The tiers within the Hills
- Lower slopes (Boulevard-walkable): the entry to the Hills — partial views, the easiest logistics.
- Mid-hill view streets: the core product — full valley panoramas, mixed original/rebuilt stock.
- Mulholland/reservoir rim: the summit tier — privacy, reservoir outlooks, and the area's most significant estates.
The two plays the Hills offer
Architecture: original mid-century post-and-beams here trade below their Hollywood Hills equivalents by wide margins — the same Valley discount our mid-century guide documents one neighborhood west. Buy original bones, budget systems. Views: panorama quality is the Hills' currency — comp view-to-view, and remember that landscaping and rooflines below you change; protected outlooks (reservoir, parkland) price their permanence.
Hillside diligence, as always
Slope/geology reports on cut-pad parcels, driveway access and turnaround reality, and fire-severity-zone insurance quotes inside the contingency window — the same non-negotiables as every hillside market we cover (the playbook). None are deal-killers; all are price inputs.
Market context
| Market | Median price | Days on market | County | School district(s) |
|---|---|---|---|---|
| Encino | $1,800,000 | 56 | Los Angeles | Los Angeles Unified School District (LAUSD) |
| Sherman Oaks | $1,400,000 | 73 | Los Angeles | Los Angeles Unified School District (LAUSD) |
| Tarzana | $1,150,000 | 57 | Los Angeles | Los Angeles Unified School District (LAUSD), Taft Charter HS zone for most addresses |
Figures from /data.json, the site’s canonical data file (June 2026). Always verify current numbers.
Frequently asked questions
Where is Encino Hills?
The hillside streets south of Ventura Boulevard climbing toward Mulholland Drive and the Encino Reservoir — the neighborhood's view tier.
What do Encino Hills homes cost?
Above the $1.8M citywide median, with view quality and pad size driving the spread — from lower-slope entries to summit estates (June 2026 context).
Is the Encino Reservoir accessible?
The reservoir itself is DWP infrastructure (not publicly accessible); its protected basin is what gives rim properties their permanent outlooks and quiet.
Work with Brian Cooper
20+ years and $100M+ closed across Ventura County, the San Fernando Valley, and the Conejo Valley. Direct, data-first representation — you work with Brian, not a hand-off.
Contact Brian Home Value