North Encino — The Accessible Encino Address
North of Ventura Boulevard in the 91316 ZIP code, Encino transitions into a more affordable and diverse residential landscape. Single-family homes and condos here offer the Encino address at prices accessible to a broader buyer pool than the premium south-of-Ventura neighborhoods.
Sales generally run $750K to $1.4M, so most purchases here fall in the $7,250 flat-fee tier. On a $950,000 home, a traditional 2.5% buyer-agent commission is about $23,750; Roman's flat fee is $7,250, with the difference negotiated as a seller concession and credited to you at closing.
Best for: Buyers who want the Encino address and excellent freeway access without premium south-of-Ventura pricing -- often a realistic entry point for first-time buyers.
North Encino — What Buyers Need to Know
SFR and Condo Options
This area offers both single-family homes and condos, widening the range of realistic entry points. Roman helps you weigh HOA costs and condo-specific considerations against single-family alternatives at similar price points.
Competitive With Neighboring Cities
Prices here overlap with Sherman Oaks and Tarzana, so buyers targeting this price range often cross-shop multiple cities. Roman can help you weigh the Encino address specifically against comparable options nearby.
School Assignment by Address
North Encino feeds LAUSD schools, but assignment is address-specific. Roman confirms the exact schools for any home you consider.
Market Data — North Encino 2026
~$1.05M
Median Price 2026
Entry-level Encino
Moderate
Avg Market Pace
Steady demand
SFR + Condo
Property Types
Broader inventory
Excellent
405 Freeway Access
Same as rest of Encino
🌲Sepulveda Basin Recreation Area to the north provides open space, trails, and amenities.
🏠Broader inventory mix of single-family homes and condos than premium Encino neighborhoods.
💰The most realistic entry point for first-time buyers specifically targeting the Encino address.
💰At $950,000 the flat fee can generate up to about $16,500 in seller concession — applied as a closing cost credit, subject to seller agreement.
Market data sourced from Zillow, Redfin, Realtor.com and CRMLS for Encino as of 2026. Figures approximate. Not a guarantee of future performance. Verify current conditions before any purchase decision.
Why Flat Fee Makes Sense in North Encino
On a $950,000 North Encino Home (2.5% seller compensation)
Up to $16,500
Traditional agent: $23,750 — Flat fee: $7,250
Subject to seller agreement · Varies by property · Not a guarantee
On a $950,000 North Encino home, a traditional 2.5% commission is about $23,750, versus Roman's $7,250 flat fee. For buyers stretching to afford the Encino address, this difference can meaningfully offset closing costs -- often the difference between a comfortable close and a tight one.
Flat Fee vs. Traditional at $950,000
| At $950,000 | Traditional 2.5% | Roman's Flat Fee |
|---|
| Agent Compensation | $23,750 | $7,250 |
| You Receive Back | $0 | Up to $16,500* |
| Est. Closing Costs | $15,200 out of pocket | Potentially offset* |
| Full Representation | ✓ | ✓ |
| Out-of-Pocket | Down payment + $15,200 | Down payment only* |
*Subject to seller agreement. Not a guarantee.
Encino Neighborhoods — How They Compare
| Neighborhood | Price Range | Character | Best For |
|---|
| Amestoy Estates | $2.5M-$6M+ | Flat streets, oversized lots, mature oaks | Prestige, large lots, flat streets |
| Royal Oaks | $1.5M-$3.5M | Broader premium south-of-Ventura area | Large lots at lower premium |
| Encino Hills | $1.5M-$4M+ | Hillside, views toward Mulholland | Views, privacy, hiking access |
| North Encino (91316) | $750K-$1.4M | North of Ventura Blvd, accessible | Encino address, affordability |
Search Active North Encino Listings
Live CRMLS data via Real Scout. Browse current North Encino homes for sale.
Opens in Real Scout — live CRMLS — 91316
Frequently Asked Questions
What is North Encino?
North Encino refers to the area north of Ventura Boulevard in the 91316 ZIP code, where Encino transitions into a more affordable and diverse residential landscape. Homes generally run $750K to $1.4M, making this the most accessible entry point to the Encino address, and most purchases here fall in the $7,250 flat-fee tier.
How much can a flat fee buyer agent save you in North Encino?
On a $950,000 North Encino home with 2.5% seller-offered compensation, a traditional agent earns about $23,750. Roman's flat fee is $7,250, creating up to roughly $16,500 that can be applied as a closing cost credit on your settlement statement -- subject to seller agreement and lender approval.
Is this a buyer rebate, commission discount, or commission rebate?
Buyers use a few different terms -- a commission discount, a “buyer rebate,” or a “real estate agent commission rebate for buyer” -- but they all describe the same outcome: a way to save on the buyer-agent commission. What you actually receive with Roman is a closing cost credit applied on your settlement statement at closing.
What schools serve North Encino?
North Encino is served by the Los Angeles Unified School District (LAUSD). School assignment is address-specific, not neighborhood-wide, so always verify the assigned elementary, middle, and high school by exact address before you write an offer.
Why do buyers choose North Encino?
Buyers choose North Encino for the most accessible entry point to the Encino address, proximity to the Sepulveda Basin Recreation Area, competitive pricing versus neighboring Sherman Oaks and Tarzana, and excellent 405 freeway access -- especially valuable for first-time buyers targeting Encino specifically.
Who pays the buyer’s agent commission in Encino, California?
In California, the buyer’s agent commission is negotiable and is set in your written buyer representation agreement. Since the 2024 rule changes, sellers are not required to offer buyer-agent compensation, though many sellers in Encino still do. When a seller does offer it, Roman’s flat fee applies -- $7,250 under $1.5M or $9,250 at $1.5M and above -- and any amount above that flat fee can be returned to you as a closing cost credit on your settlement statement, subject to seller agreement and lender approval.
How can I avoid paying the full 2.5% buyer’s agent fee in North Encino?
Instead of a percentage, Roman works as a flat fee buyer agent and flat fee realtor in Encino, charging a transparent $7,250 under $1.5M or $9,250 at $1.5M and above. When the seller offers buyer-agent compensation higher than that flat fee, the difference is credited back to you as a closing cost credit on your settlement statement -- subject to seller agreement and lender approval.
Can I hire a flat-fee agent just to write an offer on a North Encino home?
Yes. Whether you have already found a North Encino home or want help from the first showing, Roman provides complete representation -- writing and negotiating your offer, handling contingencies and escrow, and coordinating your closing -- for the same flat fee.
How does a buyer commission rebate work in Encino?
Buyers in Encino often search for a “commission rebate” or “buyer rebate,” but what you actually receive is a closing cost credit on your settlement statement at closing -- not a cash payment. Roman negotiates the seller-offered buyer-agent compensation in the purchase agreement; when it exceeds his flat fee, the difference is credited to you at closing, subject to seller agreement and lender approval.
Explore More Encino Neighborhoods