South of Ventura Boulevard in Encino is one of the San Fernando Valley's quietest luxury markets - $3M-$5M+ homes on 12,000-25,000 sqft lots, mature landscaping, and a buyer culture that prefers established privacy to display.
The Geography
South of Ventura Boulevard in Encino climbs into the foothills, with larger lots, mature trees, and a more wooded character. Royal Oaks and Amestoy Estates are the named premium pockets.
Lot sizes commonly run 12,000-25,000 sqft, with some estate parcels at 30,000+ sqft. Homes are typically 4,000-7,500 sqft.
Royal Oaks
Royal Oaks is the most established premium pocket. Homes typically $3M-$5M, with outlier sales above $7M. Architecture skews traditional and Mediterranean.
Resale liquidity is solid. Days on market for prepared listings runs 35-55. Buyer pool is steady - entertainment industry, business ownership, family-office wealth.
Amestoy Estates
Amestoy Estates is slightly larger-lot than Royal Oaks, with more equestrian-adjacent feel. $3M-$5M+ range. Slightly more architectural variety.
Established families and downsizers from larger luxury markets often pick Amestoy for the lot size and the quieter feel.
Schools
Encino is LAUSD. Many south-of-the-boulevard Encino families use private school options (Buckley, Notre Dame, Crossroads, Harvard-Westlake).
Public school options include Encino Charter (K-5) and various LAUSD middle and high schools.
The Buyer Culture
South-of-the-boulevard Encino buyers tend to value established privacy over display. The cultural contrast with Calabasas (newer construction, more visible affluence) or Hidden Hills (gated and equestrian) is real.
Resident demographics skew toward mid-career and senior entertainment industry, finance, and business owners.
Brian's Read
Encino south of the boulevard is the best buy in the San Fernando Valley luxury market right now if your preference is established, wooded, lot-driven luxury without the Calabasas or Hidden Hills cultural overlay.
Price stability is real - this segment hasn't had the 2022 peak distortion that hit gated-community Calabasas.
Frequently Asked Questions
What's the difference between Encino north and south of Ventura?
South of Ventura is the premium hillside pocket - $3M-$5M+ homes on larger lots. North of Ventura is mid-tier family product at $1.5M-$2.5M.
How much does a home in Royal Oaks cost?
$3M-$5M typical, with outlier sales above $7M.
Is Encino better than Calabasas?
Different markets. Encino south of the boulevard is established, wooded, lot-driven luxury. Calabasas is newer-construction gated luxury.
What's the school situation in Encino south of the boulevard?
LAUSD with private school usage common. Buckley, Notre Dame, Crossroads, and Harvard-Westlake are popular alternatives.
Is Encino south of the boulevard a good investment?
Price stability is strong - this segment hasn't had the 2022 peak distortion of gated-community Calabasas.
