Encino real estate sits at the top of the San Fernando Valley market, and in 2026 the numbers show why. Over the past 12 months, 494 Encino homes closed escrow, and single-family homes sold at a median price of $2,150,000. At the same time, condos traded at a median of just $470,000. As a result, Encino offers one of the widest entry points in the Valley, from starter condos along the Ventura Boulevard corridor to gated hillside estates south of the Boulevard.

I'm Zac Wasserman, a licensed REALTOR® with RE/MAX ONE, and I pulled every closed Encino sale from the MLS to build this guide. Below, you'll find what homes actually sold for, how the two Encino zip codes compare, which neighborhoods fit which budgets, and what buyers and sellers should do next.

Encino Real Estate in 2026 at a Glance

Here's the short answer for anyone researching Encino real estate right now, based on 494 closed sales from September 2025 through September 2026:

In other words, Encino is a premium market, but it is not a runaway bidding war. Most single-family homes sold slightly below their final list price, which gives well-prepared buyers some room to negotiate.

Encino Home Prices: What 494 Closed Sales Show

First, it helps to understand how wide the range really is. The middle half of Encino single-family sales landed between roughly $1.45 million and $3.14 million. Meanwhile, the top 10% sold for $4.5 million or more, and 31 homes closed at $5 million or higher. The single highest sale in the period closed at $25.5 million.

On the other end, the least expensive single-family homes sold in the low $800,000s. However, those were rare; only about 10% of houses sold for under $1.05 million.

Encino home prices have also held steady on a per-square-foot basis. In the most recent six months, single-family homes sold at a median of about $767 per square foot, compared with about $732 in the six months before that. That is roughly a 5% increase.

You may notice a much bigger jump in the headline median over the same period. However, that jump mostly reflects larger homes selling recently, not a sudden 30% price surge. Therefore, price per square foot is the more honest measure of where Encino real estate values are heading. For the same reason, I recommend that buyers and sellers compare homes by price per square foot within the same zip code and style, rather than relying on a single neighborhood-wide median.

In practical terms, here is how the Encino single-family market broke down by price over the past 12 months:

• Under $1.5 million: roughly 1 in 4 sales, mostly smaller homes in the flats
• $1.5 million to $3 million: nearly half of all sales, including most remodeled family homes
• $3 million to $5 million: about 1 in 5 sales, largely south of the Boulevard
• $5 million and up: 31 sales, concentrated in the hillside estates

For broader context on the Valley, see my San Fernando Valley market update for August 2026.

Single-Family Homes vs. Condos & Townhomes in Encino

Encino real estate is really two markets sharing one zip-code map.

Single-family homes make up about 70% of sales. The typical house that sold was about 2,900 square feet, and roughly two out of three had a pool. The median single-family home was built in 1961, and nearly half date to the 1950s and 1960s. As a result, many buyers are purchasing a remodeled mid-century ranch or planning a remodel of their own. Additionally, the south-of-the-Boulevard hillside has a meaningful share of newer custom and rebuilt homes.

Condos are the most affordable way into Encino. The median condo sold for $470,000 at about $395 per square foot, with a typical size of roughly 1,100 square feet. Most condo sales ranged between about $320,000 and $665,000. Consequently, a buyer priced out of houses can still get an Encino address, access to Ventura Boulevard, and a short drive to the 101 and 405.

Townhomes are the smallest slice of the market, with only 14 sales. They sold at a median of $754,500, and they moved quickly, with a median sale-to-list ratio of 99.5%. As a result, if you want more space than a condo without a single-family price tag, be ready to act fast when a townhome hits the market.

South of the Boulevard vs. North: 91436 vs. 91316

Ventura Boulevard is the most important line on the Encino map. Locals talk about "south of the Boulevard" the way Westsiders talk about school districts.

91436 covers most of the south-of-the-Boulevard hillside, climbing into the Santa Monica Mountains. Here, single-family homes sold at a median of $2,450,000 and about $766 per square foot. Homes are larger (a median of roughly 3,300 square feet), lots are bigger, and many streets are quiet, winding, and view-oriented. However, these homes also took longer to sell, with a median of 32 days on market.

91316 covers much of the Encino flats, along with some hillside pockets. Single-family homes there sold at a median of $1,745,000 and about $734 per square foot. The homes are smaller on average (around 2,300 square feet), but they sold quickly, with a median of just 18 days on market.

In short, 91436 is where you pay for size, privacy, and views. 91316, on the other hand, is where demand is tightest and where many move-up buyers land first. Zip codes are only a rough guide, though, so I always confirm a home's exact location relative to Ventura Boulevard before advising on value.

Encino Neighborhoods Buyers Should Know

Beyond the zip code, several pockets shape how Encino real estate is priced. Because Encino is a neighborhood within the City of Los Angeles rather than its own city, these pockets are defined more by streets, terrain, and local reputation than by official boundaries.

• Encino Hills and the south-of-the-Boulevard hillside: Larger lots, canyon and Valley views, and many of the area's highest sales. Additionally, some streets are gated or private. Hillside homes can come with extra considerations, including fire-zone insurance, drainage, and retaining walls.
• Amestoy Estates: A gated, historic enclave north of the Boulevard known for wide streets and large ranch-style homes.
• The Encino flats: Traditional single-family streets north of Ventura Boulevard, with easier walkability and quicker access to the Sepulveda Basin, Lake Balboa, and the Encino Velodrome.
• The Ventura Boulevard condo corridor: Most of Encino's condo inventory sits along and near the Boulevard. Consequently, buyers get restaurants, shopping, and freeway access within minutes.

Encino also has real open space for a Valley neighborhood. For example, the Sepulveda Basin Recreation Area offers trails, sports fields, and golf, and Los Encinos State Historic Park sits right on Ventura Boulevard. For local news and community issues, the Encino Neighborhood Council is a good resource.

Daily life in Encino also centers on Ventura Boulevard. Consequently, residents on both sides of it are usually only a few minutes from coffee shops, restaurants, medical offices, and grocery stores. That convenience, combined with larger lots than many nearby neighborhoods, is a big part of why Encino real estate holds its value so well.

How Fast Encino Homes Sell: Days on Market & Sale-to-List

Encino single-family homes sold in a median of 26 days, and the median sale price came in at 97% of the final list price. Additionally, only about 1 in 11 homes sold above list.

That tells us two things. First, well-priced homes still sell within a month. Second, Encino buyers are data-driven, and they push back on aggressive pricing. As a result, the listings that sit are usually the ones that launched too high.

Condos took longer, with a median of 43 days on market, although they still sold at about 98% of list. Meanwhile, the flats in 91316 were the fastest-moving segment, at a median of just 18 days.

Is Encino Real Estate a Good Investment in 2026?

For long-term owners, Encino real estate has several things working in its favor. It offers central Valley access to both the 101 and the 405, a quick trip over the Sepulveda Pass to the Westside, a limited supply of hillside land, and steady price-per-square-foot growth.

Additionally, Encino real estate has historically attracted long-term owners. Many sellers in this market have held their homes for decades, which keeps inventory limited and supports prices over time.

However, buyers should go in with clear eyes. Mortgage rates remain a major factor; if you haven't already, read what the September Fed rate hike means for buyers. Additionally, most Encino single-family purchases require jumbo financing, because the median price is far above the 2026 conforming and jumbo loan limits. Consequently, your down payment, reserves, and credit profile matter more here than in many other Valley neighborhoods.

Insurance is the other variable. Parts of the south-of-the-Boulevard hillside fall within high fire hazard zones, which can affect coverage options and cost. It is also worth reviewing earthquake insurance in LA County before you write an offer. For statewide trends, the California Association of REALTORS® market data is a helpful benchmark.

Encino vs. Sherman Oaks & Nearby SFV Communities

Encino is often compared with its neighbor to the east. Sherman Oaks generally offers a more urban, walkable feel and a larger condo market. Encino, by comparison, tends to feel quieter, with larger lots and more single-family estates, especially south of the Boulevard. For a side-by-side look, read my Sherman Oaks real estate guide.

To the west, Tarzana and Woodland Hills typically offer more house for the money, although the commute to the Westside is longer. Therefore, many buyers choose Encino as the balance point: close to the city, but still unmistakably the Valley.

Tips for Buying a Home in Encino

Buying in Encino rewards preparation. Here's what I recommend to my clients:

1. Get jumbo-ready early. Talk to a lender about jumbo loan requirements before you tour, since reserves and debt-to-income limits can be stricter.
2. Decide which side of the Boulevard fits your life. Hillside living and the flats offer very different day-to-day experiences, so tour both.
3. Budget for inspections beyond the basics. For older and hillside homes, consider sewer-line, foundation, roof, and drainage inspections.
4. Price-check with per-square-foot data. Encino's median can swing with the mix of homes that sold, so compare price per square foot within the same zip code and style.
5. Use negotiation room wisely. With a median sale-to-list ratio of 97%, many sellers expect offers slightly below list. However, the best homes still draw competition.
6. Verify schools and insurance before you commit. Confirm school assignments directly with the district, and get an insurance quote during your contingency period.

Selling Your Encino Home in 2026

If you're thinking about selling, pricing strategy is the single biggest factor in today's Encino real estate market. Encino buyers track comparable sales closely, and homes priced at market typically sell within about a month.

Additionally, sellers at the high end should plan for the City of Los Angeles Measure ULA transfer tax, which applies to sales above a threshold (roughly $5.3 million, adjusted annually). Because 31 Encino homes sold for $5 million or more this year, this affects a meaningful number of sellers. Therefore, I always factor it into net proceeds before we set a list price.

Presentation matters too. Remodeled mid-century homes with updated kitchens, outdoor living space, and a well-kept pool consistently attract the strongest offers. To see where your home stands today, request a free home valuation, and I'll prepare a pricing analysis based on actual Encino comparable sales.

Encino Real Estate FAQs

Work With a Local Encino REALTOR®

Encino real estate rewards local knowledge, from which side of the Boulevard a home sits on to how today's comparable sales support a price. Whether you're buying your first Encino condo or selling a hillside estate, I'll give you straight answers backed by real MLS data.

Ready to make your move in Encino? Contact Zac Wasserman at RE/MAX ONE — your local San Fernando Valley and Ventura County expert — at 805.212.9147 or ZacSellsCA@gmail.com, or get your home's value today.

Data note: Figures are based on 494 closed residential sales in Encino (zip codes 91316 and 91436) reported in the MLS between September 2, 2025, and September 25, 2026. Medians are rounded. Data is deemed reliable but not guaranteed.

Zac Wasserman | REALTOR® | RE/MAX ONE | CA DRE# 02210760