilities
Appliances: Oven, Microwave, Range, Range Hood, Gas Cooking Appliances, Dishwasher, Dryer, Refrigerator, Washer, Range/Oven, Exhaust Fan, Tankless Water HeaterDishwasherDryerLaundry: In Unit,Inside,Laundry RoomMicrowaveRefrigeratorWasher
Heating & Cooling
Heating: CentralHas CoolingAir Conditioning: Central AirHas HeatingHeating Fuel: Central
Fireplace & Spa
Number of Fireplaces: 1Fireplace: Living RoomSpa: Heated, In Ground, PrivateHas a FireplaceHas a Spa
Windows, Doors, Floors & Walls
Door: Sliding DoorsFlooring: Wood, Tile
Levels, Entrance, & Accessibility
Stories: 1Levels: OneFloors: Wood, Tile
View
No ViewView: None
Security
Security: Carbon Monoxide Detector(s), Prewired, Smoke Detector(s), Security Lights

Exterior Features

Exterior Home Features
Fencing: Fenced YardOther Structures: NoneFoundation: RaisedHas a Private Pool
Parking & Garage
Number of Garage Spaces: 2Number of Covered Spaces: 2Open Parking Spaces: 2No CarportHas a GarageHas an Attached GarageHas Open ParkingParking Spaces: 4Parking: Driveway,Covered,Concrete,Garage - 2 Car,Driveway Gate,Garage,Garage Is Attached,Gated,Private Garage
Pool
Pool: In Ground, Heated, PrivatePool

Property Information

Year Built
Year Built: 1948
Property Type / Style
Property Type: ResidentialProperty Subtype: Residential, Single Family ResidenceStructure Type: DetachedArchitecture: Farm House
Building
Building: High Ceilings (9 Feet+)Not Attached Property
Property Information
Not Included in Sale: staged furniture and accessoriesIncluded in Sale: washer, dryer, fridge, microwave, dishwasher, wine fridge, living room TV

Price & Status

Price
List Price: $1,998,000
Status Change & Dates
Off Market Date: Mon May 12 2025

Active Status

MLS Status: Sold

Location

Direction & Address
City: Sherman Oaks

Building

Building Area
Building Area: 2540 Square Feet

HOA

No HOA

Lot Information

Lot Area: 6756.156 sqft

Listing Info

Special Conditions: Standard

Miscellaneous

Mls Number: 25529453Listing Url
Last check for updates: about 2 hours ago
Listed by Tiffany Chin DRE # 01819365, (323) 508-3339
Keller Williams Larchmont, (323) 762-2600
Bought with: Shane Dulgeroff DRE # 01968736, (805) 630-4458, Shane Homes, (805) 630-4458
Source: CLAW, MLS#25529453

Price History for 5522 Buffalo Ave

DatePriceEventSource
06/02/2025$2,050,000Sold
CLAW #25529453
05/12/2025$1,998,000ContingentCLAW #25529453
04/30/2025$1,998,000Listed For SaleCLAW #25529453
12/23/2019$1,705,000Sold
CRISNet / SRAR #SR19225718
10/18/2019$1,699,000PriceChange
Agent Provided
09/22/2019$1,749,000Listed For SaleAgent Provided
03/06/2019$756,000Sold
CRISNet / SRAR #SR18282541
02/04/2019$785,000PendingAgent Provided
12/22/2018$785,000PendingToActiveAgent Provided
12/14/2018$785,000PendingAgent Provided
11/30/2018$785,000Listed For SaleAgent Provided
10/07/2011$2,200ListingRemovedAgent Provided
09/22/2011$2,200Listed For RentAgent Provided

Market trends in Sherman Oaks

Last updated April 2026
Buyer'sMarketSeller'sMarket
Avg. sale price
$1.4M
$51.5KMoM
Sale-to-List Price
98.4%
0.6%MoM
Price per sq ft
$704
$4MoM
Available listings
286
13MoM
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Property Tax and Assessment

Year2025
Tax$24,776
Assessment$1,864,680
Home facts updated by county records

Comparable Sales for 5522 Buffalo Ave

Address
Distance
Property Type
Sold Price
Sold Date
Bed
Bath
Sqft
5503 Ventura Canyon Ave, Sherman Oaks, CA
0.05
Single-Family Home
$2,070,000
12/22/25
4
4.5
2,575
5449 Allott Ave, Van Nuys, CA
0.12
Single-Family Home
$1,945,000
12/24/25
5
3
2,864
5417 Allott Ave, Van Nuys, CA
0.16
Single-Family Home
$1,686,000
12/26/25
5
4
3,048
5328 Allott Ave, Van Nuys, CA
0.27
Single-Family Home
$2,400,000
08/13/25
4
5
2,880
5738 Buffalo Ave, Valley Glen, CA
0.28
Single-Family Home
$2,145,094
04/27/26
4
4
3,240
5263 Buffalo Ave, Van Nuys, CA
0.30
Single-Family Home
$2,450,000
11/13/25
5
5
2,906
5651 Ranchito Ave, Van Nuys, CA
0.39
Single-Family Home
$2,094,500
09/29/25
5
4
2,750
13627 Chandler Blvd, Van Nuys, CA
0.16
Single-Family Home
$2,930,000
11/25/25
5
5.5
3,490
5732 Mammoth Ave, Van Nuys, CA
0.30
Single-Family Home
$1,599,000
02/13/26
4
3
2,321
5337 Buffalo Ave, Van Nuys, CA
0.23
Single-Family Home
$1,585,000
05/27/26
4
3
1,771

Nearby homes

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Assigned Schools

These are the assigned schools for 5522 Buffalo Ave.
View nearby schools on GreatSchools
The GreatSchools Rating compares schools on a variety of school quality indicators including test scores, college readiness, equity and more. Learn more.

Neighborhood Overview

Sherman Oaks
See Local Highlights
Neighborhood stats provided by third party data sources.

What Locals Say about Sherman Oaks

At least 658 Trulia users voted on each feature.

  • 94 % Say it's dog friendly

  • 84 % Say car is needed

  • 79 % Say it's walkable to restaurants

  • 79 % Say there are sidewalks

  • 71 % Say it's walkable to grocery stores

  • 69 % Say people would walk alone at night

  • 65 % Say parking is easy

  • 63 % Say there's holiday spirit

  • 61 % Say yards are well-kept

  • 59 % Say they plan to stay for at least 5 years

  • 59 % Say streets are well-lit

  • 55 % Say neighbors are friendly

  • 52 % Say it's quiet

  • 41 % Say there's wildlife

  • 40 % Say kids play outside

  • 24 % Say there are community events

Sourced by Trulia users. Learn more about our methodology.
  • Amy Kang
    "There are not enough sidewalks and most people don’t walk outside. And the weather is much too hot. "
    0
    Flag
  • Jimlakin
    "Very quiet and walkable. Friendly neighbors. Great views. "
    0
    Flag
  • Karsberg
    "A lot of dogs and a lot of love. Very friendly for dogs. Best ever! Everybody are nice and it’s a simple dog life. "
    1
    Flag
  • Sophia Bui
    "Dens of Coyotes roam wild by the LA river. So walk yr dogs during daylight and little dogs be aware! "
    1
    Flag
  • Trulia User
    "I mostly commute by car or bicycle. There are glstretts with sidewalks and many trees, quite area to walk with dogs. Also, Lake Balboa and VNSO within 10min drive. I like Sherman Oaks "
    4
    Flag
  • M9dwwn7679
    "Lots of dog walkers about, active community, especially in the mornings and evenings. Some small dog parks are around. "
    1
    Flag
  • Logan Martin
    "Daily driver, apartment complex gated. Double gates. Left right left right straight for a while then over the hill. "
    0
    Flag
  • Pavel Balykin
    "In my experience, living in the area everything south of Oxnard Blvd is relatively safe and in some areas Burbank Blvd."
    0
    Flag
  • Olivia Solomon
    "a lot of people don't pick up after their dogs. so, you have to watch where you step or else you'll step in poop"
    0
    Flag
  • Rickkontos
    "Too many hills Long steep main road Busy at night Difficult drive Long commute Mountain Road and steep cliff like roads "
    0
    Flag
  • Tiera
    "Nice parks, but some neighborhoods don’t have sidewalks, so taking kids for a walk can be difficult "
    0
    Flag
  • Trulia User
    "Lots of quiet residential streets, feels safe. Tons of people out walking their dogs, all the streets are well maintained. "
    1
    Flag
  • Trulia User
    "It’s in the heart of Historic Auto Row. Homeowners seem to take pride in their yards and homes. You can go right around the corner and buy weed at the fancy new dispensary."
    8
    Flag
  • Trulia User
    "The community is becoming a little bit more diverse. The elementary schools in this community are really good. The PTA does a great job fundraising money so the schools have a lot of programs. I would be mindful of the middle & high schools though. "
    0
    Flag
  • Trulia User
    "They’ll like the sidewalks but people don’t pick up after their dogs. There’s a lot of places to walk too. Community is friendly. "
    1
    Flag
  • Trulia User
    "Love the ShOaks! Has that ideal combination of feeling suburban with the convenience of still being in the greater city area. "
    0
    Flag
  • Trulia User
    "busy but not too bad. you can get around freely if you know the best route. the freeways (101 and 405) are two of the worst..however, the side streets and major streets are plentiful."
    1
    Flag
  • Trulia User
    "the neighborhood actually makes you feel that you are in Burbank area. i feel very safe to walk the neighborhood."
    7
    Flag
  • Trulia User
    "Very neighborly area with lots of good amenities around. Including many good restaurants and super markets. "
    0
    Flag
  • Trulia User
    "it's nice and the houses are well kept. the neighbors are friendly. close to stores. beautiful neighborhood. "
    2
    Flag
  • Trulia User
    "It’s a dog friendly neighborhood Most neighbors are friendly. Nice beauty supply, Starbucks near. No police :( when theft occurs. "
    0
    Flag
  • Trulia User
    "I drive, but this neighborhood is also very walkable and it’s easy to find anything like nail salons, grocery stores, book stores, frozen yogurt shops or even clothing boutiques in this area down Ventura Blvd. It’s friendly, clean, safe and very beautiful! "
    1
    Flag
  • Trulia User
    "This is a great neighborhood for families. Lots of quiet streets, great for walking, pretty quiet at night."
    0
    Flag
  • Trulia User
    "Keep kids off the streets since there are a lot of cars and traffic during the day especially. Make sure they are safe and close to home for the most part. Also the local Whole Foods just renovated and it looks awesome. "
    0
    Flag
  • Nikki A.
    "I've lived here for 7 years. It's incredibly convenient with 3 grocery stores in walking distance, multiple restaurants, few minutes to freeway access. The dog walkers get to know your dog by name, but not yours :) I feel safe walking alone 24/7, street parking can be a hassle from restaurant employees and visitors."
    31
    Flag
  • Ryan B.
    "We have plenty. Many Halloween events and trick or treaters, an annual street fair, block parties, and neighborhood events. "
    1
    Flag
  • Maryam .
    "The beautiful streets and homes! The variety of restaurants and bars! Good schools are around and it’s quiet!"
    12
    Flag
  • Mbm.morse
    "The park on Hazeltine Ave is pretty active, people are always there enjoying it. They street fair once a year on Ventura blvd is a lot of fun as well. "
    0
    Flag
  • Chase W.
    "Good for groceries, restaurants, and bars. Far from the beach but close to all major freeways. Very clean!"
    1
    Flag
  • Sabrina M.
    "Has good public transportation and really close to 101 freeways. Although Ventura Blvd and 101 freeway is quite packed during rush hours. "
    0
    Flag
  • Lily W.
    "I would say the peace and the respect in the flat neighborhoods. Although my family lives on a hill which is not the safest to walk around because of the steepness and risk of cars, whenever we drive down to the flat neighborhoods it is so beautiful, breezy, and welcoming down there."
    6
    Flag
  • Gloria M.
    "It’s nice quiet and close to everything best part is you can chose to drive highway or canyons beautiful drive convenient to shopping malls and Ventura Blvd with restaurants and boutiques "
    5
    Flag
  • Jonathan L.
    "I like this neighborhood so much I keep getting homes here I'm in my 2nd and Tuesday I will be moving to my third. Hopefully this time will be a different experience because I'm single now and haven't been for 8 years. "
    8
    Flag
  • Lisa C.
    "Long -to Malibu 3x weeks 5–10 to studio city the other days Traffics horrible now always no matter time of day "
    1
    Flag
  • Lanaking67
    "Local coffee shop where “everybody knows your name” Lovely and peaceful environment that’s great for families "
    1
    Flag
  • Jessica R. .
    "Close to everything. Nice area especially in the hills. Great restaurants and local Bars. Nice weather always"
    0
    Flag
  • Jerry
    "Car nights on Van Nuys Blvd. There are dozens of custom rods and motorcycles, and lots of people all up and down the street, all very considerate."
    0
    Flag
  • Heidi K.
    "It’s a great place to live. There’s a lot going on at the park. There’s something for everyone. It’s also a very dog friendly neighborhood. "
    1
    Flag
  • Blanca V.
    "There aren’t a lot of community events here in this area. There are definitely a lot of restaurants and bars but many of the events would be more in downtown Los Angeles. "
    0
    Flag
  • Bonnie N.
    "The annual Sherman Oaks street fair that takes over a long stretch of Ventura Blvd. Great food and community building."
    0
    Flag

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Homes for sale near 5522 Buffalo Ave

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Off Market Homes Near 5522 Buffalo Ave

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© 2026 The MLS™ - Combined L.A. Westside MLS (CLAW). All rights reserved. Based on information from The MLS™ - Combined L.A. Westside MLS (CLAW as of 2026-06-03 12:28:40 PDT. All data, including all measurements and calculations of area, is obtained from various sources and has not been, and will not be, verified by broker or MLS. All information should be independently reviewed and verified for accuracy. Properties may or may not be listed by the office/agent presenting the information. IDX information is provided exclusively for personal, non-commercial use, and may not be used for any purpose other than to identify prospective properties consumers may be interested in purchasing. Information is deemed reliable but not guaranteed.
Some IDX listings have been excluded from this website.

Homes for rent near 5522 Buffalo Ave

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5522 Buffalo Ave, Van Nuys, CA 91401 is a 4 bedroom, 5 bathroom, 2,540 sqft single-family home built in 1948. 5522 Buffalo Ave is located in Sherman Oaks, Van Nuys. This property is not currently available for sale. 5522 Buffalo Ave was last sold on Jun 2, 2025 for $2,050,000 (3% higher than the asking price of $1,998,000). The current Trulia Estimate for 5522 Buffalo Ave is $2,036,800.