Flat Fee Home Buying in South of Ventura, Encino
Encino sits on the north slope of the Santa Monica Mountains in the south-central San Fernando Valley, and Ventura Boulevard is its main commercial street. South of the Boulevard, the neighborhood splits between flatter, established single family streets and the hillside streets of Encino Hills, where lots get larger and prices climb with views and privacy.
Roman's Encino guide, using Redfin data for August 2026, shows an Encino median sale price of $2,059,756, up 23.0% over a year, with a price per square foot of $743. Typical single family tiers in the guide run from $1.3M to $1.8M for entry homes on flats, $1.8M to $2.8M for Royal Oaks and larger-lot flats, and $2.8M to $6M+ for Encino Hills estates. Those are Encino-wide tiers, not a measured median for the area south of Ventura.
Who South of Ventura Fits
Buyers who want classic Valley single family living with larger lots than nearby submarkets, and move-up or luxury buyers considering gated hillside streets.
Encino Real Estate Market Overview
South of Ventura does not have its own published market data, so these are the Encino-wide Redfin figures.
| Metric | Encino | Notes |
|---|---|---|
| Median sale price | $2,059,756 | up 23.0% year over year |
| Median price per sq ft | $743 | up 8.9% year over year |
| Median days on market | 62 days | five days faster than a year earlier |
| Homes sold (last 3 months) | 134 | up 4.0% year over year |
Source: Redfin housing market data for Encino, August 2026, trailing three months, as published in Roman's Encino guide. Encino-wide figures, not specific to South of Ventura.
Typical Encino Prices by Home Type
| Home type | Typical price range | Notes |
|---|---|---|
| Condo or townhome | $550,000 to $950,000 | North of Ventura, Balboa corridor |
| Entry single family | $1,300,000 to $1,800,000 | Flats, smaller lots |
| Move-up single family | $1,800,000 to $2,800,000 | Royal Oaks, larger-lot flats |
| Luxury and hillside estates | $2,800,000 to $6,000,000+ | Encino Hills, gated streets |
Ranges come from Roman's Encino guide and are typical, not guaranteed. Individual sales vary.
South of Ventura Compared with Other Encino Areas
Encino spans entry flats to gated hillside estates. Here is how the main areas line up.
| Area | ZIP | Typical price range | Flat fee tier | Character |
|---|---|---|---|---|
| Encino Hills | 91316 / 91436 | $2.8M to $6M+ | $9,250 | Gated and semi-gated hillside streets south of Ventura, view lots and estates |
| Royal Oaks | 91316 / 91436 | $1.8M to $2.8M | $9,250 | Established flats pocket with larger lots, single-story ranch homes |
| Amestoy Estates | 91316 / 91436 | $1.6M to $2.4M | $9,250 | Mix of updated and original mid-century homes near shopping |
| South of Ventura | 91316 / 91436 | $1.3M to $6M+ | $7,250 or $9,250 | Flats and hillside south of Ventura Boulevard |
| Encino Park | 91316 / 91436 | $1.3M to $6M+ | $7,250 or $9,250 | Residential Encino around a neighborhood park founded around 1937 |
Price ranges come from Roman's Encino guide. South of Ventura and Encino Park use the Encino-wide tiers because no separate range is published for them.
What to Check Before You Offer in South of Ventura
Flats or hills
The same side of the Boulevard covers very different homes. Decide early between flats and hillside, since lot, access, insurance and price behave differently on each.
Hillside diligence
For hillside addresses, review slope, retaining walls, drainage, the Natural Hazard Disclosure report and fire hazard mapping, and get an insurance quote before you offer.
Gated and private roads
Some Encino Hills streets are gated or semi-gated and may have private road maintenance associations. Ask for the road agreement and any dues.
Schools and attendance
LAUSD assignment follows the exact address, and elementary boundaries in Encino can influence price. Confirm with the district before you offer.
What You Keep with a Flat Fee Agent: South of Ventura Price Points
Illustrative price points based on a 2.5% seller-offered commission. The tier depends on your purchase price: $7,250 below $1.5M and $9,250 at $1.5M and above. Credits are subject to seller agreement and lender limits.
Other Encino Areas Near South of Ventura
Roman serves every part of Encino and the surrounding Valley under the same flat fee.