What Living in Sherwood Forest Is Really Like
Sherwood Forest is the part of Northridge where the lots get big, the trees get tall, and the houses sit back from the street. If you're thinking about buying here, or you already own and wonder what makes the neighborhood different, this guide covers the homes, the zoning rules that shape daily life, the neighborhood association, and how you get around.
- ZIP 91325Northridge, City of Los Angeles
- ≈17,600 sq fttypical (median) lot*
- 1954median year built*
- RA-1zoning on about 95% of single-family parcels*
*From our analysis of LA County Assessor parcel data and City of LA zoning data (October 2026), published on our Sherwood Forest real estate page. Figures are approximate.
Where Sherwood Forest Is
Sherwood Forest is a named neighborhood inside Northridge, in the City of Los Angeles. Nordhoff Street bounds it on the north, Balboa Boulevard on the east, Lindley Avenue on the west and the railroad tracks on the south. CSUN is directly across Lindley. Every address is in ZIP code 91325, and Parthenia Street runs east–west through the middle.
The name is older than the official designation. Real estate agents used "Sherwood Forest" for years to describe the area's big trees and yards, and the City Council made it official with an 11–0 vote in August 2012. Before the houses came, this was walnut orchard land. Conversion to homes started in the 1930s, and most of it filled in during the 1950s and '60s.
The Homes and Lots
Lot size is the defining feature. Based on LA County Assessor records for the neighborhood's single-family parcels:
- Lots: the median is about 17,600 sq ft (about 0.4 acre). About 86% are 15,000 sq ft or larger and about 30% are 20,000 sq ft or larger. For comparison, the median single-family lot across all of Northridge is about 10,400 sq ft.
- Age: the median recorded year built is 1954, and about 70% of homes date from the 1950s. Fewer than 5% were built in 1990 or later.
- Size: the median recorded living area is about 2,590 sq ft, and most homes have 3 or 4 bedrooms.
- Pools: about three in four parcels carry an Assessor use code that indicates a pool.
Day to day, that means a lot of single-story ranch houses on deep lots, many with pools, guest houses, workshops or room for an RV. It also means more yard, more trees and more pool to maintain than a typical Valley tract home. Many of these houses are now 70 years old, so plan on looking hard at electrical panels, sewer lines, roofs and windows when you buy, and keep records of everything you upgrade.
Not every lot has kept its original shape. Over the decades some larger estates and ranchettes, especially along Parthenia Street, were subdivided for newer homes, and you'll see a mix of original ranch houses and newer, larger rebuilds. The neighborhood also has some well-known estates. In 2016 the Los Angeles Times reported on the sale listing of a 2.2-acre Sherwood Forest compound where comedian Richard Pryor made his home for years.
RA Zoning: What It Means for Owners
About 95% of the single-family parcels are zoned RA-1 (Suburban) under the Los Angeles Municipal Code. The zone shapes what you can do with your property in a few practical ways:
- Horses and other animals. On lots of at least 17,500 sq ft, RA zoning allows non-commercial keeping of horses and other domestic animals, up to one horse per 4,000 sq ft of lot area. Roughly half the neighborhood's lots meet that threshold, and stable setbacks and other rules apply.
- Lot splits. The minimum lot area for a new RA lot is 17,500 sq ft, with a minimum width of 70 ft, which limits how many parcels can be divided.
- Yards. RA requires a front yard of 20% of lot depth (up to 25 ft, but not less than the prevailing setback) and side yards of at least 10 ft, with narrower side yards allowed on some older, narrower lots.
- House size. Residential floor area is capped as a percentage of lot area: 25% on lots under 20,000 sq ft, and on lots of 20,000 sq ft or more, 20% of lot area or 5,000 sq ft, whichever is greater. That's generous by LA standards, but it's still a limit worth knowing before you plan a big addition.
- ADUs. State law requires the City to approve qualifying ADUs on single-family lots, including a detached ADU of up to 800 sq ft with 4-ft side and rear setbacks, plus a junior ADU inside the house. Many Sherwood Forest lots have the room; utilities, trees and easements decide whether a specific lot works.
Mature trees are part of the neighborhood's character, and some native species, including oaks, Southern California black walnut and western sycamore, are "protected trees" under the City's code. Check with the City before removing or heavily pruning one. For any specific parcel, confirm the zoning on ZIMAS and the lot area on the Assessor's portal.
The Neighborhood Association, Block Party and Halloween
The Sherwood Forest Homeowners Association (SFHOA) is a volunteer nonprofit, incorporated in 1992. Despite the name, it isn't the kind of HOA that owns common areas or enforces CC&Rs. It describes itself as a coalition of residents, and membership is voluntary; its website lists annual resident dues of $50. Its stated priorities include enforcement of existing zoning, limiting lot splits and preserving the neighborhood's large-lot character. It also hosts an annual block party that it says draws more than 500 residents. If a particular property does have recorded CC&Rs or assessments, they'll show up in that property's title report.
The neighborhood is also part of the Northridge South Neighborhood Council area, the City-certified council for Northridge between Nordhoff Street and Roscoe Boulevard.
Halloween is a big night here. Sherwood Forest is a known trick-or-treat destination, and Mommy Poppins' Los Angeles Halloween guide describes "big groups of costumed revelers" visiting the decorated homes south of Nordhoff and west of Balboa. If you live here, expect heavy foot traffic and full curbs on October 31.
Getting Around and What's Nearby
- CSUN: California State University, Northridge sits across Lindley Avenue. The campus is home to The Soraya, the performing arts center.
- Errands: Target's store at 8999 Balboa Blvd. is officially named "Target Sherwood Forest." Northridge Fashion Center is about 2 miles west on Tampa Avenue.
- Parks: Dearborn Park (17141 Nordhoff St.) is at the neighborhood's northern edge. Northridge Recreation Center (18300 Lemarsh St.) has a lighted baseball diamond, lighted tennis courts, indoor and outdoor basketball courts and a community room.
- Rail: the Northridge Metrolink station (8775 Wilbur Ave.) on the Ventura County Line is about 1–2 miles west. The same rail line forms Sherwood Forest's southern boundary, so if you're looking at a home near the tracks, visit at a few different times of day.
- Freeways: Balboa Boulevard leads north to the 118, and Nordhoff Street and Roscoe Boulevard both lead east to the I-405.
Schools
There are no schools inside the neighborhood's boundaries. Sherwood Forest is in the Los Angeles Unified School District, and assignments depend on the exact address and can change from year to year. Look up any address with LAUSD's Resident School Identifier, and check LAUSD directly for magnet, charter and choice programs.
Things to Weigh Before You Buy
- Upkeep scales with the lot. Landscaping, tree care, irrigation and pool service on a 17,000+ sq ft lot cost more than on a 6,000 sq ft one. Ask the seller for recent utility and service costs.
- Permits matter. Guest houses, barns, garage conversions and additions are common on these lots. Request the City's Residential Property Report (required for LA City sales) and compare the permit history to what's actually built.
- Horse-keeping isn't automatic. If animals are part of your plan, confirm the lot area, zoning and setbacks for that parcel before you write an offer.
- Price varies house to house. Two homes on the same street can be far apart in value because of land, permits and condition. See what drives value in Sherwood Forest.
What's Your Sherwood Forest Home Worth?
Get a free, no-obligation valuation based on actual Sherwood Forest sales, not ZIP-wide averages. David will look at your lot, permits and upgrades and show you the comparable sales he used.
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About David Petikyan
David Petikyan leads Property Provider Group with eXp Realty. He works with San Fernando Valley sellers and buyers out of his office at 15545 Devonshire St #103 in Mission Hills, a short drive from Sherwood Forest. He also holds the California Association of REALTORS® Certified Probate & Trust Specialist certification for inherited and trust sales.
David Petikyan · Property Provider Group | eXp Realty · DRE# 02089725
15545 Devonshire St #103, Mission Hills, CA 91345 · (818) 394-0012
eXp Realty of Greater Los Angeles, Inc. #02188471
Living in Sherwood Forest: FAQ
Where is Sherwood Forest in Northridge?
Sherwood Forest is in the south-central part of Northridge in the City of Los Angeles, just east of CSUN. It's bounded by Nordhoff Street on the north, Balboa Boulevard on the east, Lindley Avenue on the west and the railroad tracks on the south.
What ZIP code is Sherwood Forest, Los Angeles?
The whole neighborhood is in ZIP code 91325, a ZIP it shares with other parts of Northridge. ZIP-level statistics therefore mix Sherwood Forest with very different neighborhoods.
Is there a Target in Sherwood Forest, Northridge?
Yes. The Target at 8999 Balboa Blvd., near Nordhoff Street, is officially named Target Sherwood Forest, which is why the store comes up in searches for the neighborhood.
Is Sherwood Forest, Northridge known for Halloween?
Yes. It's a well-known trick-or-treat destination, and Los Angeles Halloween guides describe large groups of costumed visitors touring the decorated homes south of Nordhoff and west of Balboa. Expect heavy foot traffic and street parking on October 31.
Does Sherwood Forest have an HOA?
There is a Sherwood Forest Homeowners Association, but it's a voluntary nonprofit residents' group, incorporated in 1992, not an HOA that manages common areas. Its website lists annual resident dues of $50. Any recorded CC&Rs or assessments on a specific property will appear in its title report.
Can you keep horses in Sherwood Forest?
On many lots, yes. Most of the neighborhood is zoned RA, which allows non-commercial keeping of horses on lots of at least 17,500 sq ft, up to one horse per 4,000 sq ft of lot area. Roughly half the lots meet that size, and setbacks and other rules apply, so verify a specific parcel with the City first.
Sources
- City of Los Angeles Council District 12, Sherwood Forest (boundaries, 2012 11–0 vote, walnut-orchard history).
- City of LA Bureau of Engineering, Sherwood Forest community-name review, Council File 11-0645 (2011), PDF (ZIP 91325).
- Neighborhood council areas per our Northridge page (City of LA Neighborhood Council Boundaries, LA GeoHub).
- LA County Assessor parcel data (2026 roll) and City of LA ZIMAS zoning layer, analyzed October 2026 and published on our Sherwood Forest and Northridge pages. Lot sizes are GIS estimates.
- Los Angeles Municipal Code Sec. 12.07, "RA" Suburban Zone (animal keeping, residential floor area); LA City Planning, Zoning Code Summary (lot area, width and yards).
- California HCD, ADU Handbook.
- LA Department of Building and Safety, Residential Property Report (point-of-sale report; protected tree definitions, LAMC 46.01).
- Sherwood Forest Homeowners Association, About Us and Dues.
- Los Angeles Times, Richard Pryor haunt in Northridge’s Sherwood Forest lists for $2.75 million (Oct. 10, 2016).
- Mommy Poppins, Best Places to Trick-or-Treat on Halloween in Los Angeles.
- Target, Target Sherwood Forest store page; The Soraya at CSUN.
- LA Recreation & Parks, Dearborn Park and Northridge Recreation Center; Metrolink, Northridge Station.
- LAUSD, Resident School Identifier.
Information is believed accurate but not guaranteed. Laws, tax rates and fees change; verify zoning, lot size, permits, taxes, disclosures and school assignments independently, and consult an attorney, CPA or escrow officer for advice on your situation. David Petikyan, DRE# 02089725, eXp Realty. eXp Realty of Greater Los Angeles, Inc. #02188471. Equal Housing Opportunity.