Encino Real Estate Agent & Neighborhood Guide
Encino is a neighborhood of the City of Los Angeles in the southern San Fernando Valley, running from Victory Boulevard up to Mulholland Drive, just west of the 405. Ventura Boulevard is its main street. Homes range from single-family and multifamily streets north of the Boulevard to estate-size lots and hillside homes south of it.
Encino market report
Encino real estate market
The Encino market report is updated monthly from local MLS sales data. Get the latest market stats sent to you: median price, how fast homes are selling, and what they're selling for compared to asking.
Get The Weekly Encino Market Report
National headlines cover the whole country. What your home could sell for depends on what's happening in your ZIP code. Every week I send the Encino report: how many homes are for sale, how fast they're going under contract, and the median list price, from MLS data.
Encino Real Estate Market Report
Week of October 29, 2026 · Source: CRMLS
How can I help?
Every sale starts with a different reason
Pick the one that sounds like you. Each page walks through what I'd do in your situation and what to expect.
- RelocatingYou're moving out of LA and need the sale handled while you're somewhere else.
- UpsizingYou're ready to move from your first home to your next one, and you want the sale and the purchase to line up.
- DownsizingYou've been in the house for decades, and it's more house than you need now.
- RetiringYou want to turn your equity into your next chapter and plan the move with your CPA before you list.
- DivorcingYou need one neutral plan that both sides can trust, with clear updates to both.
- Selling A Home You're Still Living InYou're living in the house while it's for sale, and you need showings planned around your schedule.
- Selling A Vacant HomeThe house is empty, and you need it prepared, checked on and shown while you're not there.
- Selling A FixerYour house needs work and you don't want to take it on. Here's what that costs you, and when it makes sense.
- Selling A Single-Family HomeYou're selling a house on its own lot, and you want it priced against the sales that actually compare to it.
- Selling A Condo Or TownhomeYou're selling a condo or townhome, and the HOA documents, fees and rules need to be ready for buyers.
- Selling A Luxury HomeYou're selling a high-end home, and you want private showings and marketing that reaches qualified buyers.
- Selling A Home With An ADUYour property has an ADU, and you want its permits, rent and value shown clearly to buyers.
- Selling The Family HomeYour family is selling the house you grew up in, and you want it handled with care.
- Selling An Inherited HomeYou've inherited a home or you're the trustee, and you need a clear plan for selling it.
- Selling A Rental PropertyYou own a rental property and want to sell it, with the costs and timing planned.
- Selling A Tenant-Occupied PropertyThere's a tenant in the unit and LA's rules make you nervous. We plan around them.
- Completing A 1031 ExchangeYou own an investment property and want to sell it and buy another, with your CPA and a qualified intermediary involved from the start.
- InvestorsBuying an investment property and want the rent and costs checked first.
The Show-Ready-Seller® System
Selling your home shouldn't mean guessing where to start, worrying about leaving money on the table, or wondering what happens next. The Show-Ready-Seller® System gives you a clear plan from the first decision through closing, so you can sell with clarity, confidence, and no guesswork.
A plan, not a hope.
Encino neighborhoods
Ventura Boulevard Regional Center
The eastern stretch of Ventura Blvd from the 405 to Balboa Blvd. The City describes it as a Regional Center: high-rise office buildings surrounded by shops and restaurants.
Ventura Boulevard west of Balboa
West of Balboa, the Boulevard shifts to lower-rise, strip-center shopping with restaurants and services, continuing toward Tarzana.
Between Ventura and the 101
The streets north of Ventura Blvd and south of the Ventura Freeway. The City's community plan describes a mix of single-family homes and multifamily buildings here.
South of Ventura
The streets south of Ventura Blvd, below the hills. The community plan describes large, estate-size single-family lots.
Encino Hills
Hillside single-family homes climbing toward Mulholland Drive. Projects here follow the City's hillside rules and, near Mulholland, the Mulholland Scenic Parkway Specific Plan, which protect views and limit density.
North of the 101 to Victory
The northern part of Encino, up to Victory Blvd and the edge of the Sepulveda Basin, home to the Balboa Sports Complex, the city golf courses, and the Sunday farmers market.
Royal Oaks
Known locally as Royal Oaks: hillside homes in the hills south of Ventura Blvd, west of Sepulveda Blvd and the 405, some behind gates.
Royal Oaks Colony
Known locally as "The Colony": guard-gated custom homes within the Royal Oaks hills.
Encino Hills
Hillside homes, from mid-century to contemporary, in the hills south of Ventura Blvd.
Rancho Estates
Ranch-style homes on larger lots in the foothills south of Ventura Blvd.
Lake Encino
Hillside ranch and mid-century homes in the southwest hills near the Encino Reservoir, some behind gates.
Amestoy Estates
Known locally as Amestoy Estates: single-family homes on large, flat lots north of Ventura Blvd.
Encino Village
Mid-century single-family homes and condos north of the 101.
Local life
Living in Encino
Parks & trails
- Encino Park & Community CenterBasketball, two tennis courts, a playground, picnic tables and barbecues, with the community center at 4935 Balboa Blvd.
- Balboa Sports ComplexLighted baseball, football, basketball, tennis, volleyball, and handball, plus an indoor gym, at 17015 Burbank Blvd in the Sepulveda Basin.
- Sepulveda Golf ComplexTwo 18-hole city golf courses, Balboa and Encino, at 16821 Burbank Blvd.
- Sepulveda Garden CenterA city-run community garden and horticulture center at 16633 Magnolia Blvd.
- Sepulveda Basin Off-Leash Dog ParkA city dog park on Victory Blvd, open sunrise to sunset (closed Friday mornings for maintenance).
- Lake BalboaJust north of Encino in the Sepulveda Basin: a lake with a walking path, fishing, and kayak programs at Anthony C. Beilenson Park.
Shopping & dining districts
- Ventura BoulevardThe Council District 4 office calls it the "Valley's Miracle Mile": restaurants, shops, and offices from the 405 west to Tarzana.
- Encino Town CenterA shopping center at 17200 Ventura Blvd, home to the five-screen Laemmle Town Center cinema.
- Encino Farmers MarketEvery Sunday, 8 a.m. to 1 p.m., year-round on Victory Blvd between White Oak and Balboa, with 30+ farmers. Run by the nonprofit ONEgeneration.
Only in Encino
- Domingo's Italian DeliAn Italian deli, bakery, and grocery on Ventura Blvd since 1948.
- Shin SushiAn omakase sushi counter on Ventura Blvd, on the MICHELIN Guide's 2026 list of One Star restaurants.
- Okumura RestaurantA neighborhood sushi bar on Ventura Blvd, known for its nigiri.
- Davenport's RestaurantSteaks and seafood just off the 405, with a patio and fire pits.
- Uncle Bernie's DeliA New York-style deli and bakery on Ventura Blvd.
- PialonMediterranean tapas and a full bar on Ventura Blvd.
- PopularSeafood-forward Mediterranean on Ventura Blvd, opened in 2026.
Getting around
- The 405 and the 101The San Diego Freeway (I-405) runs along Encino's eastern edge, and the Ventura Freeway (US-101) crosses Encino north of Ventura Blvd.
- Metro G LineThe Valley busway between North Hollywood and Chatsworth, with Balboa Station at Balboa and Victory on Encino's northern edge.
Landmarks
- Los Encinos State Historic ParkThe 1849 de la Ossa Adobe, the 1872 Garnier building, a natural spring, and a pond at 16756 Moorpark St. Free, open Wednesday to Sunday.
- Encino VelodromeAn outdoor bicycle racing track at 17301 Oxnard St, with training classes and races.
Events & history
- Encino Food & Wine FestivalA yearly 21+ tasting festival held each spring by ONEgeneration. The third one was April 25, 2026.
- Encino Touch A TruckA yearly event with emergency and utility vehicles to explore, food trucks, and live music, held each September.
- Siutcanga and Los EncinosThe state park sits at the site of the Native village of Siutcanga, where the Portolá expedition stopped in 1769. Encino takes its name from the oaks the Spanish found here.
- Encino Neighborhood CouncilCertified by the City in 2002. The board usually meets the fourth Wednesday of each month at the Encino Community Center.
Encino schools
Encino's public schools are part of Los Angeles Unified School District (LAUSD). Public schools with Encino addresses include Encino Charter Elementary, Emelita Street Elementary, Lanai Road Elementary, and Hesby Oaks Leadership Charter (K-8). Assignments depend on the address, so check a specific home with LAUSD's school finder.
Encino real estate FAQ
Is Encino its own city?
No. Encino is a neighborhood of the City of Los Angeles, represented on the LA City Council by Council District 4, with an advisory Encino Neighborhood Council. That means City of LA rules, fees, and services apply here, including the utility, the school district, and the city's tenant and transfer-tax rules.
Who provides utilities in Encino?
The Los Angeles Department of Water and Power (LADWP) provides water and electricity. For single-family homes, LA Sanitation & Environment picks up the black, blue, and green bins.
Does the LA "mansion tax" apply when you sell a home in Encino?
It can. Measure ULA adds a transfer tax to sales above set price thresholds anywhere inside the City of Los Angeles, and Encino is inside the city. The thresholds adjust over time, so check the current thresholds on the City's Measure ULA page and confirm your costs with your escrow officer or CPA. I'm not a tax professional, and this is not tax advice.
Can I build an ADU in Encino?
The City of Los Angeles allows accessory dwelling units under standards that follow state law, and the City's building department (LADBS) offers pre-approved standard plans to speed up permitting. Hillside lots can have extra rules. Start with the City's ADU page, and look up your lot on ZIMAS.
What tenant rules apply to rentals in Encino?
City of Los Angeles rules apply. The Rent Stabilization Ordinance generally covers rentals built on or before October 1, 1978, and the Just Cause Ordinance covers most other rentals. Both are run by the LA Housing Department. If you own a rental, talk to a landlord-tenant attorney before you sell, and read my page on selling with a tenant in place. This is not legal advice.
Are there special building rules in the Encino hills?
Yes. Hillside lots follow the City's hillside rules, and properties near Mulholland Drive can fall under the Mulholland Scenic Parkway Specific Plan. Ventura Blvd has its own specific plan too. Rules depend on the exact lot, so check ZIMAS or LA City Planning before you buy or build.
How do I find out what my Encino home is worth?
Online estimates can't see your upgrades or condition. I'll put together a custom report from real Encino sales and your home's actual features: what it's worth today, what it could be worth with the right updates, and your options for selling. Request it here.
Nearby communities
Free home value report
What's your Encino home worth?
A custom report built from real Encino sales and your home's actual features, not an automated guess.
Prefer to talk now? Call me 818.237.2600
Prefer to text? Send me a text