Encino

Zip code 91316, Mar 2026 to May 2026, from the Redfin Data Center. Encino spans 91316 and 91436; figures are 91316, which mixes many condos north of Ventura with houses, so house medians are the better guide. Zip codes don't line up neatly with neighborhood borders, and medians hide a wide range of homes, so treat these as a rough feel for the area.

The homes

Encino is known for space. South of Ventura Boulevard, the streets climb toward Mulholland Drive with some of the largest lots in the Valley: traditional and Mediterranean estates, modern farmhouse rebuilds and big gated new construction, often with pools, guest houses and sport courts. Some hillside streets add canyon and Valley views to the mix.

North of Ventura and closer to the Sepulveda Basin, the flats are mostly 1950s ranch homes on comfortable lots, many expanded or rebuilt over the years. Along Ventura and the streets just north of it, there's a large supply of condos and townhomes, which is why the zip code medians run lower than the house prices you'll see.

The feel

• Lake Balboa in Anthony C. Beilenson Park has a paved path around the water, picnic lawns and a grove of cherry trees that blooms each spring.
• The Sepulveda Basin around it holds the Balboa and Encino golf courses, sports fields, a wildlife reserve and the Japanese Garden.
• Ventura Boulevard runs the length of Encino with restaurants, cafes and shopping centers, including Encino Commons.
• Los Encinos State Historic Park, right on Ventura, preserves a 19th century ranch site with a spring-fed pond and historic adobe.

Eat, drink, shop

• Shin Sushi (Ventura Blvd). A splurge omakase counter featuring unusual fish, one of the standouts on the Valley sushi strip. The Infatuation
• Pasta | Bar (Ventura Blvd). A 16-seat, Michelin-starred tasting menu built around pasta, tucked into a strip mall. Michelin Guide
• Okumura (Ventura Blvd). A low-key sushi bar where the nigiri and a fatty tuna belly sampler are the moves. The Infatuation
• Sadaf (Ventura Blvd). A big Persian dining room with banquet tables, a full bar and shareable kabob platters. The Infatuation

Getting around

The 101 runs along Encino's northern side and the 405 sits at its eastern edge, so the Sepulveda Pass to Westwood and Santa Monica is often 20 to 30 minutes off-peak, though rush hour can double that. Ventura Boulevard handles most local trips, and the Metro G Line busway stops nearby at Balboa and at Sepulveda.

What's new

• Olympics in the Sepulveda Basin. The basin is a confirmed venue for the 2028 Olympics, with events including BMX, skateboarding and 3x3 basketball (LA28).
• Sepulveda Basin Vision Plan. The City has a long-term plan for the basin, with projects like an aquatic center, new soccer fields and a bike path along the LA River, to be built out over many years (LA Bureau of Engineering).
• Sepulveda Transit Corridor. In January 2026, the Metro Board selected an underground heavy rail line through the Sepulveda Pass, with planned stops including Ventura Boulevard. It's now in environmental review, with funding still to be worked out (Metro).

Good to know

• City of LA rules apply, including hillside building limits that can cap how big you can build on a sloped lot.
• Fire zones. The hills south of Ventura often fall in very high fire hazard severity zones. Insurance can take time, so get quotes early.
• City transfer tax on higher-priced sales. The City of LA generally adds a transfer tax (Measure ULA) on sales above a set threshold, which comes up often at Encino price points. Verify current rates with the LA Office of Finance and your escrow officer.
• Big lots, big systems. Larger estates mean more to inspect: pools, sport courts, gates, drainage, retaining walls and sewer lines.