Elevation
730 m
A mid-slope street named for a tiny yellow migrant that passes through the chaparral each spring.
The Migrant's Path
Warbler Way sits on the middle tier of the enclave, where the hillside eases and the lots spread laterally rather than climbing. Wilson's Warbler — a thumb-sized bird with a neat black cap and lemon-yellow body — is a spring transient in the Hollywood Hills, passing through on its way from the tropics to the northern forests. The street inherits that sense of movement: it is a connector, a way the ridgeline breathes between the more monumental addresses above and below. Its homes favor horizontal glass and wide decks, taking the view in panorama rather than in plunge.
The Tennis Court Lot
9240 Warbler Way sold at $8,500,000, and the reason sits outside the house. It is a gated, roughly 6,200-square-foot, four-bedroom, seven-bath modern house with walls of glass framing the hills and the city skyline — organic modern wood floors, an open plan, a kitchen with Sub-Zero and Viking appliances around a centre island, a twelve-seat theatre, a full gym, a game room with locker and steam, an office, maid's quarters and a lower-level family room, plus a detached guesthouse with its own entrance, kitchen, bath and glass walls. Outside there is a resort-style pool with streaming fountains, a barbecue deck and an outdoor fireplace. But the line that explains the price is the lot: about 24,719 square feet, 0.57 of an acre, carrying a newly resurfaced and lit tennis court and parking for roughly thirteen cars across a three-car garage, space for about five more, and two guest spaces above. In an enclave where parcels are routinely under a quarter acre and the buildable envelope is set by the slope, a flat court-sized expanse is close to unobtainable. The land is the asset here; the house is what was put on it.
Four Point Four Million, and Three Parcels Behind It
9304 Warbler Way sold for $4,400,000 on 9 September 2025 — 3,094 square feet, three bedrooms and four baths, built in 2003 on about 0.23 of an acre, or 9,995 square feet. It runs to three storeys with a newly added elevator, a heated in-ground infinity pool and spa, a central skylight over walls of glass, fireplaces in the living room and the primary bedroom, a primary suite with walk-in closet, private deck and soaker tub, Lutron lighting, imported Italian tile, a smart audio, video and security system, and a two-car garage. The recorded views run to city, city lights, hills and mountains. The detail most worth knowing, though, is not in the house at all: three adjacent parcels, roughly 0.92 of an acre in total, were offered alongside it for an additional $500,000.
Why the Adjacent Parcels Are the Real Story
Half a million dollars for nearly an acre beside a house that traded at $4.4 million is not a land purchase in any ordinary sense, and it should not be read as one. On a hillside, the single largest uncontrollable risk to a view is what someone else builds below or beside you, and the only complete defence is to own that ground. This site has recorded the same logic once before, on Robin Drive, where two adjoining houses sold together for roughly $70 million in 2020 — buying both sides of a boundary converts an exposure into a controlled asset. A buyer looking at 9304 is therefore weighing two quite different propositions: a 3,094-square-foot house with a good view, or a 3,094-square-foot house with a view that cannot be taken away. They are not the same instrument, and they should not be valued against the same comparables.
The One Street Where Price Per Foot Holds Still
Put the two sales side by side and something unusual for this enclave appears. 9240 at $8,500,000 over approximately 6,200 square feet is roughly $1,370 a square foot; 9304 traded at $1,422. They land within about four per cent of each other, which is not how the Bird Streets normally behave — on Tanager Way the figure runs in almost opposite directions between a 5,350-square-foot McClean house and a 14,000-square-foot Vantage house, and averaging the two there misleads in both directions. Warbler Way's middle tier appears to price more like a conventional market, which makes a per-foot comparison more useful here than almost anywhere else in the enclave. Two caveats are owed, though: two sales are not a trend, and both square footages come from listing material that describes itself as approximate.
Buying on Warbler Way
Warbler runs across the middle tier at around 730 feet, where the slope eases and the lots spread sideways rather than stacking. That changes which question matters. On the ridge streets the worry is what gets built directly below the pad; here, where houses sit closer to level with one another, the exposure is lateral — the neighbour alongside, and what their roofline or landscaping does to a panorama that is wide rather than plunging. Establish the adjacent-parcel position early, since 9304 shows that the ground next door on this street can be both available and cheap relative to the houses. Then check the driveway grade and the frontage, which on a lateral street usually decide how a house actually lives, and confirm the view position from each principal room rather than from the kerb.
More in the Enclave
- Warbler PlaceA small cul-de-sac variant on Warbler, named for the understated warbler that nests in the hills year-round.
- Thrush WayA slender, quiet spur off the upper ridgeline, named for the bird with the most haunting song in the North American forest.
- Flicker WayThe companion to Flicker Place, where the enclave's celebrity pedigree meets its most ambitious new architecture.
- Flicker PlaceCelebrity pedigree and the enclave’s most ambitious new build.
Read the history of the Bird Streets for how the enclave was named and built, browse all twenty-one streets, or see every Bird Streets home for sale and available for lease.
The Avian Feed
