SELECTED PROJECT
Encino Hillside Residence
A collaborative listing with The Chernov Team, where Aryan took a hands-on role in the photography, staging selection, presentation and promotion of a hillside Encino residence.
See the Project
San Fernando Valley
Encino Real Estate& Homes for Sale.
Estate lots, south-of-the-boulevard hillside property and the Valley’s most established luxury corridor.
Homes for Sale
Every Encino Listingon the Market.
Search live Encino inventory from the MLS itself — the same data agents see, with each home credited to its listing agent and brokerage. Find something worth seeing and Aryan arranges the showing, whether or not he is the listing agent.
Prefer someone to do the looking? Aryan sends Encino homes that actually fit the brief — including private and pre-market opportunities that never reach a public search.
Start with Encino
Search Encino HomesAsk Aryan About EncinoSee Private & Off-MarketWant to move quickly? Call or text 818-916-4058 — English or Farsi.
Listing search and listing data are provided by CRMLS through its IDX service. Listings held by brokerages other than Rise Real Estate Group | Real Brokerage Technologies, Inc. are displayed with the listing broker’s attribution. Information is deemed reliable but not guaranteed.
Your Encino Agent
Local guidance from the first price conversation to closing.
Aryan Rabizadeh is a licensed California real estate agent (DRE #02077236) serving Encino and the San Fernando Valley. He helps homeowners, estate sellers, move-up buyers and families navigate buying and selling with local market guidance, pricing strategy, marketing, negotiation and transaction support.
He also works in the neighborhoods Encino is most often compared with — Tarzana, Sherman Oaks and Woodland Hills — so a price or an offer is judged against the homes a buyer is actually weighing, not against a zip code average. He works in English and Farsi.
Neighborhood Overview
Encino
Encino is the center of gravity for San Fernando Valley luxury. Ventura Boulevard runs the length of it, and almost every conversation about value here begins with which side of that boulevard a property sits on.
South of the boulevard, streets climb toward the Santa Monica Mountains — hillside lots, view property, privacy, and the shortest routes over the hill through Sepulveda Pass and the canyons. North of the boulevard, the flats hold some of the largest, most usable residential parcels anywhere in the Valley, which is why estate buyers who want acreage-scale yards, sport courts, guest houses and pool pavilions keep coming back to them.
The practical appeal is real: Ventura Boulevard’s restaurant and retail spine, the 101 at your back, the 405 and the Westside through the pass, the Sepulveda Basin and Balboa recreation corridor for open space, and a private-club and country-club culture that has anchored the neighborhood for decades.
What that produces is a market with genuine depth at every level — from post-war ranch homes on quiet flats streets, to full rebuilds and new construction, to gated estates that trade quietly and often never appear on a public portal at all.
Market Statistics · CRMLS
Encino Against the Whole MLS
This is the official CRMLS chart, drawn straight from the MLS: median sales price in Encino since 2021, plotted against the entire MLS. It refreshes as the MLS data refreshes, so read it for the shape of the line rather than any single month, and treat it as market context rather than a valuation of a particular home.
Median sales price moves with what sold, not only with what homes are worth. A run of larger or smaller properties moves the line on its own. If you want to know what it means for your street, ask Aryan and he will look at the comparable sales behind it.
For Sellers
Encino Listing Agent
If you are thinking about selling a house in Encino, the first questions are what it is realistically worth, what it needs before it goes on the market, and when to launch. Aryan answers those with a written review of recent comparable sales, the homes currently competing with yours, and how buyers in your price range are responding.
The listing plan then covers preparation, photography and video, pricing, a public or private launch, showings, offer review and negotiation, and escrow through closing. Which side of Ventura Boulevard a property sits on changes the comparison set, so the pricing conversation starts there rather than with a neighborhood average.
For Buyers
Encino Buyer’s Agent
Buyers looking in Encino are usually also looking in Tarzana, Sherman Oaks, Woodland Hills and Studio City. Aryan represents buyers across those neighborhoods: setting search criteria, comparing areas on objective terms such as lot size, housing stock and the routes you would drive, and writing competitive offers.
Before you commit, he reviews the disclosures, the permit record and the inspection plan with you, and flags when a specialist is needed — a geotechnical or structural engineer on a hillside lot, or a contractor’s estimate on an older home.
Documented in Encino
Two Encino Projects, on the Record
Aryan’s documented Encino work is published in full on this site rather than summarized: a hillside residence and a remodeled residence, each with the photography and film he commissioned and paid for, and each stating his exact role on the transaction.
Every claim on those pages is separated into what is documented and what is Aryan’s firsthand account, so you can see which is which before you decide whether his experience is relevant to your property.
For Encino Homeowners
Thinking about selling in Encino?
Start with a confidential review of recent comparable sales, current competition and buyer demand for your specific street — then a recommendation on pricing, preparation and timing. No obligation to list, and nothing is made public.
What Your Listing Receives
- Professional Photography
- Cinematic Property Film
- Drone & Aerial
- Social Media & Short-Form Video
- Digital Advertising
Sub-Markets
The Pockets ThatActually Matter.
Buyers and sellers in Encino talk in pockets, not zip codes. These are the ones that come up.
Amestoy Estates
Wide streets and unusually large flat lots north of the boulevard — the classic Encino estate address.
Royal Oaks
Established estate pocket south of Ventura with mature landscaping and generous frontage.
Encino Hills
Hillside and view property climbing toward Mulholland, with canyon access over the hill.
Encino Village
Walkable, tighter-knit streets close to the boulevard and daily amenities.
Encino Woods
A defined pocket buyers ask for by name, valued for its street character and consistency.
Rancho Estates
Flat, generously sized parcels that appeal to buyers prioritising usable land over elevation.
Lake Encino / Country Club corridor
Club-adjacent living with a quieter, insulated feel.
South of the Boulevard
The premium band buyers name first — privacy, elevation and commute advantage.
Housing Stock
What Encino Is Built Of
Encino is fundamentally a post-war neighborhood that has been rebuilt in waves. The original stock north of the boulevard is single-story ranch from the late 1940s through the 1960s, built on parcels far larger than the houses that sit on them — which is precisely why so much of it has been torn down or expanded.
That rebuild activity is the defining characteristic of the market today. Whole streets in the flats now mix original ranch homes with 6,000-plus square foot Mediterranean and contemporary rebuilds, sometimes side by side. For a buyer this means two properties on the same block can be entirely different products at entirely different prices.
South of Ventura the housing turns hillside: mid-century homes oriented to the view, later contemporary construction on graded pads, and a smaller number of gated estate properties. Lots are less regular, elevation does more of the pricing work, and the diligence questions change accordingly.
Condominium stock is concentrated along the Ventura Boulevard corridor rather than distributed through the residential streets — which matters if you want the Encino address without the single-family price.
Property Types
What You Can ActuallyBuy in Encino.
Price, monthly cost and long-term value behave differently by property type — often more than they differ by street.
Estate & Rebuild
Ground-up or comprehensively rebuilt homes on the large flats parcels. The top of the Encino market and where most new inventory at the high end comes from.
Original Ranch
Post-war single-story homes, often on lots worth more than the structure. The renovation and expansion pool — and the reason land value governs pricing here.
Hillside & View
South-of-the-boulevard property where elevation, outlook and privacy drive value. Different diligence: grading, drainage, access, parking.
Condominiums
Concentrated along the Ventura Boulevard corridor. The realistic entry point into an Encino address, with HOA dues as the trade-off.
Gated & Guard-Gated
A limited number of gated enclaves. Scarce, tightly held, and frequently traded quietly rather than publicly listed.
Income & Value-Add
Under-improved homes on premium streets, plus parcels where lot dimensions may support expansion or an ADU — always verified against current zoning.
Looking at condos or townhomes? What decides the purchase is usually the association rather than the unit — see what to check in the HOA documents before you write an offer.
Selected Project
Work inEncino.
Properties in Encino Aryan was directly involved with — the actual photography, and his exact role on each, not a stock case study.
Encino Inquiry
Work With Aryanin Encino.
Tell Aryan what you are looking for in Encino and he will build a targeted search — including private and pre-market opportunities.
Selling instead? Say so in the notes and you will get a valuation conversation rather than a search.
Personal representation · Team-proven experience
Work directly with Aryan Rabizadeh, CA DRE #02077236, while benefiting from the experience and collaborative reach of The Rise Real Estate Group at Real Brokerage Technologies, Inc., CA DRE #02022092.
Read Rise Team Reviews on Zillow (reviews cover all team members, not only Aryan)
Luxury Homes
The Upper Tier
Encino’s luxury tier is defined by land as much as by square footage. A rebuilt 6,000-square-foot home on a modest lot and a 4,500-square-foot home on a half-acre are different products with different buyers.
New construction and comprehensive rebuilds have reshaped entire streets. Buyers comparing them need to look past finishes to structure: ceiling heights, the quality of the pool and hardscape, the mechanical systems, and whether the floor plan actually functions for how the household lives.
A meaningful share of Encino’s upper-tier activity is handled privately. Owners of high-profile property frequently prefer controlled exposure over an open portal listing.
For the wider picture across the region, see Los Angeles luxury real estate.
Private Listings
Privately Marketedin Encino.
Nothing is published for Encino at the moment — which is not the same as nothing being available. Private inventory is shared directly with buyers whose criteria are already on file.
Buying
Buying in Encino
- Decide early whether you are buying elevation and privacy (south) or land and flat usable yard (north). It narrows the search dramatically.
- On hillside property, review grading, retaining, drainage and access before you fall in love with the view.
- On flats property, the questions are setbacks, easements, ADU potential and how much of the lot is genuinely usable.
- Verify school attendance boundaries directly rather than relying on a listing remark — boundaries change and marketing copy lags.
Selling
Selling in Encino
- Encino buyers cross-shop Sherman Oaks, Tarzana and Woodland Hills constantly. Positioning against those markets — not just against the house next door — is what protects your number.
- Photography, cinematic video and drone work matter more here than in most Valley markets because so much of the value is in the land, the grounds and the setting.
- For sensitive situations, a private or pre-market phase can test pricing with real buyers before a public launch resets your days-on-market clock.
Investing
Investing in Encino
- Under-improved homes on premium flats lots remain the most durable value-add play in Encino.
- Large parcels support ADU and expansion strategies — subject to current City of Los Angeles zoning, and always confirmed with the department before you write an offer.
- Trust and probate property, long-held family homes and stale listings are where the mispricing tends to live.
Local Resources
Check It at the Source.
Encino is a neighborhood of the City of Los Angeles, not a separate city. These are the official public sources for checking a specific address — zoning, permits and hazard maps — and some of the public facilities that serve the area. Aryan does not characterize neighborhoods; verify anything that matters to your decision directly with the source.
- Encino Neighborhood Council
The City-certified neighborhood council for Encino, with published boundaries and meeting records.
- City of Los Angeles address lookup
Council district and City services for a specific address.
- ZIMAS — City Planning parcel map
Zoning and planning information for a City of Los Angeles parcel.
- LADBS building records
Permits, certificates of occupancy and related building records for a property.
- The 9A report and retrofit requirements
The City report and point-of-sale items sellers handle before close of escrow.
- CAL FIRE Fire Hazard Severity Zone viewer
Check an address against the state’s mapped fire hazard severity zones, and talk to a licensed insurance professional early in a purchase. This matters on the Encino hillside.
- California Geological Survey EQ Zapp
Whether an address is in a mapped earthquake fault, liquefaction or earthquake-induced landslide zone.
- FEMA Flood Map Service Center
The official federal flood hazard maps, searchable by address.
Links checked 16 September 2026
Schools
Verify the Assigned School.
Encino is a neighborhood within the City of Los Angeles, where public schools are generally part of the Los Angeles Unified School District (LAUSD).
School assignment follows the specific address, not the neighborhood name. A nearby school is not necessarily the assigned school, and attendance boundaries, enrollment options and programs change. Confirm directly with the district before relying on it. Aryan does not rate schools or recommend areas based on them.
- LAUSD Resident School Identifier: look up the assigned school for a specific address
- Los Angeles Unified School District (LAUSD)
- Los Angeles County Office of Education: identify which district serves an area
Links checked 14 September 2026
For Homeowners
Ready to talk about your Encino home?Start With a Residential Pricing & Marketing Strategy.
Encino buyers cross-shop Sherman Oaks, Tarzana and Woodland Hills constantly. Positioning against those markets — not just against the house next door — is what protects your number.
Photography, cinematic video and drone work matter more here than in most Valley markets because so much of the value is in the land, the grounds and the setting.
Prefer to talk it through — in English or Farsi?
Questions
About Encino.
Why does “south of the boulevard” matter in Encino?
South of Ventura Boulevard the terrain rises toward the Santa Monica Mountains, which generally brings elevation, privacy, views and faster access over the hill. It has historically been the more premium side of the boulevard, though large flat estate lots north of the boulevard compete directly at the top of the market.
Are there off-market homes in Encino?
Yes. Privately marketed, pre-market and pocket opportunities exist in Encino, particularly in the upper tier where sellers value discretion. They are not published on public portals — access comes through agent relationships and private buyer lists.
Can Aryan represent me on new construction in Encino?
Yes — as a buyer’s representative on new or fully rebuilt homes, including reviewing permit history, the scope of work and how the finished product compares to competing rebuilds.
Is Encino a good place to buy?
It depends what you want from the property. Encino offers the largest concentration of genuinely big residential lots in the Valley, a strong Ventura Boulevard amenity base, and quick access to the Westside through Sepulveda Pass. What it does not offer is a bargain — it is one of the more established and more expensive Valley markets, and it has been for a long time.
How much does a home in Encino cost?
The range is unusually wide because the market spans original post-war ranch homes, condominiums along the boulevard, and rebuilt estates on half-acre parcels. Rather than quote a figure that would be out of date within weeks, Aryan will send current comparable sales for the specific pocket and property type you are considering.
What is the difference between Encino Hills and the Encino flats?
The hills sit south of Ventura Boulevard, rising toward the Santa Monica Mountains — elevation, views, privacy, canyon access, and hillside diligence around grading and drainage. The flats sit north, with larger, more regular, more usable lots and easier day-to-day living. They attract different buyers and price on different logic.
Are there condos in Encino?
Yes, concentrated along the Ventura Boulevard corridor rather than spread through the residential streets. For buyers who want the Encino address and amenities without the single-family price, it is the realistic entry point — with HOA dues, reserves and any rental restrictions worth reviewing before you write an offer.
Written and reviewed by Aryan Rabizadeh, Real Estate Agent · CA DRE #02077236 · Rise Real Estate Group | Real Brokerage Technologies, Inc.
Last reviewed September 14, 2026
Aryan Rabizadeh is a licensed California real estate salesperson. This page is general market information, not legal, tax, lending or appraisal advice. Boundaries, school assignment, zoning and market conditions change, so verify anything material to your decision with the applicable agency or a licensed professional. Housing services are provided without discrimination based on any protected characteristic.
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Thinking AboutEncino?
Whether you are buying, selling or watching the market, a direct conversation beats another portal alert.
Or call directly 818-916-4058