San Fernando Valley · Los Angeles County
Encino real estate
Amestoy Estates · Royal Oaks · Encino Village · South of the Boulevard
Encino contains some of the largest and most expensive residential property in the San Fernando Valley, particularly in the 91436 ZIP south of Ventura Boulevard, where Royal Oaks and the surrounding streets hold substantial estate lots. North of the boulevard, Amestoy Estates and Encino Village offer large flat lots in a more conventional format, and the condo market along Ventura is active in its own right.
Encino is the Valley market where Measure ULA is most routinely a factor rather than an edge case. It is inside City of Los Angeles limits, and a meaningful share of south-of-boulevard sales clear the ULA threshold, at which point the tax applies to the full gross sale price. Any Encino seller in that band should have the net proceeds modeled before setting a price, not after receiving an offer.
- ZIP codes
- 91316, 91436
- County
- Los Angeles County
- City of LA
- Yes
If you're selling
What it costs to sell in Encino
Encino is inside City of Los Angeles limits. That means a sale here pays the Los Angeles County documentary transfer tax of $1.10 per $1,000, plus the City of Los Angeles transfer tax of $4.50 per $1,000, about 0.56% of the sale price combined.
Above $5,400,000, Measure ULA also applies, at 4% of the entire gross sale price, not just the portion above the threshold, and not reduced by your mortgage or your original purchase price.
Reading on Encino
- SellingSelling a house in Encino: the ULA cliff, the 9A, and the order to do it inEncino is in the City of Los Angeles, which means $5.60 per $1,000 in combined transfer tax, a Residential Property Report before you can close, and Measure ULA sitting over every sale in the upper price band. Here's what it costs and what order to do it in.
- NeighborhoodsSherwood Forest in Northridge: what the big lots actually changeSherwood Forest is the big-lot pocket of Northridge. The lot is what makes selling here different — zoning, septic, protected trees, unpermitted barns, and comps that refuse to line up.
- SellingSelling a house in Studio City: ULA, the 9A, and the hillside rulesThree things move real money when you sell in Studio City: whether your price crosses the Measure ULA threshold, what the 9A report turns up, and what the hillside rules let a buyer build. Here's the order to handle them in.
- SellingSelling a house in Sherman Oaks: the costs, ULA and the hillsSherman Oaks is City of LA, which means two transfer taxes, the 9A report, and Measure ULA if you clear the threshold. Hillside parcels south of Ventura add fire disclosures. Here's the full cost stack and the order to do things in.
- SellingSelling a house in Tarzana: the 9A report, ULA, and the hillsideTarzana sales run on City of Los Angeles rules — a 9A report from LADBS, $5.60 per $1,000 in transfer tax, and Measure ULA at the top of the market. South of Ventura Boulevard adds septic and hillside permits. Here's the real cost and the sequence.
- SellingSelling a house in Woodland Hills: the costs, the 9A, and the fire zoneThe 9A report, the transfer taxes, the fire zone south of the boulevard, and the unpermitted den nobody pulled a permit for in 1972. Here's what selling a Woodland Hills house actually costs, and the order to do it in.
- Taxes & Closing CostsWhat is Measure ULA in Los Angeles? The 4% transfer tax, explainedULA is the City of LA's extra transfer tax on sales above roughly $5.15 million. It's charged on the whole sale price, not your gain, and crossing the threshold by a dollar can cost you six figures. Here's how it works in the West Valley.
Thinking about Encino?
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