Todd Jones, Rodeo Realty's managing broker with 21 years of experience and $330M+ in lifetime sales volume, brings deep expertise to Encino's competitive luxury market. As a CRS designee and LA Magazine Real Estate All-Star (2023-2026), Todd specializes in high-value properties and complex transactions throughout the greater Los Angeles area.
Encino Market Overview: June 2026
Encino is one of Los Angeles' most competitive neighborhoods for premium properties. The median home price in Encino stands at approximately $2.15M (June 2026 estimate), with an average days on market (DOM) of 28-35 days for homes priced between $1.8M and $3M. Inventory levels remain moderate at approximately 2.8 months supply, indicating a balanced market with neither significant buyer nor seller advantage.
The neighborhood spans roughly 4.8 square miles on the southern slopes of the Santa Monica Mountains, featuring tree-lined streets, large lots (typically 0.5 to 2+ acres), and homes ranging from established 1970s-1990s estates to newer construction. Unlike more densely built neighborhoods, Encino offers genuine privacy and space—median lot size exceeds 0.7 acres, with many premium properties commanding 1+ acres.
Price Trends & Market Conditions
Year-over-year, Encino median prices show a modest appreciation of approximately 3-4% compared to June 2025, reflecting stable underlying demand. The neighborhood attracts established families, entrepreneurs, and executives seeking luxury amenities and larger properties. Public schools in the area include Encino Elementary (GreatSchools rating 9/10), Roscomare Road Elementary (8/10), and Encino Hills Middle School (9/10).
The market has seen increased interest from international buyers and out-of-state relocations, particularly from tech and entertainment sectors. Properties with ADU potential (or existing ADUs) command premiums of 8-12% above comparable non-ADU homes, reflecting California's housing crisis and investor appetite.
Neighborhoods Within Encino
The broader Encino area includes several micro-neighborhoods with distinct characteristics:
• Encino Proper: Established, tree-heavy, lots exceeding 0.8 acres; median ~$2.3M
• Sherman Oaks side (east): More modest lots, younger demographic, median ~$1.6M
• South Encino (along Mulholland): Hillside estates, panoramic views, median ~$2.8M+
• Encino Hills (north): Newer construction, tighter lots, newer infrastructure, median ~$2.1M
Each sub-area shows different buyer priorities: families seeking land choose Encino Proper; executives favor Mulholland-adjacent properties; buyers seeking newer construction choose Encino Hills.
What Buyers & Sellers Should Know
Inspection & Repair Expectations
Encino's age distribution means inspections consistently flag roof repairs (median age 18-22 years), HVAC replacements, and pool/spa refurbishment. The area's hillside terrain creates foundation concerns in roughly 12-15% of inspections. Sellers budgeting for pre-sale inspections should anticipate $3,500-$7,500 in estimated repairs for homes built pre-2005. Newer construction (post-2010) typically requires far fewer repairs.
Water, Utilities & Special Assessments
Encino is served primarily by LADWP, with water rates among LA's highest due to the neighborhood's hillside elevation and infrastructure costs. Several micro-districts assess Mello-Roos or special lighting/maintenance districts; buyer agents should verify special assessments at title during escrow. Typical annual water/sewer for a 3-bedroom home: $1,400-$1,800.
The HOA Question
Approximately 35-40% of Encino properties fall within HOAs, particularly in newer developments and townhome enclaves. HOA fees typically range from $250-$600/month. Older Encino Proper homes are often non-HOA, appealing to buyers seeking individual control and lower recurring costs. However, non-HOA properties require individual responsibility for street-facing landscaping and upkeep.
Commute Reality
Encino's location on the Westside makes commutes to downtown LA (45-60 minutes via 405) and Santa Monica (25-35 minutes) reasonable for many professionals. The 101 Freeway (via Ventura Blvd) offers direct access to Burbank/Studio City (15-20 minutes). However, traditional rush hour traffic (7-10 AM, 4-7 PM) can add 20-30 minutes to any estimate. Flexible schedules and remote work have made commute flexibility less critical than it was pre-2020.
FAQs: Buying & Selling in Encino
Q: What's the typical time to sell a home in Encino?
A: For homes priced $1.8M-$3M, the average is 28-35 days on market (DOM). Higher-priced luxury estates ($3M+) may take 45-90 days. Pricing correctly at market rate is critical; overpriced homes linger 60-120+ days. Todd Jones' team specializes in accurate pricing and estate marketing—contact us for a free market analysis at toddjonesrealtor.com or (310) 882-5565.
Q: Are there bidding wars in Encino?
A: Multiple offers occur in roughly 35-45% of sales, typically for homes priced $1.8M-$2.4M in excellent condition. Above $3M, most properties sell without competition. Homes listed below market value or featuring exceptional views and modern systems receive the most buyer interest and fastest turnarounds.
Q: What percentage down payment do I need?
A: Most buyers put down 20-30% ($360K-$645K on a $2.15M home). Jumbo loans above $822,375 require 20% minimum down. Hard-money and cash offers are increasingly common, particularly from investors seeking ADU conversion or renovation potential.
Q: How much should I budget for property taxes?
A: Under Prop 13, a $2.15M home typically carries approximately $25,000-$27,500 annual property tax (1.1-1.25% of assessed value). New purchases reassess at purchase price, so factor this into your offer analysis and long-term financial planning.
Q: What's the best time of year to sell in Encino?
A: Spring (March-May) and early fall (September-October) typically show the most buyer activity and lower DOM averages. Summer and winter months show reduced turnover but less competition. Quality properties backed by strong marketing sell year-round; timing matters less than accurate pricing and professional positioning.
Why Work With Todd Jones?
Todd Jones brings 21 years of hands-on experience, top-1.5% nationwide production (RealTrends, 2022-2025), and consistent LA Magazine Real Estate All-Star recognition (2023-2026). His brokerage team of six has closed 324+ transactions and specializes in premium neighborhoods, luxury estates, and complex financing scenarios. Whether you're purchasing in Encino or selling an established property, Todd's expertise in market analysis, strategic positioning, and high-level negotiation delivers results.
Ready to explore Encino opportunities?
• Phone: (310) 882-5565
• Website: toddjonesrealtor.com
• DRE License: #01481426
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Todd Jones | Rodeo Realty | DRE #01481426 | Equal Housing Opportunity
