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With 21 years of San Fernando Valley real estate experience and more than $330 million in closed transactions, Todd Jones has watched Encino evolve into one of Los Angeles's most coveted addresses — and the data heading into mid-2026 confirms it. Whether you're buying your first home south of Ventura Boulevard or selling an estate in Royal Oaks, this guide covers everything you need to know about the Encino market right now.
Why Encino? A Neighborhood Overview
Encino is a neighborhood of roughly 53,000 residents tucked into the southern San Fernando Valley, bordered by Tarzana to the west, Sherman Oaks to the east, and the Santa Monica Mountains to the south. The name comes from the Spanish word for "oak," a nod to the ancient Tongva village of Siutcanga — "the place of the oaks" — that once occupied the same land. That history is still visible today at Los Encinos State Historic Park, a 5-acre preserve at 16756 Moorpark Street where the original 1849 ranch adobe still stands.
What makes Encino attractive to today's buyers is a combination of size, schools, privacy, and freeway access that's hard to match anywhere in the Valley. Lots are large. Homes are set back from the street. The neighborhood has the feel of a small town — with the lifestyle infrastructure of a major city just minutes away.
Key ZIP codes: 91316 (north of Ventura), 91436 (Encino Hills / Royal Oaks)
Elevation: 774 feet — enough to catch a breeze most summer evenings
Commute corridors: US-101 (Ventura Freeway), I-405 (San Diego Freeway), Sepulveda Pass
Encino Real Estate Market Data — Mid-2026
Here's where things stand as of June 2026, sourced directly from Zillow's Home Value Index and MLS data:
• Median sale price: $1,517,500
• Average home value (ZHVI): $1,438,780
• Year-over-year value change: +0.1%
• Median list price: $1,654,667
• Median days to pending: 38 days
• Active inventory: 285 homes
• New listings (June): 70
• Median sale-to-list ratio: 97.6%
• Sales over list price: 26.7%
• Sales under list price: 65.4%
What does this data tell us? Encino is a balanced-to-slightly-buyer-favoring market right now. The average home is selling at 97.6% of list price, and 65.4% of sales close below asking — meaning negotiating room exists. At the same time, 26.7% of homes are still selling over list, which tells you that well-priced, well-presented properties create competition. Days to pending at 38 is moderate — not a frenzy, not stagnant.
This is exactly the kind of market where representation matters. Todd's track record of consistently closing above neighborhood average stems from precision pricing and strategic presentation — not luck.
Encino by Submarket: South of the Boulevard vs. North
Not all of Encino is the same. The 91436 ZIP code — which covers Encino Hills and the Royal Oaks area south of Ventura Boulevard — commands a significant premium over 91316 homes to the north.
South of Ventura Blvd (91436):
Properties here are typically larger, sitting on canyon-adjacent lots ranging from 8,000 sq ft to over an acre. Encino Hills homes routinely list in the $2M–$6M range, with some estates exceeding $10M. Architecture trends toward traditional, Spanish Colonial, and modern farmhouse. Streets like Rancho Encino Drive, Via De La Paz, and White Oak Avenue in the hills command strong demand because supply is inherently limited — you can't build more canyon.
North of Ventura Blvd (91316):
More accessible entry points, typically $900K–$2M, with a mix of post-war ranch homes and newer construction. Flat lots, walkable to Ventura Boulevard restaurants and retail, shorter commutes via the 101. This is where most first-time move-up buyers land when they leave Sherman Oaks or Studio City.
Schools Serving Encino
Encino falls within the Los Angeles Unified School District, with several campuses that draw families from across the West Valley:
Public schools:
• Hesby Oaks Leadership Charter School (K–8): A top-rated Los Angeles charter consistently ranking in the 95th percentile statewide on academic performance metrics. Located at 17436 Hesby Street, it's a major draw for families moving to 91316.
• Lanai Road Elementary: Serves the southern portion of Encino; highly rated, with strong parent involvement.
• Encino Charter Elementary: Located at 17114 Ventura Boulevard, serves grades K–5.
• Birmingham Community Charter High School: One of LAUSD's largest high schools, serving most of Encino north of the boulevard.
• Notre Dame High School (private): Located in Sherman Oaks, widely attended by Encino families. 9–12.
Private schools nearby:
• Westmark School (learning differences focus)
• Montclair Preparatory School
• Highlands Christian Academy
School quality is consistently ranked among the top reasons buyers cite for choosing Encino over comparable neighborhoods at similar price points.
Transit, Commute, and Walkability
Encino's freeway access is genuinely excellent — a rare quality in Los Angeles. The US-101/Ventura Freeway runs directly through the neighborhood, with on-ramps at Balboa, White Oak, Havenhurst, and Louise. The I-405 is reachable via Sepulveda Pass in under 5 minutes from most Encino addresses.
Metro: The Orange Line (Rapid Bus) runs along Oxnard Street, connecting Encino to the North Hollywood Metro B Line station in approximately 25 minutes. From North Hollywood, the B Line reaches downtown Los Angeles in another 20 minutes — making Encino one of the more transit-accessible Valley neighborhoods for those willing to use it.
Walkability: Encino scores well along the Ventura Boulevard corridor, where restaurants, Trader Joe's, Whole Foods, CVS, banks, and boutique retail are clustered within a 10-minute walk of many 91316 addresses. The hills neighborhoods (91436) are walk-unfriendly by design — they're intended for the quiet and privacy of canyon living.
Ventura Boulevard: Roughly 3 miles of Encino's stretch of Ventura Blvd features restaurants (Katana Encino, Boneyard Bistro, Tokyo Shabu Shabu), Westfield Topanga nearby, LA Fitness, multiple urgent care clinics, and professional services. This concentration of amenities is one of the reasons Encino holds value better than more isolated Valley neighborhoods.
What Buyers Should Know Right Now
You have leverage — use it carefully. With 65.4% of homes selling under list price and a 38-day median days-to-pending, buyers have room to negotiate on price, repairs, and seller credits. That doesn't mean lowballing — Encino sellers are generally sophisticated, and an aggressive first offer often closes the door on negotiation entirely. Todd's approach: offer fair based on comps, make a compelling case in the offer presentation, and reserve your leverage for the inspection period.
The 91436 premium is real and defensible. Buyers sometimes see $500K–$1M gaps between comparable square footage north and south of Ventura and assume south-of-the-blvd homes are overpriced. They're usually not. The combination of lot size, privacy, hillside views, and school access in 91436 creates a structural supply constraint. Limited inventory means prices hold.
Rate sensitivity matters here. At a $1.5M purchase price with 20% down, a buyer is financing $1.2M. The difference between a 6.5% and 7.0% rate is roughly $375/month. Buyers who are rate-sensitive should get pre-approved at multiple lenders before touring — and should understand that the Encino market does not wait for rate drops.
Competition is real on turnkey properties. Despite the overall buyer-leaning statistics, a well-staged, fully updated Encino home in a desirable pocket will still see multiple offers. The 26.7% of sales above list price are concentrated in this tier. Don't lose a home you love over $25K–$50K.
What Sellers Should Know Right Now
Pricing precision is non-negotiable. The median sale-to-list ratio of 97.6% is forgiving — but only if your list price is grounded in actual comps, not optimism. Overpriced Encino homes are sitting. With 285 active listings and a 38-day median time to pending, buyers are doing their homework, and an overpriced home develops a stigma after 45+ days.
Presentation drives premium. The gap between a 97.6% and 102% sale-to-list ratio is almost always presentation and marketing, not luck. Todd's listings consistently outperform neighborhood averages because of professional staging, architectural photography, and targeted digital marketing to pre-qualified buyers — not spray-and-pray MLS exposure.
Timing matters. The spring/early summer window (April–July) is historically Encino's strongest for seller activity. If you're considering a fall listing, be prepared for a slower market and price-sensitive buyers.
As a Certified Residential Specialist (CRS) — a designation held by fewer than 3% of REALTORS® nationally — Todd brings specialized pricing and negotiation skills to every Encino listing. His seller clients have closed an average of 2.1% over the list price on competitively priced properties in the past 24 months.
Living in Encino: The Day-to-Day Reality
People who live in Encino tend to stay in Encino. The community has a stable, family-oriented character that's difficult to quantify but obvious once you're here. Some specifics:
Parks and recreation: Encino Park (17180 Ventura Blvd) offers tennis courts, a heated community pool, and a full recreation center — accessible to residents for a modest annual fee. Los Encinos State Historic Park (16756 Moorpark St) is a quiet 5-acre historic site with walking paths and a duck pond. The Santa Monica Mountains — Mulholland Drive trailheads, Sepulveda Basin Wildlife Reserve, the LA River recreational path — are all within 10–15 minutes.
Encino Farmers Market: Every Sunday, 8 AM–1 PM at Balboa and Burbank, a full-scale farmers market with local produce, artisan vendors, and prepared food. It's been running for over 20 years and is a fixture of Encino neighborhood life.
Religious institutions: Encino has significant Jewish, Armenian, and Christian communities, reflected in the density of synagogues, churches, and cultural organizations along Ventura and Burbank Boulevards.
Crime and safety: Encino's crime rates are below the LA city average across virtually every category, with the 91436 hillside areas among the lowest-crime ZIP codes in the Valley.
Todd Jones: Your Encino Real Estate Specialist
With 21 years serving the San Fernando Valley and over $330 million in closed transactions, Todd Jones ranks in the top 1.5% of REALTORS® nationwide. His Certified Residential Specialist (CRS) designation — earned by fewer than 3% of agents nationally — reflects advanced training in pricing strategy, buyer representation, and complex negotiations.
Todd has represented buyers and sellers in Encino's full range — from starter homes in 91316 to multi-million-dollar Royal Oaks estates. His knowledge of the neighborhood extends beyond MLS data to the micro-level: which blocks have parking issues, which streets flood in heavy rain, which homeowners associations are well-run, and which developments have deferred maintenance in the reserves.
If you're buying in Encino: Todd's buyer representation is comprehensive — from pre-offer analysis to negotiation to inspection navigation to close. His off-market network often gives buyers access to properties before they hit the MLS.
If you're selling in Encino: Todd's listing process includes a pre-market preparation consultation, professional staging coordination, architectural photography, targeted digital advertising, and strategic pricing based on the most current comparable sales — not automated estimates.
Call or text: (310) 882-5565
Email: todd@toddjoneshomes.com
Website: toddjonesrealtor.com
DRE #01481426
Frequently Asked Questions About Encino Real Estate
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Q: What is the median home price in Encino, CA in 2026?
As of May-June 2026, the median sale price in Encino is $1,517,500. Prices range from under $1M for smaller condos and townhomes to $10M+ for large estate properties south of Ventura Boulevard.
Q: How long are homes sitting on the market in Encino?
Median days to pending is 38 days as of June 2026. Turnkey properties in desirable pockets go faster — sometimes under 14 days. Overpriced listings can sit 90+ days.
Q: Is Encino a good place to buy in 2026?
Year-over-year appreciation is +0.1% — modest but stable. Long-term fundamentals (limited land, strong schools, freeway access) support value retention. This is a neighborhood that rarely crashes hard because supply is structurally constrained.
Q: What makes 91436 more expensive than 91316?
Lot size, hillside/canyon settings, privacy, architectural quality, and school access. South of Ventura is a genuinely different product — not just a price premium for the name.
Q: How do I find off-market homes in Encino?
Work with an agent who has a deep local network. Todd Jones has cultivated relationships with Encino homeowners, estate attorneys, and property managers over 21 years — giving his buyer clients first access to properties that never appear on Zillow.
Todd Jones | REALTOR® | DRE #01481426 | Keller Williams Realty
21 Years Serving the San Fernando Valley | $330M+ Closed | Top 1.5% Nationwide | CRS Certified
(310) 882-5565 | todd@toddjoneshomes.com | toddjonesrealtor.com
Equal Housing Opportunity. All information deemed reliable but not guaranteed. Buyers and sellers should independently verify all market data. This article is for informational purposes only and does not constitute legal, financial, or investment advice.
