Encino real estate sits at the top tier of the San Fernando Valley, with big lots, mature trees, quick access to the Westside over the hill, and housing that runs from 1950s ranch homes to new estates. The typical sale lands between $1.5 million and $1.9 million depending on the source, while hillside homes south of Ventura Boulevard regularly trade from $3 million to well above $10 million. It attracts entertainment industry families, Century City professionals and longtime Valley residents trading up for privacy and a pool. What makes it distinct is the balance: quiet hillside enclaves five minutes from one of the best dining stretches on Ventura Boulevard. James Malcom sells throughout Encino from The Malcom Group office at 17547 Ventura Blvd, and knows the pricing gap between a Flats ranch on a 7,000 square foot lot and a Royal Oaks view lot street by street.
Encino Real Estate Market Overview
Per Redfin, June 2026, the median sale price in Encino was $1,874,348, up about 5 percent year over year, at $588 per square foot, with a median of 53 days on market. Redfin reported a sale-to-list ratio of 97.9 percent and rates the area “somewhat competitive.”
Per Zillow, June 2026, the typical Encino home value was about $1,438,780, flat over one year, with a median sale price of $1,517,500 and 38 days to pending. Per Movoto, July 2026, the median sold price was $1,885,000 at about $731 per square foot, with 59 days on market.
Inventory is healthier than in 2021 and 2022, and the direction is balanced, favoring buyers in the Flats and sellers of turnkey homes south of the Boulevard. The mix is mostly single family, with condos along Ventura and Burbank Boulevards.
- Entry band: condos and townhomes from roughly $500,000 to $900,000; original homes north of Ventura from about $1.1 million to $1.5 million.
- Mid band: updated ranch homes and modest new builds in the Flats and lower hills from about $1.6 million to $3 million.
- Top band: gated hillside estates in Royal Oaks and Amestoy Estates from $3.5 million to $15 million and above.
Market data last reviewed August 2026.
Homes for Sale in Encino
Encino homes for sale come in three flavors. The first is the mid-century ranch, built mostly between 1948 and 1965 on 6,500 to 10,000 square foot lots north of Ventura Boulevard, usually single story with a pool. Many have been rebuilt, so one block may hold an original 1,800 square foot home next to a 4,500 square foot spec modern farmhouse. The second is the hillside home south of the Boulevard, where lots stretch to a quarter acre or more, streets wind, and views open toward the Valley floor or the Santa Monica Mountains. Here you find 1960s and 1970s custom homes, contemporary rebuilds and estates behind private gates. The third is the condo and townhome stock along Ventura, Burbank and White Oak, mostly 1960s through 1980s construction.
Gated communities are limited compared with Calabasas, though individually gated estates are common on Adlon Road, Royal Oak Road and Hacienda Drive. HOA fees apply mainly to condos. The best view lots sit along the ridgelines off Encino Hills Drive.
Encino Neighborhoods and Enclaves
Encino Hills and South of the Boulevard
Everything between Ventura Boulevard and Mulholland Drive. Hayvenhurst Avenue and the cul-de-sacs off Encino Hills Drive hold mid-century homes on sloped lots alongside major rebuilds. Expect about $2 million for a dated home to $6 million or more for a new build with a view.
Royal Oaks
The blue chip address. Royal Oaks sits in the hills near Royal Oak Road, Adlon Road and Rancho Street, with large private lots, long driveways and gated compounds. This is where Encino real estate reaches its top band, with sales from $5 million into the teens for compounds with guest houses and tennis courts.
Amestoy Estates
A flat, prestigious pocket north of Ventura between Amestoy and Louise Avenues. Lots are unusually large for the Flats, often half an acre, which has drawn heavy new construction. Expect $3.5 million to $8 million for modern estates and $2.5 million and up for original ranch homes waiting to be rebuilt.
Encino Park
The blocks around Encino Park, near White Oak and Genesta, are the family heart of the Flats: solid 1950s ranch homes on 7,000 to 9,000 square foot lots, a walkable park with courts and a playground, and quick access to Ventura Boulevard. Pricing runs from about $1.3 million for an original home to $2.5 million for a full remodel with a pool.
Rancho Estates
South of Ventura between Balboa and Hayvenhurst, Rancho Estates offers larger, flatter lots and horse-property roots along Rancho Street. Homes range from ranch originals to substantial new builds, typically $2.5 million to $6 million, with several gated properties and a quiet, private feel.
Lake Encino
Set in the hills above Encino Hills Drive, Lake Encino is a mid-century tract of view homes built around a small private lake. It draws buyers for its 1960s architecture, elevation and cooler air. Homes trade from about $2 million to $4 million depending on updates and view.
Encino Village and the Flats
Encino Village, near Burbank Boulevard and the Sepulveda Basin, is the most attainable single family pocket, with 1950s homes on 6,000 square foot lots from about $1.1 million to $1.6 million. The broader Flats offer the widest selection of homes in Encino CA, mostly $1.4 million to $2.8 million.
Schools in Encino
Encino is served by the Los Angeles Unified School District. Lanai Road Elementary serves the hillside neighborhoods south of Ventura and is well regarded by local families, while Encino Charter Elementary, an LAUSD affiliated charter, serves the Flats. Middle school students are generally zoned to Gaspar de Portola Middle School in Tarzana, and high school students to Birmingham Community Charter High School in Lake Balboa. Confirm boundaries for a specific address with GreatSchools and LAUSD’s Resident School Identifier.
Private options are a major reason families choose Encino. Crespi Carmelite High School, an all-boys Catholic school on Alonzo Avenue, is right in the community. Milken Community School sits just over the hill on Mulholland, and Westmark School in Encino serves students with learning differences.
Lifestyle: Parks, Dining and Things to Do
Living in Encino means the Sepulveda Basin is your backyard, a 2,000 acre recreation area with Balboa Park and its lake, the Wildlife Reserve, the Japanese Garden, the Balboa Sports Center and three public golf courses. Encino Park on Genesta Avenue offers tennis and a recreation center, and Los Encinos State Historic Park on Ventura Boulevard preserves the 1849 De la Ossa Adobe and a spring-fed pond.
Ventura Boulevard between Balboa and Hayvenhurst is one of the Valley’s strongest dining corridors, with Katsu-Ya, More Than Waffles, Delmonico’s Lobster House and Le Petit Restaurant among many others. Gelson’s, Encino Commons and Encino Town Center handle errands, and the Encino Farmers Market runs Sundays at the Sepulveda Basin. Braemar Country Club, just west on Reseda Boulevard, offers two golf courses, tennis and a busy social calendar. Taste of Encino and the Fourth of July at Balboa Park round out the year.
Commute and Location
Encino sits at the junction of the 101 and 405, its biggest convenience and biggest headache. The Sepulveda Pass puts Westwood 20 minutes away off-peak and 40 to 50 in rush hour. Santa Monica is roughly 30 to 45 minutes. Beverly Hills and Century City are 25 to 40 minutes over the canyons. Downtown LA runs 35 to 60 minutes on the 101. Burbank studios are 20 to 30 minutes east, Warner Center 10 to 15 west. LAX is 35 minutes on a good day and closer to an hour at peak.
Transit is limited but improving. The Metro G Line busway stops at Balboa and connects to the B Line subway at North Hollywood, and Rapid buses run Ventura Boulevard. The planned Sepulveda Transit Corridor, a Valley to Westside rail link, is worth watching for property values.
Who Buys in Encino and Why
Encino buyers fall into a few groups: entertainment executives who want more house than Sherman Oaks delivers at the same price; medical and legal professionals commuting to UCLA or Century City; families upgrading from condos for larger lots and private schools; and Westside buyers who find that a $4 million Encino hillside home delivers what $8 million buys in Brentwood.
Sherman Oaks is denser, younger and more walkable, with smaller lots and a higher price per square foot. Tarzana, immediately west, is quieter with a similar hillside and Flats split at a modest discount. Woodland Hills offers newer construction and Warner Center proximity at lower price points; our guide to Encino vs Woodland Hills breaks down the trade-offs. Families weighing specific streets should read the best neighborhoods in Encino for families, or browse all featured communities.
Selling a Home in Encino
What sells fastest is a turnkey single story home in the Flats between $1.6 million and $2.5 million, or an updated hillside view home under $4 million. What sits is an over-improved estate priced on cost, or an original home listed at remodeled prices. The strategy that works is pricing at or just below the most recent comparable closings and letting the first two weekends create competition, rather than testing high and chasing the market down.
Late February through May brings the most family buyers, with a second wave from September to mid-November. Prep that matters locally: a clean pool, landscaping trimmed to show the lot, neutral paint, and a pre-listing inspection on older homes, since hillside buyers ask about drainage, retaining walls and sewer lines.
James Malcom markets Encino listings with professional photography and video, drone footage for view properties, staging guidance tailored to the buyer for that street, and a pricing plan built to draw multiple offers in the first two weeks. Start with a free Encino home valuation, then browse our testimonials and recent sales.
Why Work With James Malcom in Encino
An Encino realtor needs to know why two homes with the same square footage can differ by a million dollars, and that comes down to the street, the lot, the school boundary and the view. James Malcom has that knowledge from years of selling in Encino, Sherman Oaks, Tarzana and across the Valley, plus Westside buyer relationships that matter for hillside listings. The Malcom Group’s Encino office is at 17547 Ventura Blvd, in the heart of the Boulevard, so showings, meetings and listing prep happen close to home. Whether you are buying in Encino Village or selling a Royal Oaks estate, you get a direct line to James. Contact The Malcom Group or call (310) 595-0915 to talk about your plans.
Encino Real Estate FAQ
Is Encino a good place to live?
Yes, especially for families and professionals who want space without giving up city access. Encino offers large lots, the Sepulveda Basin’s parks and golf courses, strong private schools, Ventura Boulevard dining and a 20 to 40 minute commute to the Westside. The trade-offs are freeway traffic, summer heat in the Flats, and prices well above most of the Valley.
How much does a house cost in Encino?
Per Redfin, June 2026, the median sale price in Encino was about $1.87 million, while Zillow reported about $1.52 million for the same period. Condos start around $500,000, original homes in the Flats run $1.1 million to $1.6 million, updated homes $1.6 million to $3 million, and hillside estates from $3.5 million to well above $10 million.
Is Encino expensive?
Compared with most of the San Fernando Valley, yes. Encino prices run above Tarzana and Woodland Hills and are comparable with Sherman Oaks and Studio City. Compared with the Westside, Encino is a relative value, since a hillside home here costs roughly half of a similar property in Brentwood. Price per square foot ranged from about $588 to $731 across major sources in mid 2026.
What are property taxes like in Encino?
Encino is in the City of Los Angeles, so property taxes follow Proposition 13: a base rate of 1 percent of the purchase price plus voter-approved local bonds and assessments, which typically bring the effective rate to roughly 1.2 to 1.25 percent. Encino has no Mello-Roos districts, since the housing is established rather than new master-planned construction. Taxes reset to the sale price at closing.
What are the best neighborhoods in Encino?
Royal Oaks and Amestoy Estates are the prestige addresses, with large lots and estate-level pricing. Encino Hills and Lake Encino offer views and privacy south of the Boulevard. Rancho Estates is a quiet, flat pocket with a horse-property feel. For families on a moderate budget, Encino Park and the Flats balance price, lot size and walkability to Ventura Boulevard.
Is Encino a buyer’s or seller’s market right now?
As of August 2026 the Encino real estate market is close to balanced. Redfin rates Encino “somewhat competitive,” homes close at about 98 percent of list price, and days on market run 40 to 60 depending on the source. Turnkey homes still draw multiple offers, while overpriced estates and original condition homes sit and reduce. Buyers have more choice than in 2021 and 2022.
How do I find a realtor in Encino?
Look for an Encino real estate agent with recent closed sales in your specific pocket, whether that is the Flats, Encino Hills or Royal Oaks, and ask how they price and market a home like yours. James Malcom works from the Encino office at 17547 Ventura Blvd and sells across the Valley and the Westside. Call (310) 595-0915 or visit our buyer resources and seller resources to get started.
Thinking about buying or selling in Encino? Call James Malcom at (310) 595-0915 or request a free home valuation.
More Encino seller questions
What do I need to do before selling a home in Encino?
Encino is in the City of Los Angeles, so order the LADBS 9A Report of Residential Property Records, confirm smoke and carbon monoxide alarms, seismic gas shut-off and water conservation fixtures are compliant, and complete the state transfer disclosures. Hillside sellers should get a pre-listing inspection because buyers ask about drainage, retaining walls and sewer lines, and every seller should clean the pool, trim landscaping to show the lot and paint neutral. James Malcom runs this from the Encino office at 17547 Ventura Blvd, (310) 595-0915.
Does Measure ULA apply to home sales in Encino?
Yes. Encino is inside the City of Los Angeles, so Measure ULA applies to sales at or above the annually adjusted thresholds and is charged on the entire sale price, on top of the regular city and county transfer taxes. A large share of hillside, Royal Oaks and Amestoy Estates sales clear the first threshold, so the tax belongs in your net sheet from the start. Confirm current thresholds with James before pricing.
How long does it take to sell a house in Encino?
A turnkey single story home in the Flats or an updated hillside view home under the top band typically goes under contract within the first two weekends when priced at or just below recent comparable closings, then needs a 30 to 45 day escrow. Over-improved estates priced on cost and original homes listed at remodeled prices sit and reduce. Days on market across the neighborhood run 40 to 60, so the pricing decision drives your timeline.
What is the best month to list a house in Encino?
Late February through May brings the most family buyers, who want to close before the school year and before summer heat sets in on the Flats. September to mid-November is a strong second wave. Avoid launching a hillside estate in August or December, when the buyer pool thins.
Should I renovate before selling in Encino?
Only where the math works. Amestoy Estates and many Flats blocks are heavy rebuild territory, so an original 1950s ranch on a large lot often sells to a builder for land value and a last-minute kitchen will not change that. For homes that will sell to end users, paint, landscaping, a clean pool and staging pay back; over-improved estates priced on cost are what sit. James will tell you which buyer your home attracts before you spend.
Can I sell a house with tenants in Encino?
Yes. Single-family homes and condos generally fall under California statewide just-cause rules, while older multifamily buildings along Ventura, Burbank and White Oak are usually covered by the LA Rent Stabilization Ordinance with its relocation requirements. The lease transfers to the buyer, and tenant-occupied homes draw investors rather than the families who pay top dollar in Encino. A negotiated move-out before listing usually nets more.
What disclosures are required when selling in Encino?
California requires the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure report and lead paint disclosure for pre-1978 homes, plus the City of Los Angeles 9A report and retrofit compliance. Hillside sellers south of the Boulevard should disclose fire zone status, slope, drainage and retaining wall history. Any unpermitted additions, pool work or ADU conversions must be disclosed in writing.
Does fire zone status affect selling a home in the Encino hills?
Yes south of Ventura Boulevard. Encino Hills, Royal Oaks, Lake Encino and the ridgelines off Encino Hills Drive sit in or near Very High Fire Hazard Severity Zones, and buyers now ask about insurance availability early. Have brush clearance records and an insurance quote path ready before listing. The Flats north of Ventura are generally outside the zone.
What schools serve Encino homes?
Encino is served by LAUSD, with Lanai Road Elementary for the hillside south of Ventura and Encino Charter Elementary for the Flats, feeding Gaspar de Portola Middle School in Tarzana and Birmingham Community Charter High School in Lake Balboa. Private options are a major draw, including Crespi Carmelite, Milken Community School over the hill on Mulholland, and Westmark School. Confirm boundaries with LAUSD's Resident School Identifier before writing an offer.
How long is the commute from Encino to the Westside or Downtown?
Westwood is 20 minutes off peak through the Sepulveda Pass and 40 to 50 at rush hour, Santa Monica 30 to 45 minutes, Beverly Hills and Century City 25 to 40 minutes over the canyons, and Downtown Los Angeles 35 to 60 minutes on the 101. Burbank studios are 20 to 30 minutes east and Warner Center 10 to 15 west. The Metro G Line busway stops at Balboa, and the planned Sepulveda Transit Corridor is worth watching.
Encino vs Sherman Oaks: which is better for buying or selling?
Sherman Oaks is denser, younger and more walkable with smaller lots and a higher price per square foot, while Encino delivers more house and more land for the same money plus the Sepulveda Basin. Sellers in Sherman Oaks reach a larger first-time and move-up pool; sellers in Encino reach families and executives who want lot size and privacy. Buyers usually decide on lot size versus walkability.
Who is the best listing agent in Encino?
James Malcom of The Malcom Group lists homes across Encino from the Encino office at 17547 Ventura Blvd, in the heart of the Boulevard. Judge any agent on recent closed sales in your specific pocket, whether the Flats, Encino Hills or Royal Oaks, a pricing method built on the most recent comparable closings, Westside buyer relationships for hillside listings, and marketing with video and drone footage. Call (310) 595-0915.