Encino
Large lots, gated streets and more house for the money, south of the Boulevard.
Encino is a neighborhood of the City of Los Angeles in the southern San Fernando Valley, between Sherman Oaks and Tarzana. Ventura Boulevard runs through it, and the 405 and the 101 meet at its eastern edge.
Buyers often find larger lots and newer homes here than on the Westside for the same price. The hills south of the Boulevard, toward Mulholland Drive, hold most of its premium homes.
- City
- Los Angeles
- Key areas
- South of the Boulevard, Royal Oaks, Encino Hills, the flats north of Ventura
- Landmarks
- Ventura Boulevard, Lake Balboa and the Sepulveda Basin
- Architecture
- Modern Farmhouse, Traditional, Contemporary, Mid-Century Ranch
The Enclaves
South of Ventura Boulevard, the streets climb toward Mulholland Drive. Royal Oaks and the Encino Hills offer large lots, gated drives and views across the Valley.
Closer to the Boulevard, the flats offer walkable streets, larger flat yards and quick access to shops and restaurants.
North of Ventura, the lots are often flat and wide, with a lower price per foot and room for a pool and a guest house.
What Drives Value Here
South or north of the Boulevard is the first question, and it often sets the price range before anything else.
Flat usable land comes next. Buyers here want room for a pool, a yard and sometimes a sport court, and they pay for a flat lot.
Views, a gate and quick access to the 405 and the canyons add value. School choices also shape demand, so we check them for each address.
Where Encino Sits
Common Questions
What does south of the Boulevard mean?
It means south of Ventura Boulevard, in the hills toward Mulholland Drive, where most of Encino's premium homes are.
Is Encino part of the City of Los Angeles?
Yes. Encino is a neighborhood of the City of Los Angeles, so Los Angeles building rules apply.
Why do Westside buyers look at Encino?
Encino often gives more land and a newer home for the same price, with access to the Westside over the 405 or through the canyons.