Encino Real Estate
Encino Real Estate
This guide to Encino real estate covers a neighborhood in the San Fernando Valley region of the City of Los Angeles. Wikipedia lists its ZIP codes as 91316 and 91436 and says Encino is flanked on the north by Reseda, Lake Balboa and the Sepulveda Basin, on the east by Sherman Oaks, on the south by Brentwood, and on the west by Tarzana.
Read on for the neighborhood’s history, Los Encinos State Historic Park, the Encino Reservoir, the Encino Oak, getting around, parks, shopping, the library and schools, and the zoning and assessment tools. Current prices, rents, schools and weather follow, each with its source and date. Encino is one of the communities in the San Fernando Valley section of this site.
Encino Real Estate By The Numbers
Encino
Compared with 45 other Los Angeles-area communities
Why The Score Is 34
Encino ranks among the lowest on Price Growth and Rent Growth, and above the middle on Rental Demand. The score is the average of the three.
It is not a rating of Encino, its people or its schools, and it does not measure affordability. A higher or lower number only shows how these three housing-market numbers compare with other communities.
What The Number Means
Select a range to see what it means
Generally, price growth and rent growth are among the slowest of the communities, and more rentals sit empty than in most other communities.
- If you are a buyer
- Home price growth is generally among the slowest of the communities.
- If you are a seller
- Over the last 12 months, typical home values here generally rose less, or fell more, than in most other communities.
- If you are a tenant
- A larger share of rentals sit empty than in most other communities, and rent growth is generally among the slowest.
- If you are a landlord
- Rent growth is generally among the slowest, and the share of empty rentals is higher than in most other communities.
- If you are looking to invest
- Price growth, rent growth and rental demand generally rank among the lowest of the communities.
Generally, price growth and rent growth are slower, and more rentals sit empty, than in the typical community.
- If you are a buyer
- Home price growth is generally behind the typical community.
- If you are a seller
- Over the last 12 months, typical home values here generally rose less, or fell more, than in the typical community.
- If you are a tenant
- A larger share of rentals sit empty than in the typical community, and rent growth is generally slower.
- If you are a landlord
- Rent growth is generally slower than in the typical community, and the share of empty rentals is higher.
- If you are looking to invest
- Price growth, rent growth and rental demand generally rank below the middle of the communities.
Generally, price growth and rent growth are faster, and fewer rentals sit empty, than in the typical community.
- If you are a buyer
- Home price growth is generally ahead of the typical community.
- If you are a seller
- Over the last 12 months, typical home values here generally rose more, or fell less, than in the typical community.
- If you are a tenant
- A smaller share of rentals sit empty than in the typical community, and rent growth is generally faster.
- If you are a landlord
- Rent growth is generally faster than in the typical community, and the share of empty rentals is lower.
- If you are looking to invest
- Price growth, rent growth and rental demand generally rank above the middle of the communities.
Generally, price growth and rent growth are among the fastest of the communities, and fewer rentals sit empty than in most other communities.
- If you are a buyer
- Home price growth is generally among the fastest of the communities.
- If you are a seller
- Over the last 12 months, typical home values here generally rose more, or fell less, than in most other communities.
- If you are a tenant
- A smaller share of rentals sit empty than in most other communities, and rent growth is generally among the fastest.
- If you are a landlord
- Rent growth is generally among the fastest, and the share of empty rentals is lower than in most other communities.
- If you are looking to invest
- Price growth, rent growth and rental demand generally rank among the highest of the communities.
Based on the last 12 months of Zillow data and the Census Bureau’s rental vacancy survey, which covers several years. This compares housing-market numbers across communities. It says nothing about what a property costs or earns, and it is not a forecast, advice, or a rating of any area.
Typical Home Value By Bedrooms
Within One Mile
Getting Around
Homes In The Area
Climate
Check Official Hazard Maps
Schools Near Encino
Adult schools are public programs that offer classes for adults, such as high school diploma or equivalency courses and job training. Each school’s website lists its current classes.
Search California Adult Education Programs ↗What Is Behind The Score
Each bar shows how Encino ranks among the communities with figures for that measure. A fuller bar means a higher rank, not a better or worse area. The gold tick marks the middle.
Change in the typical home value over the last 12 months (Zillow). Useful to buyers, sellers and owners.
Change in the typical rent over the last 12 months (Zillow). Useful to tenants, landlords and developers.
Share of rental homes that sit empty (Census Bureau survey, 2020 to 2024, so it can run behind today’s market). Fewer empty rentals ranks higher. Useful to tenants, landlords and developers.
See how this score is calculated
The Housing Market Score compares this community with the other Los Angeles-area communities this site covers (the San Fernando Valley, the Westside, central Los Angeles and the Santa Clarita Valley). It is a resource for anyone comparing areas: buyers, sellers, landlords, tenants, investors and developers. A community with more than one ZIP code uses all of them: each ZIP code’s home values and rents count in proportion to its number of homes (the Census Bureau’s home counts), and the empty rentals and rental homes of all of them are added together. Each measure is turned into a rank from 0 to 100, then the ranks are averaged. A rank of 89 means the area is ahead of about 89 out of every 100 others on that measure. The bar below the score splits the 0 to 100 scale into four ranges (0–25, 26–49, 50–79 and 80–100). Selecting a range shows what it looks like for a buyer, seller, tenant, landlord or someone looking to invest, and the same four names label each measure bar. Price Growth is the change in Zillow’s typical home value over the last 12 months. Rent Growth is the change in Zillow’s typical rent over the last 12 months. Rental Demand is how few rental homes sit empty, from the Census Bureau’s rental vacancy rate (fewer empty rentals ranks higher). If a measure has too little data for an area, it is left out and the score says how many measures it used. The score describes housing-market numbers only. It is not a rating of the people or the neighborhood, and it is not investment advice.
Price Level
Price Level compares how high typical home values and rents are with the other communities. It is separate from the Housing Market Score and does not change it. A fuller bar means a higher rank, not a better or worse area. The gold tick marks the middle.
Encino ranks above the middle on Home Values and among the highest on Rents.
The typical home value (Zillow), with all of this community’s ZIP codes combined. Useful to buyers, sellers and owners.
The typical monthly rent (Zillow), with all of this community’s ZIP codes combined. Useful to tenants, landlords and developers.
It is not part of the Housing Market Score, and it does not measure affordability or the cost of living. It compares typical home values and rents across communities. Dollar figures are in the Market Snapshot tab.
Encino Property Management
Own a rental in Encino? The typical rent here is $3,106 a month. I manage and lease homes in Encino, from tenant screening to rent collection, for one monthly fee. See the Encino Property Management details and schedule a consultation.
A Short History Of Encino
According to Wikipedia’s Encino article, the Spanish Portolá expedition traveled north through Sepulveda Pass into the San Fernando Valley on August 5, 1769. It says Fray Juan Crespi named the valley, and that all of the name Crespi gave it was later dropped except “Encino”. Wikipedia says Encino derives its name from Rancho Los Encinos, established in 1845. The Wikipedia article on Rancho El Encino says 1,170 acres were sold off in 1916, land that would become Encino.
Los Encinos State Historic Park
California State Parks lists Los Encinos State Historic Park at 16756 Moorpark St., Encino CA 91436-1068, and says the park was the site of the village of Siutcanga and became the hub for Rancho Los Encinos. It says the pond, constructed in 1874 by ranch owner Eugene Garnier, is fed by the natural spring.
The state’s Office of Historic Preservation listing says Vincente de la Osa built an adobe in 1849 and that Garnier built the existing two-story limestone house in 1872. Wikipedia’s Rancho El Encino article says the springs were a necessary stop for travelers on El Camino Real and the Ventura Road, which became Ventura Boulevard, and that California acquired the last remaining parcel in 1949.
The Encino Reservoir
LADWP’s December 2025 Initial Study/Mitigated Negative Declaration for a floating solar pilot project gives the Encino Reservoir property’s address as 4500 Encino Avenue and says the reservoir was constructed between 1921 and 1924. It says the property is generally bound by the Santa Monica Mountains to the south and holds an approximately 130-acre reservoir, and that the site was used as a public water supply reservoir until 2002. Wikipedia’s Encino Reservoir article says the civil engineer William Mulholland built it.
The Encino Oak
Wikipedia says the area known as Encino was home to a massive California live oak, the Encino Oak Tree, for over a millennium, and that it is possible Encino is named because of this tree. It says the tree died on February 7, 1998, and that a monument stands at the corner of Ventura Boulevard and Louise Avenue, where the Encino Oak once stood.
Getting Around Encino
Wikipedia says Ventura Boulevard travels through Tarzana, Encino and Sherman Oaks before intersecting with Lankershim Boulevard in Studio City, and its article lists State Route 27, Interstate 405 and U.S. Route 101 as major junctions. Wikipedia’s exit list for Interstate 405 shows exit 63A for Ventura Boulevard, Sepulveda Boulevard and Valley Vista Boulevard, noting that it serves Encino Hospital Medical Center. The list shows exit 63B for U.S. Route 101, the Ventura Freeway, an interchange the same article places in Sherman Oaks.
Metro’s line schedules page lists Line 150 as Chatsworth to Encino via Topanga Canyon Boulevard and Ventura Boulevard, and Line 240 as Northridge to Universal City via Reseda Boulevard and Ventura Boulevard; the timetables it links for both are effective June 7, 2026. The numbers section shows the closest rail station and its distance.
Parks And Open Space
Wikipedia describes the Sepulveda Basin Recreation Area as a 2,000-acre flood control basin and says it is managed by the Los Angeles City Department of Recreation and Parks. The article lists the Encino, Balboa and Woodley Lakes golf courses (all 18-hole), the 27-acre Lake Balboa, the Sepulveda Basin Wildlife Reserve and a 9-mile bicycle path looping around the recreation area. The City’s Sepulveda Basin Sports Complex page gives the address as 6201 Balboa Blvd. and lists a lighted baseball diamond, a synthetic soccer field and a picnic area.
Encino Park is at 16953 Ventura Blvd., where the City lists lighted outdoor basketball courts, a play area, picnic tables, barbecue pits and restrooms. The City’s Encino Community Center page gives 4935 Balboa Blvd. and lists an auditorium, a community room, a kitchen and a stage. The City also lists Encino Glen at 16821 Burbank Blvd., with an auditorium, a dance room and a patio. The numbers section also counts the parks, grocery stores, restaurants and coffee shops within one mile, using OpenStreetMap.
Shopping And Dining
Wikipedia says Ventura Boulevard has historically been one of the most concentrated locations for small businesses and shops in the Valley, while today it has pockets of housing, mini-malls and shops. It describes the Ventura Business District as the commercial district along and around the boulevard.
Library, Schools And Colleges
The Los Angeles Public Library’s Encino – Tarzana Branch Library is at 18231 Ventura Boulevard, and the library’s page gives the city as Tarzana, ZIP 91356. It lists a parking lot, a bike rack, public computers, Wi-Fi and wireless printing. Wikipedia says Encino is served by the Los Angeles Unified School District, whose website links to school search, school directory and enrollment pages. The numbers section lists nearby K-12 and adult schools, colleges and trade schools by distance, with links to their official pages. School attendance areas are set by the school district, so confirm them with the district for any address you are considering.
Look Up An Encino Address
Free public tools let anyone check an address’s zoning and assessment details. City Planning’s Encino – Tarzana Community Plan page says the plan area includes the neighborhoods of Encino and Tarzana. ZIMAS is a web-based mapping tool from City Planning that provides zoning information for properties located in Los Angeles. The County Office of the Assessor also has a public portal for property assessment information.
Ask About Encino
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