Selling in Sherwood Forest Is Different
Most Sherwood Forest homes are 1950s ranch houses on lots of 15,000 sq ft or more, in the City of Los Angeles. That combination brings a specific set of rules and a specific set of buyer questions. This guide walks through the steps in order: pricing the land and the house, the City of LA point-of-sale requirements, California's disclosures, transfer taxes including Measure ULA, and how to prep an older home on a big lot.
Step 1: Price It on Sherwood Forest Sales, Not ZIP Averages
ZIP 91325 includes a lot more than Sherwood Forest, and automated estimates often miss what sets a house here apart: lot size and usable yard, permitted guest houses or barns, pool condition and the age of the systems. Start with closed sales inside the neighborhood boundary, adjusted for land and permits. Our guide to what drives Sherwood Forest home values explains each factor, and how a CMA works covers the method.
Step 2: Pull Your Records Before You List
On a large lot with outbuildings, paperwork does a lot of the selling. Gather these early:
- The City's Residential Property Report (RPR). Sellers of residential property in the City of Los Angeles must get this report of permit records and pending special-assessment liens from the Department of Building and Safety and give it to the buyer (LAMC Sec. 96.300). The fee is $70.85 per report, and you can order it online. Order it at the start: it lists the permitted use and number of units the City has on record, which buyers will compare with what's actually on the lot.
- Permits and finals for additions, garage conversions, guest houses, pools, re-roofs, electrical and sewer work, and any post-1994 earthquake repairs.
- Lot facts: lot area from the Assessor's portal, zoning from ZIMAS, any survey you have, and any easements or recorded agreements from your title records.
- Service history for the pool equipment, HVAC, roof, water heater and trees.
If the records don't match what's built, talk with your agent before listing, not after a buyer's inspector finds it. Unpermitted work doesn't make a home unsellable, but what you know about it has to be disclosed, and it can affect price and appraisal.
Step 3: Meet the City of LA Point-of-Sale Requirements
LADBS lists these requirements for selling property in the City of Los Angeles. Most are inexpensive to fix ahead of time and annoying to deal with mid-escrow:
| Requirement | What it means for a Sherwood Forest house |
|---|---|
| Water conservation devices (LADWP Retrofit on Resale, Ord. 172075) | Indoor water fixtures must be upgraded to water-efficient models before close of escrow, and LADWP's process uses a Certificate of Compliance. In a 1950s house, check every toilet and showerhead, including the guest house and pool bath. |
| Smoke detectors (LAMC 91.8603) | One in each sleeping room and one centrally located in the hallway or area outside them, plus one on each story. Battery-operated detectors are allowed in single-family homes. |
| Carbon monoxide detectors (LAMC 91.420.6.2.3) | Required in homes with a fuel-burning heater or appliance, a fireplace or an attached garage, which describes most homes here. |
| Seismic gas shut-off valve (LAMC 94.1217) | Buildings with fuel gas piping need a seismic gas shut-off valve or excess-flow shut-off valve. |
| Sliding glass doors (LAMC 91.6101) | Existing sliding glass door panels must be safety (impact hazard) glazing or have an approved film. Original 1950s and '60s sliders are worth checking. |
| Window bars and security grilles (LAMC 91.1029.4) | Bars over a bedroom's emergency escape window or door need a release mechanism that opens from the inside without a key or special effort. |
Summary of the LADBS "Other Requirements When Selling" list. Confirm current requirements with LADBS and LADWP for your property.
Step 4: Complete California's Seller Disclosures
On top of the City's rules, California requires a set of written disclosures. These are the core ones for a typical Sherwood Forest home:
- Transfer Disclosure Statement (TDS). The state-mandated form for what you know about the property's condition. It asks directly about room additions, structural modifications or other alterations made without necessary permits, and about work not in compliance with building codes (Civil Code §1102.6).
- Natural Hazard Disclosure (NHD). Whether the property is in a FEMA special flood hazard area, a dam-failure inundation area, a high or very high fire hazard severity zone, a wildland fire area, an earthquake fault zone or a seismic hazard zone (Civil Code §1103.2). Most sellers use a third-party NHD report.
- Homeowner's Guide to Earthquake Safety. For homes built before January 1, 1960 with one to four units of conventional light-frame construction, the seller must give the buyer this state guide and complete its earthquake hazards disclosure (Gov. Code §8897.1). With a median build year of 1954 in Sherwood Forest, this applies to most homes here.
- Lead-based paint. For homes built before 1978, federal law requires sellers to disclose known lead-based paint and hazards, share available reports, and give buyers EPA's lead pamphlet before they sign the contract.
- Water heater bracing. Water heaters must be braced, anchored or strapped, and the seller must certify this in writing (Health & Safety Code §19211).
- Smoke alarms. The seller of a single-family home must give the buyer a written statement of compliance with the state smoke alarm law (Health & Safety Code §13113.8).
- Plumbing fixtures. Sellers must disclose in writing the state requirement to replace noncompliant plumbing fixtures and whether the home still has any (Civil Code §1101.4).
Some transfers, such as certain court-ordered and fiduciary sales, are exempt from some of these forms but not all. If you're selling as a trustee or executor, see how inherited and trust sales work in Northridge. When in doubt, disclose. A known issue disclosed up front is a negotiation; one discovered later can be a dispute.
Step 5: Prep a 1950s Ranch Home on a Big Lot
Buyers looking here usually want the land, but their inspectors look at the house. Focus on what inspectors and lenders flag in older homes:
- Get a pre-listing inspection and a sewer camera inspection. Deep lots can mean long sewer runs, often with decades-old pipe. A camera inspection shows the condition before a buyer's inspector does, so you can fix it, price it or disclose it.
- Look at the electrical panel, roof and foundation. On a 1950s home, inspectors look closely at original electrical panels, older roofs and whether the house is bolted to its foundation. Have repair records ready.
- Service the pool. Pools are on about three in four parcels here. Clean water, working equipment and a recent service invoice help.
- Show the land. Trim trees, clear the back of the lot, and make it easy to see where the property lines are. Aerial photos can show a deep lot far better than ground-level shots.
- Explain the possibilities without overpromising. If the lot meets RA's 17,500 sq ft threshold for horse-keeping, or has clear room for a detached ADU of up to 800 sq ft under state law, say so as something for buyers to verify, not a guarantee.
- Skip the big remodel. In most cases, repairs and cleanup beat a pre-sale kitchen remodel. See what inspections buyers typically request and what appraisers look at.
Step 6: Know Your Transfer Taxes, Including Measure ULA
Because Sherwood Forest is in the City of Los Angeles, a sale is subject to both the county documentary transfer tax and the City's real property transfer tax, which includes Measure ULA on high-value sales.
| Tax | Rate (for sales closing after June 30, 2026) |
|---|---|
| LA County documentary transfer tax | $0.55 per $500 of value ($1.10 per $1,000) |
| City of LA base tax | $2.25 per $500 of value (0.45%), on all sales over $100 |
| Measure ULA, tier 1 | Additional 4% of the full price for sales over $5,400,000 and under $10,900,000 |
| Measure ULA, tier 2 | Additional 5.5% of the full price for sales of $10,900,000 or more |
Example (illustration only): on a $1,500,000 sale, the county tax is $1,650 and the City base tax is $6,750, for $8,400 total. ULA doesn't apply below the $5,400,000 threshold. Above it, the 4% applies to the whole price, not just the amount over the line, so a sale just over the threshold carries a much bigger City tax than one just under it.
The ULA thresholds adjust every year with the Bureau of Labor Statistics Chained CPI (they were $5,300,000 and $10,600,000 for sales from July 1, 2025). Who pays which tax is set by your purchase contract. Check the City's Office of Finance page for the current numbers before you set a price near a threshold. Ask your agent or escrow officer for an estimated net sheet that includes both taxes, escrow, title and any agreed credits.
Step 7: List, Negotiate and Close
- Sign a listing agreement you understand. In California, commissions aren't set by law and are negotiable. Read our guide to listing agreements before you sign one.
- Market the property and the land. Professional photos, aerials, a floor plan and a lot diagram, with MLS exposure.
- Compare offers on more than price. Loan type, appraisal gap coverage, contingency periods and closing timeline all matter. See how to handle multiple offers.
- Manage escrow. Deliver disclosures and the RPR on time, finish the retrofit items, and respond to repair requests in writing.
Timing matters too. See the best time of year to sell in Northridge.
Thinking About Selling in Sherwood Forest?
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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
Selling in Sherwood Forest: FAQ
How much is the transfer tax when you sell a house in Los Angeles?
In the City of Los Angeles you pay two transfer taxes: the LA County documentary transfer tax of $1.10 per $1,000 and the City tax of $2.25 per $500, or 0.45%. On a $1,500,000 sale that's $1,650 plus $6,750, or $8,400 total. Measure ULA adds more on sales above $5,400,000.
What is the Measure ULA threshold in 2026?
For sales closing after June 30, 2026, Measure ULA adds 4% on sales over $5,400,000 and under $10,900,000, and 5.5% on sales of $10,900,000 or more. The tax applies to the full price, and the thresholds adjust every year.
What disclosures are required to sell a house in California?
The core ones are the Transfer Disclosure Statement, the Natural Hazard Disclosure, the water heater and smoke alarm statements, the plumbing fixture disclosure, the lead-based paint disclosure for homes built before 1978 and the Homeowner's Guide to Earthquake Safety for homes built before 1960. City of Los Angeles sellers also provide the Residential Property Report.
Do I need a low-flow certificate to sell my house in Los Angeles?
Yes. LADWP's Retrofit on Resale ordinance requires indoor water fixtures to be upgraded to water-efficient models before close of escrow, and compliance is documented with a Certificate of Compliance.
Can I sell a house with unpermitted work in California?
Yes, but you have to disclose what you know. The Transfer Disclosure Statement asks directly about additions, alterations or repairs made without necessary permits. Unpermitted space can affect price, appraisal and financing, so it's best to identify it before you list.
Do I have to give buyers the Homeowner's Guide to Earthquake Safety?
If your home was built before January 1, 1960 and has one to four units of conventional light-frame construction, yes. California law requires the seller to deliver the guide and complete its earthquake hazards disclosure. That covers most Sherwood Forest homes.
Sources
- LA Department of Building and Safety, Residential Property Report and Other Requirements When Selling (LAMC 96.300, 91.8603, 91.420.6.2.3, 94.1217, 91.6101, 91.1029.4).
- LADWP, Water Conservation Ordinance (Retrofit on Resale, Ord. 172075).
- City of LA Office of Finance, Real Property Transfer Tax and Measure ULA FAQ (rates, thresholds after June 30, 2026, annual CPI adjustment).
- LA County Registrar-Recorder/County Clerk, Documentary Transfer Tax (county rate; City of LA rates effective 7/1/25 and 7/1/26).
- California Civil Code §1102.6 (TDS), §1103.2 (NHD) and §1101.4 (plumbing fixtures), via Justia.
- California Health & Safety Code §19211 (water heaters) and §13113.8 (smoke alarms), via Justia.
- California Government Code §§8897.1–8897.5, Seismic Safety Commission PDF; Homeowner’s Guide to Earthquake Safety (2020 ed.).
- U.S. EPA, Real Estate Disclosures about Potential Lead Hazards.
- California DRE, Disclosures in Real Property Transactions (TDS permit questions).
- Sherwood Forest lot, age and pool figures: LA County Assessor parcel data and City of LA zoning data, analyzed October 2026, as published on our Sherwood Forest page.
- LAMC Sec. 12.07, "RA" Suburban Zone; California HCD, ADU Handbook.
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.