Video coming soonA Encino neighborhood tour from Christian
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.
Photo neededAn Encino residential street under mature oaks, with the Santa Monica Mountains in the background
Encino market report
Encino real estate market
The Encino market report is updated monthly from local MLS sales data. Get the latest numbers sent to you: median price, how fast homes are selling, and what they're selling for compared to asking.
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Encino, on video
I'm filming Encino street by street: what the neighborhoods look like, where people eat and spend the weekend, and what homes are selling for. Subscribe onYouTube to see them first.
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Sell by need in Encino
- 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.
- Selling Your Parents' HomeYou're helping Mom and Dad sell, and you want someone you'd trust with your own family.
- Probate & TrustYou've inherited a home or you're the trustee, and you need a clear plan through the process.
- DivorceYou need one neutral plan that both sides can trust, with clear updates to both.
- RelocationYou're moving out of LA and need the sale handled while you're somewhere else.
- Selling As-IsYou don't want to fix anything. Here's what that costs you, and when it makes sense.
- Tenant-OccupiedThere's a tenant in the unit and LA's rules make you nervous. We plan around them.
- InvestorsBuying an investment property and want the numbers checked first.
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.
Homes for sale
Encino homes for sale
Search every Encino listing on the MLS, updated throughout the day.
Local life
Living in Encino
Parks & trails
- Photo neededEncino Park & Community CenterEncino Park & Community CenterBasketball, two tennis courts, a playground, picnic tables and barbecues, with the community center at 4935 Balboa Blvd.
- Photo neededBalboa Sports ComplexBalboa Sports ComplexLighted baseball, football, basketball, tennis, volleyball, and handball, plus an indoor gym, at 17015 Burbank Blvd in the Sepulveda Basin.
- Photo neededSepulveda Golf ComplexSepulveda Golf ComplexTwo 18-hole city golf courses, Balboa and Encino, at 16821 Burbank Blvd.
- Photo neededSepulveda Garden CenterSepulveda Garden CenterA city-run community garden and horticulture center at 16633 Magnolia Blvd.
- Photo neededSepulveda Basin Off-Leash Dog ParkSepulveda Basin Off-Leash Dog ParkA city dog park on Victory Blvd, open sunrise to sunset (closed Friday mornings for maintenance).
- Photo neededLake BalboaLake 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
- Photo neededVentura BoulevardVentura BoulevardThe Council District 4 office calls it the "Valley's Miracle Mile": restaurants, shops, and offices from the 405 west to Tarzana.
- Photo neededEncino Town CenterEncino Town CenterA shopping center at 17200 Ventura Blvd, home to the five-screen Laemmle Town Center cinema.
- Photo neededEncino Farmers MarketEncino 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
- Photo neededDomingo's Italian DeliDomingo's Italian DeliAn Italian deli, bakery, and grocery on Ventura Blvd since 1948.
- Photo neededShin SushiShin SushiAn omakase sushi counter on Ventura Blvd, on the MICHELIN Guide's 2026 list of One Star restaurants.
- Photo neededOkumura RestaurantOkumura RestaurantA neighborhood sushi bar on Ventura Blvd, known for its nigiri.
- Photo neededDavenport's RestaurantDavenport's RestaurantSteaks and seafood just off the 405, with a patio and fire pits.
- Photo neededUncle Bernie's DeliUncle Bernie's DeliA New York-style deli and bakery on Ventura Blvd.
- Photo neededPialonPialonMediterranean tapas and a full bar on Ventura Blvd.
- Photo neededPopularPopularSeafood-forward Mediterranean on Ventura Blvd, opened in 2026.
Getting around
- Photo neededThe 405 and the 101The 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.
- Photo neededMetro G LineMetro G LineThe Valley busway between North Hollywood and Chatsworth, with Balboa Station at Balboa and Victory on Encino's northern edge.
Landmarks
- Photo neededLos Encinos State Historic ParkLos 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.
- Photo neededEncino VelodromeEncino VelodromeAn outdoor bicycle racing track at 17301 Oxnard St, with training classes and races.
Events & history
- Photo neededEncino Food & Wine FestivalEncino Food & Wine FestivalA yearly 21+ tasting festival held each spring by ONEgeneration. The third one was April 25, 2026.
- Photo neededEncino Touch A TruckEncino Touch A TruckA yearly event with emergency and utility vehicles to explore, food trucks, and live music, held each September.
- Photo neededSiutcanga and Los EncinosSiutcanga 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.
- Photo neededEncino Neighborhood CouncilEncino 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 numbers 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.
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