The numbers, side by side
| Market | Median price | Days on market | County | School district(s) |
|---|---|---|---|---|
| Encino | $1,800,000 | 56 | 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.
The three rungs, in practice
- Sherman Oaks: the Boulevard's liveliest stretch, smallest typical lots of the three, fastest Westside access over the 405/Sepulveda passes — the young-professional and first-family rung.
- Encino: estate scale — Amestoy Estates' gates, Royal Oaks' luxury core, Encino Hills' reservoir views; Birmingham Community Charter HS zone on the public side; the band's price ceiling.
- Tarzana: the discount rung with the most interesting product mix — Melody Acres' horse-zoned half-acres, Mulholland Park's gates, Braemar's country-club corridor, Taft Charter HS zone.
Decision shortcuts
Daily Westside commute → Sherman Oaks (every pass-mile counts). Maximum lot and gate per dollar → Tarzana. The estate address with the deepest private-school adjacency → Encino. Horses inside the city → Melody Acres, full stop. Two-axis buyers (commute + lot) usually land in Encino's flats or Tarzana's hills — tour both in one afternoon and the answer declares itself.
Frequently asked questions
Which is most expensive — Encino, Sherman Oaks, or Tarzana?
Encino leads ($1.8M median, June 2026) on estate stock; Sherman Oaks trades brokerage-by-block near the band's middle; Tarzana (~$1.15M) is the band's value rung.
Which has the best schools?
All LAUSD with strong options: Encino's Birmingham Community Charter and Lanai Road zones, Tarzana's Taft Charter zone, Sherman Oaks' Millikan and Notre Dame (private) anchor. Zone-level verification per address beats neighborhood reputation.
Where is the value?
Tarzana — comparable south-of-the-Boulevard hillside product at a meaningful discount to Encino, plus the only equestrian zoning (Melody Acres) in the band.
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.
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