Encino is the Valley's prestige address — home to Royal Oaks, Amestoy Estates, and the storied "South of Boulevard" enclaves where mid-century modern masterpieces by Richard Neutra, Joseph Eichler, and Edward Fickett stand alongside contemporary estates. With roughly 50,000 residents, it sits between Tarzana and Sherman Oaks along Ventura Boulevard, which splits the community into the prestige tier to the south and the more accessible value tier to the north.
This is the short version. For the full breakdown — every neighborhood tier, every school, and the market forces we're watching — read the complete Encino Neighborhood Guide.
The market in one number
The median single-family home runs about $1.3M, but that headline masks a wide spread. Most estates trade between $5M and $10M, and the full range spans roughly $2M to $20M. South of Boulevard — Royal Oaks, Amestoy Estates, Encino Hills, Clark Gable Estates — commands the premium, while North of Boulevard is the value tier at roughly $1M–$2M. The residential ZIP codes are 91316 and 91436.
Schools families move here for
In Encino, two words can move a home's price by hundreds of thousands of dollars: "Lanai Elementary." Lanai Road Elementary School is one of LAUSD's top-rated public elementaries, and whether an address falls inside its boundary is a genuine value driver. Beyond Lanai, families lean on Hesby Oaks Leadership Charter (K-8), Encino Charter Elementary, the Academy for Enriched Sciences magnet, Portola Middle School, and Van Nuys Senior High.
Where locals gather
Encino's stretch of Ventura Boulevard is quietly one of the Valley's strongest dining rows. Pasta|Bar holds a Michelin star for its tasting menu, hidden — as these things go in the Valley — inside a strip mall, and Shin Sushi runs an eight-seat omakase counter that the Michelin Guide also lists. Beyond the fine-dining end, Sadaf is the area's go-to for a big Persian feast, Okumura is the reliable neighborhood sushi bar, and Claudine Kitchen & Bakeshop covers the daytime. For gathering rather than dining, Encino Commons and the year-round Sunday Encino Farmer's Market anchor community life, while Los Encinos State Historic Park, the Encino Reservoir, and the Sepulveda Basin Recreation Area carry the open space.
What we're watching
Three forces shape the next stretch. First, a cooling market — March 2026 data shows the median down about 20% year-over-year, with time on market stretching from roughly 62 to 80 days. Second, prestige-tier outperformance — that cooling has concentrated in mid-market homes, while South of Boulevard estates keep trading at sale-to-list ratios above 97%. Third, a 2026 outlook of gradual stabilization, with strong fundamentals — top schools, established architecture, Westside-adjacent location — expected to keep the high end resilient.
Thinking about a move in or out of Encino? The full guide has the complete picture.
This article is informational and reflects estimates at publication. Home values, school boundaries, and market conditions shift — verify current specifics with a licensed local agent before making decisions.