South of Ventura vs North of Ventura — What the Price Difference Actually Means

If you're looking at homes in Sherman Oaks or Encino, you'll notice pretty quickly that the same square footage can cost significantly more depending on which side of Ventura Boulevard it sits on. South of Ventura tends to be more expensive. Here's why, and whether it's actually worth it for you.

What's Different South of Ventura

The streets south of Ventura in both Sherman Oaks and Encino climb into the hills. Larger lots, more mature trees, more architectural variety, canyon views on the better streets, and more privacy. The homes feel different. You're not on a flat grid anymore. The streets wind, the driveways are longer, and the sense of separation from the city is real.

In Encino, south of Ventura is where Amestoy Estates and Royal Oaks are. Custom homes on serious lots. Some of the most expensive residential real estate in the Valley.

In Sherman Oaks, the hillside streets above Beverly Hills are where you find the homes with views back toward the city and the Santa Monica Mountains. They attract industry people and buyers who want privacy without leaving the Valley.

What You Give Up

Walkability. Most of the good restaurants and coffee shops are on or near Ventura, and getting to them from a hillside street means getting in the car. The roads are narrower and windier, which some people love and some find impractical. And as covered elsewhere in this guide, fire risk and insurance costs are a real consideration for hillside properties.

North of Ventura

Flatter, more accessible, more consistent. You're closer to Ventura, closer to schools, and on streets that are easier to navigate daily. The homes are generally smaller lots but the quality of life is still very high. For families with young kids who want to be walkable to school and close to the Boulevard, north of Ventura often makes more practical sense.

The Price Gap

In Sherman Oaks, south of Ventura can add $200,000 to $400,000 to a comparable home north of the Boulevard. In Encino the premium is even wider on the best streets. Whether that's worth it depends entirely on what you're buying it for.

If you want to talk through which side makes sense for your situation, that's exactly the kind of conversation I'm here for.

Anj Catalano · The Agency · 310 404 6955 · hello@anjinla.com