Encino, the Los Angeles neighborhood where "It’s a Wonderful Life" was filmed, promises just that to prospective homebuyers looking for their own high-end slice of sunny SoCal. “You’ve probably got the largest concentration of the highest-priced properties in the San Fernando Valley here; it has sort of become the Beverly Hills of the Valley,” says Compass agent Alan Taylor, who has been selling in Encino for almost two decades. Situated just 20 miles northwest of downtown, this upscale community is home to actors, athletes and many other entertainers. “It's slow-paced compared to many L.A. neighborhoods and very secure," says Flora Martin, a Realtor with Equity Union.
Midcentury to modern stunners
A luxury market by any standards, Encino housing listings are an architectural showcase of some of the most pristine properties in the Valley. There are also more modest designs, which still come at a premium. Midcentury-moderns and ranch-style homes mingle with contemporary stunners and Mediterranean-inspired estates on winding, tree-lined streets and quiet cul-de-sacs. “Lot size varies broadly from neighborhood to neighborhood. You can get as much as an acre in Royal Oaks or Amestoy Estates,” Taylor says. Backyards are dotted with pools, and the largest homes occupy spacious lots with enough room for luxury additions such as tennis courts. In terms of price, Taylor says Encino is expensive but notes that homes can be two to three times the cost in nearby Belair, Brentwood and Beverly Hills. Homes range in price from around $2 million on the low end to over $20 million, though most fall somewhere between $5 and $10 million. There are a handful of townhomes and condos priced between $300,000 for about 500 square feet to $900,000 for 1,600 square feet.
Great private and public options
Families with children in public school in Encino are served by Los Angeles Unified, an above-average urban school district graded B-plus by Niche, with an A in teachers. Graded A-minus, the Academy for Enriched Sciences is a walkable community school in the top 5% of California elementary schools in diversity. It’s one of several highly rated elementary schools in Encino. Another A-minus school, according to Niche, Gaspar De Portola Middle School is in nearby Tarzana. Ranked among the best public high schools in the country, Van Nuys Senior High is graded A by Niche. True to the area’s celebrity status, Natalie Wood, Marilyn Monroe and Robert Redford are among the school's notable alumni. Many residents opt for private schooling options, of which there are many, some with religious affiliation.
Proximity is a selling point
In many ways, the neighborhood offers the best of both worlds, with a small-town feel and proximity to many of L.A.’s buzzier areas. "Encino is close to Interstate 405 and U.S. Route 101," says Martin. "Those are two major arteries in Southern California and make it convenient for travel and commuting." The area is about 25 miles from Los Angeles International Airport and about 20 miles from downtown. Neighborhood conveniences are close by, but residents also can hop in their car for quick trips to the beach or the famed Santa Monica fishing pier. “The proximity to the West Side's beaches and the Silver Triangle is a big selling point for Encino," Taylor says.
Libbit Park is an outdoor highlight
The Encino Community Center at Encino Park is a center of neighborhood activity. It offers summer camps and classes for children and adults. Athletic amenities include lighted outdoor basketball courts and children’s play areas. Nearby Libbit Park is among the neighborhood’s smaller green spaces, perfect for relaxing in the California sun, and its adjacent ballfields are home to Encino Little League. Just north of Libbit Park is the Sepulveda Basin Recreation Area, where visitors can enjoy cherry blossoms along the waterfront at Anthony C. Beilenson Park. A golf course, tennis center and soccer fields are also located there.
Encino Commons
Ventura Boulevard runs through Encino and provides easy access to various stores, restaurants and parks. Grocers, shopping malls and eateries are concentrated along the corridor, which is highlighted by the vast choices at Encino Commons. Popular eateries there include Uncle Bernie’s Deli and Mulberry Street Pizzeria. Every Sunday from 8 a.m. to 1 p.m., the Encino Farmers Market always draws a crowd with its fresh produce and baked goods. A Taste of Encino is a Chamber of Commerce-sponsored event held each fall on the boulevard. It features local businesses, food vendors and arts and crafts.
Important to know
One thing important for prospective buyers to research is the wildfire risk of a given property. The Los Angeles Fire Department lists Encino among many neighborhoods in the very high fire hazard severity zone. According to the First Street Foundation, nearly 10,000 properties are at wildfire risk over the next 30 years, well over half of all properties.
Crime
Encino's positive crime and safety outlook is a draw for homebuyers, who will appreciate that violent crime happens at half the national rate. The neighborhood’s CAP Index score is a 2 (out of 10), compared to 4 nationally. Property crimes like burglary and larceny are more in line with national numbers.
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
Interested in learning more about homes in this area?
Reach out to
Donald Heller,
an experienced agent in this neighborhood.
Parks in this Area
Balboa Sports Center
Baseball/Softball
Basketball
Football
Libbit Park
Dog Park
Sepulveda Garden Center
Picnic Area
Trails
Botanical Gardens
Encino Park
Basketball
Grills
Picnic Area
Los Encinos State Historic Park
Picnic Area
Trails
Transit
Airport
Bob Hope
20 min drive
Bus
Ventura & Sherman Oaks
Bus
Ventura & Hayvenhurst
Bus
White Oak & Margate
Bus
Ventura & Louise
Bus
Ventura & Zelzah
Bus
Ventura & Woodley
Bus
White Oak & Miranda
Reviews
Niche Reviews
4.443 Reviews
5.0Current Resident
2/25/2020Niche Review
It's close to everything, shopping centers, groceries, etc. The only problem is that Ventura Blv. is too crowded.
5.0Current Resident
3/19/2017Niche Review
Encino is a very safe and beautiful neighborhood. I have been living here almost all my life and I never had a bad experience with anyone. Encino is filled with friendly people and amazing public schools.
3.0Current Resident
2/23/2018Niche Review
While Encino is a great place for families, it often feels very underwhelming and lacks a large amount of diversity. It is a predominately white neighborhood that is not very exciting or interesting in any sense.
5.0Current Resident
7/12/2021Niche Review
I love living in Encino. The area is centrally located from major establishments and I feel safe in the neighborhood where I live.
Are you familiar with the Encino neighborhood?
to let others know what life in this neighborhood is like.
Crime and Safety
1 - Low Crime, 10 - High Crime
Encino
US
Homicide
2
4
Sexual Assault
2
4
Assault with Weapon
2
4
Robbery
3
4
Burglary
4
4
Motor Vehicle Theft
4
4
Larceny
4
4
Crime Score
3
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in Encino, CA sell after 41 days on the market compared to the national average of 47 days. The average sale price for homes in Encino, CA over the last 12 months is $2,056,998, up 8% from the average home sale price over the previous 12 months.
This top-floor unit delivers a bright and spacious living experience right in the heart of Encino. The open-concept living room, filled with natural light, features sliding glass doors that open to a private balcony with serene views of a beautifully maintained courtyard. The freshly painted white kitchen offers generous cabinet space and flows effortlessly into the adjacent dining area. Rich
Exquisite new construction home with 7 bedrooms, impressively large kitchen and family room, and huge backyard awaits you in this beautiful tree-lined neighborhood South Of The Boulevard in Encino. Upon entering, you will be taken by the gorgeous, contemporary, warm design. Three bedrooms downstairs are well sized and offer functional opportunities such as bedrooms, offices, home gym and more.
Welcome to 17909 Erwin St — a private, gated pool home oasis that perfectly combines luxury, comfort, and functionality. Tucked away on an expansive lot, this beautifully reimagined 4-bedroom, 2-bathroom residence offers a refined blend of modern design and timeless charm. From the moment you arrive, the home makes a statement with its brand-new driveway, manicured landscaping, and a
A Dream Home Built in 2022. Discover unparalleled luxury with this custom gated modern estate in the prestigious Amestoy Estates. From the moment you enter the private gates, you’re greeted by immaculate landscaping that sets the tone for this breathtaking property. Step inside to soaring ceilings and sophisticated design that blend elegance with comfort. The gourmet kitchen is a chef’s dream,
Michael Rescigno
Berkshire Hathaway HomeServices California Properties
Immaculate farmhouse estate nestled on almost an acre within the prestigious Royal Oaks enclave of Encino. Step inside to a breathtaking two-story foyer and an expansive layout ahead, featuring warm designer finishes, clean architectural lines, soaring ceilings, and beautiful natural light coming from all angles. The stunning gourmet kitchen boasts Thermador Professional Series appliances,
Welcome to this stately traditional home, set back from the street on a sprawling 26,500 sq. ft. gated lot in the desirable Amestoy Estates Neighborhood. Enjoy the luxury of a north/south tennis court and a large swimming pool, ideal for both relaxation and recreation. This light and airy residence boasts an open floorplan featuring 6 bedrooms and 5 bathrooms. The living spaces include a family
Don't miss this opportunity to own a beautifully updated unit in Encino! This immaculate 1-bedroom, 1-bathroom with a versatile bonus space (can double as a second bedroom or office) seamlessly blends modern amenities with charm. Step inside to discover a beautifully remodeled interior, featuring updated materials and finishes. You’ll love the kitchen, complete with newer cabinetry, Quartz
Stephanie Payab
Berkshire Hathaway HomeServices California Properties
Available immediately furnished, monthly amount for a two year plus term drops to $45,000 per month. One-of-a-kind modern farmhouse situated on an expansive lot surrounded by lush mature landscaping. Meticulously crafted with luxury comfort in mind, this unique gated compound resides in a highly sought after Encino neighborhood just South of the Boulevard. Enter the open floor plan through double
At Brookside Terrace Apartments, you'll find a selection of contemporary studios, one, and two-bedroom apartments in Encino, CA. We offer different floor plans to choose from. These move-in ready homes come with all the modern features you are looking for! A patio or balcony, air conditioning, redesigned interiors, and an in-unit washer/ dryer are just a few things youll enjoy.
Interested in learning more about homes in this area?
Reach out to
Donald Heller,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
44,831
Median Age
45
Population Density
8 ppl/acre
Population under 18
20.8%
On par with the national average
23.8%
Population over 65
23.6%
On par with the national average
19.1%
Finances
Median Household Income
$105,963
Significantly above the national average
$71,702
Average Household Income
$138,260
Education and Workforce
High School Graduates
95%
College Graduates
58.1%
Above the national average
34.1%
Advanced Degrees
27.1%
Above the national average
13.3%
% Population in Labor Force
62.5%
Weather
Annual Precipitation
13''
Average Winter Low Temperature
45°F
Average Summer High Temperature
91°F
Annual Snowfall
0''
Area Factors
Somewhat Bikeable
Bike Score®
21/ 100
Somewhat Walkable
Walk Score®
63/ 100
Some Transit
Transit Score®
41/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
