San Fernando Valley Guide
Encino
Big lots south of the Boulevard, family streets to the north, and the Sepulveda Basin next door.
Free Buyer’s GuideFree Seller’s GuideEncino is a City of Los Angeles neighborhood in the southern San Fernando Valley, stretching from the Santa Monica Mountains across Ventura Boulevard to the Sepulveda Basin. South of the Boulevard, homes sit on large hillside and canyon lots; north of it, the streets are flatter, with more mid-century ranch houses and condos. Los Encinos State Historic Park and Balboa Park are both here.
Over the last year, houses here sold for a median of $2,228,000, about $750 a square foot, and condos for about $665,000.
Updated October 2026
Last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026. Details in the market snapshot below.
Encino market snapshot
Encino is a buyer’s market for houses right now, with about 6.9 months of supply and only about 42% of house listings selling. The median house sold in 22 days, and homes that sold in their first month averaged 99.5% of asking. After that, prices soften quickly, so pricing right from day one matters.
What happened to every listing
576 listings came off the market without selling. 425 of them (74%) came back with a new listing, and 135 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 99.5% of asking. After 120 days, 94.4%.
Houses vs. condos
Houses sell for about $750 a square foot here, condos for about $404.
Encino (TheMLS areas Encino), houses and condos priced $450,000 and up, listed through TheMLS, October 21, 2025 to October 21, 2026. Sold counts exclude sales recorded off the MLS. “Relisted” means a listing was canceled, expired or withdrawn and the same home was listed again during the period; a home relisted more than once counts each time. Information deemed reliable but not guaranteed.
| Last 12 months | Sold | Median price | Median $/sq ft | Median days | Sale-to-list | Listings that sold | Months of supply |
|---|---|---|---|---|---|---|---|
| Houses | 332 | $2,228,000 | $750 | 22 | 97.5% | 42% | 6.9 |
| Condos | 77 | $665,000 | $404 | 31 | 98.1% | 38% | 7 |
| All Encino | 409 | $1,875,000 | $702 | 25 | 97.7% | 42% | 7 |
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Encino values, street by street
Prices here run from about $540K on Balboa Blvd for condos to about $3.52M on Encino Ave. The biggest dividing line is Ventura Boulevard: houses south of it sold for a median of $2.48M, versus $1.75M north of it.
Median sale price by street (houses unless noted)
Median of sales of $450,000 and up, last 12 months. Five or more sales per street. Source: TheMLS, October 21, 2026. Information deemed reliable but not guaranteed.
Renting in Encino
Rents here ran about $4,550 a month at the median, from about $2,150 for a one-bedroom to about $4,750 for three bedrooms, across 334 MLS leases. 51% of rentals leased, with a median of 37 days on the market. Most apartments built before October 1978 fall under the City of Los Angeles rent stabilization ordinance.
Median rent by bedrooms
Leases signed through TheMLS, October 21, 2025 to October 21, 2026, Encino. Bedroom groups with fewer than three leases are left out. Plenty of rentals never reach the MLS. Information deemed reliable but not guaranteed.
Encino at a glance
| Encino | |
|---|---|
| Jurisdiction | City of Los Angeles |
| Median sale price | Houses $2,228,000. Condos $665,000 |
| Sales in the last 12 months | 332 houses and 77 condos |
| School district | Los Angeles Unified, with many affiliated charter and magnet options |
| Transfer tax | $5.60 per $1,000 (city and county combined), plus Measure ULA on sales above $5.4 million |
Encino, south and north of the Boulevard
South of Ventura Boulevard
The hillside and canyon streets climbing toward Mulholland, with bigger lots, more privacy and views. Houses here sold for a median of $2.48M, about $743 a square foot. Many of these streets are in the city's Very High Fire Hazard Severity Zone, so get insurance quotes early.
North of Ventura Boulevard
Flatter streets of ranch houses and the neighborhood's condo buildings, closer to the freeways and schools. Houses sold for a median of $1.75M, condos for about $665K.
Buying and selling: what to know
In the Valley, the same budget can buy very different houses depending on which side of Ventura Boulevard you are on, how close you are to the freeway, and whether the lot is flat or hillside. Pools, additions and ADUs are common here, so permit history matters.
For sellers, the first month is the window: homes that sold in their first 30 days averaged 99.5% of asking, and homes that sat past 120 days averaged 94.4%.
What is your home worth?
Tell me the address and I will send you a value based on recent sales on your street, not an online estimate.
Schools
Encino is in Los Angeles Unified, which runs many affiliated charter and magnet schools in the Valley. Assignments depend on the address, so confirm the attendance area for any specific home. The area also has well-known private schools.
Getting around
The 405 and the 101 meet at Encino's eastern edge, so the Westside and Hollywood are each about 20 to 30 minutes away outside rush hour. Ventura Boulevard is the main street, and the Sepulveda Basin has golf, bike paths and Lake Balboa.
“I was always kept in the loop and felt confident knowing I had a trustworthy advocate on my side.”
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Questions buyers and sellers ask
Is Encino part of the City of Los Angeles?
Yes. Neighborhoods of the San Fernando Valley like this one are part of the City of Los Angeles, so city rules apply, including the city transfer tax, Measure ULA on sales above $5.4 million and the rent stabilization ordinance for older apartments.
How much do houses cost in Encino?
Over the last 12 months the median house sold for $2,228,000, about $750 a square foot, and the median condo for $665,000.
How fast do homes sell in Encino?
The median house sold in 22 days, with about 6.9 months of supply.
What does "south of the Boulevard" mean?
It means south of Ventura Boulevard, toward the hills and Mulholland. Here, houses south of the Boulevard sold for a median of $2,475,325, versus $1,747,500 north of it.
Are the Encino hills in a fire zone?
Some hillside streets in the Encino hills south of Ventura Boulevard are in state-mapped Very High Fire Hazard Severity Zones. That affects brush clearance requirements, building rules and, most of all, insurance. Look up the address on the CAL FIRE map and get an insurance quote early in escrow, before your contingencies are up.
Nearby areas
My recent work in Encino
Sales where I represented the seller or the buyer:
Sold
5301 Balboa Boulevard #B6
$633,250
Thinking about Encino?
Whether you are buying your first house in the Valley or selling one you have owned for years, I will walk you through the street, the side of the Boulevard and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
