The Beverly Hills of the Valley
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
Local students are served by Los Angeles Unified School District, an above-average district that receives a B-plus from Niche, with an A for its teachers. The Academy for Enriched Sciences, one of several highly rated elementary schools in Encino, receives an A-minus and ranks in the top 5% of California elementary schools for diversity. Gaspar De Portola Middle School, also rated A-minus, is in nearby Tarzana. A-rated Van Nuys Senior High ranks among the best public high schools in the country. Notable alumni include Natalie Wood, Marilyn Monroe and Robert Redford. Highly rated private schools are also a popular option for Encino residents.
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.
