The three, head-to-head
- Royal Oaks: the established estate core — comp on street pedigree and lot maturity; the deepest guide carries the detail.
- Amestoy Estates: the flat-lot gated enclave — value runs on usable land and privacy; the rare combination that doesn't trade slope for size.
- Encino Hills: the view tier — hillside product priced on panorama and lot logistics, with the standard slope/drainage/insurance diligence kit.
How to choose
Three questions resolve most searches: land or view (Amestoy's flats vs the Hills' panoramas — Royal Oaks splits the difference); gates or streets (Amestoy gates; the others are open estate streets); and new-build appetite (the Hills carry the most contemporary stock, Royal Oaks the most legacy product). Schools are per-address across all three — verify through LAUSD's Resident School Identifier rather than pocket reputation. The Encino pillar maps the wider market; the cross-market decision frames the next question out.
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 |
| Calabasas | $2,220,000 | 34 | Los Angeles | Las Virgenes Unified School District (LVUSD) |
Figures from /data.json, the site’s canonical data file (June 2026). Always verify current numbers.
Frequently asked questions
Where are Encino's most expensive homes?
The three estate pockets — Royal Oaks (south of the Boulevard), Amestoy Estates (gated flat lots), and Encino Hills (hillside views) — all trading well above the community's blended median.
What makes Amestoy Estates different?
Gated privacy on flat, usable parcels — most LA luxury trades land quality for slope or gates; Amestoy is the rare pocket offering both land and gates.
Royal Oaks or Encino Hills?
Canopy, pedigree, and established streets: Royal Oaks. Views, light, and contemporary stock: Encino Hills. Price overlaps; the products don't.
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