Market Report
Encino Market Report — Q2 2026
Absorption, price-per-foot and sale-to-list ratios broken out by pocket, north and south of Ventura Blvd.
14 pages · PDF
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the Other Side.
Market reports, buyer and seller guides, and neighborhood profiles — written by our team, updated quarterly, free to download.
Market Report
San Fernando Valley Pricing Index
Twelve-month rolling index across nine Valley submarkets, with inventory and rate-sensitivity commentary.
22 pages · PDF
Market Report
Luxury Segment Review — $3M and Above
What is actually trading at the top of the market, how long it takes, and where the discounts are hiding.
18 pages · PDF
Buyer Guide
The First-Time Buyer Playbook
From pre-approval through key handoff, in plain language — including the costs nobody warns you about.
32 pages · PDF
Buyer Guide
Winning a Multiple-Offer Market
The seven levers besides price that decide which offer gets accepted — and which ones are worth pulling.
11 pages · PDF
Buyer Guide
Understanding California Escrow
Every contingency, every deadline, and what actually happens between acceptance and recording.
16 pages · PDF
Seller Guide
The 21-Day Listing Launch
The exact three-week sequence TLC runs from signed listing agreement to first offer deadline.
19 pages · PDF
Seller Guide
Pre-Listing Renovation ROI
Which improvements return more than they cost in this market, ranked, with real Valley cost ranges.
24 pages · PDF
Seller Guide
Staging & Photography Standards
The production standard every TLC listing meets, and why it moves the sale price more than the list price does.
12 pages · PDF
Neighborhood Report
Encino Neighborhood Profile
Schools, commute times, pocket-by-pocket pricing and the streets that consistently outperform.
9 pages · PDF
Neighborhood Report
Sherman Oaks Neighborhood Profile
The walkability premium quantified, plus a breakdown of hillside versus flats performance.
9 pages · PDF
Neighborhood Report
Lake Balboa ADU Opportunity Map
Lot-depth analysis across the submarket showing where a detached ADU pencils and where it does not.
13 pages · PDF
Market Pulse
Where the Valley Stands This Month
Inventory across our five communities is up 11% from this time last year, and the pace has cooled from the frantic spring — median days on market moved from 21 to 27. That is a healthier market, not a falling one: sale-to-list ratios are still holding above 99%.
The practical read: buyers finally have room to inspect and negotiate, and correctly priced sellers are still getting their number. Overpriced listings, for the first time in three years, are genuinely sitting.
Discuss What This Means for You
Median sale price
$1,412,000
+4.1%
Active inventory
202 homes
+11.0%
Median days on market
27 days
+6 days
Sale-to-list ratio
99.3%
−0.4%
Price reductions
31% of listings
+9 pts
30-yr fixed (avg.)
6.48%
−0.22%
Illustrative demo figures across Encino, Sherman Oaks, Lake Balboa, Northridge and Woodland Hills.
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