Encino and Sherman Oaks are neighboring parts of the City of Los Angeles, divided mainly by the 405 Freeway, and they share Ventura Boulevard and Mulholland Drive. The differences buyers actually feel are in the housing stock, the lots, the street layout, and how each one connects to the freeways. This guide compares the two on those facts, so you can decide where to focus your search before you tour.
General information only. Boundaries, zoning, and hazard maps change, so verify any specific address with the official City tools linked below.
Where Encino ends and Sherman Oaks begins
The simplest way to picture it: the 405 Freeway is the dividing line. According to the Encino Neighborhood Council's boundary page, Encino runs from Victory Boulevard on the north to Mulholland Drive on the south, with the 405 on the east and Lindley Avenue on the west. The Sherman Oaks Neighborhood Council's boundary map picks up on the other side: the 405 on the west, Burbank Boulevard on the north, roughly Coldwater Canyon Avenue on the east, and Mulholland Drive on the south (both checked October 30, 2026).
One wrinkle matters when you read listings. The Sherman Oaks council notes that postal "Sherman Oaks" addresses do not always match its boundaries. Some addresses with a Sherman Oaks mailing designation, west of the 405 and east of Sepulveda Boulevard or Firmament Avenue, fall inside the Encino Neighborhood Council area. ZIP codes follow the Postal Service, not neighborhood lines, so a listing's city name tells you how mail is addressed, not which neighborhood council represents the home.
Encino vs Sherman Oaks at a glance
| Encino | Sherman Oaks | |
|---|---|---|
| City | City of Los Angeles | City of Los Angeles |
| North edge | Victory Boulevard | Burbank Boulevard |
| South edge | Mulholland Drive | Mulholland Drive |
| East / west | 405 on the east, Lindley Avenue on the west | 405 on the west, about Coldwater Canyon Avenue on the east |
| Freeways | 101 runs through it; 405 on its eastern edge | 101 runs through it; 405 on its western edge |
| Neighborhood council | Encino Neighborhood Council | Sherman Oaks Neighborhood Council |
Boundaries are from each council's official page. The Encino Neighborhood Council's bylaws also place the public lands of the Sepulveda Basin inside its area, shared with the Lake Balboa council.
Housing stock: what you will find in each
Both neighborhoods have the same three broad property types: single-family homes on flatter streets north of Ventura Boulevard, hillside homes climbing toward Mulholland Drive south of the Boulevard, and condos and apartments concentrated near the main corridors. The mix and the feel are where they differ.
Encino
Encino stretches farther west and north, and its flatter streets toward the Sepulveda Basin include many single-story ranch homes, along with larger remodels and rebuilds. South of Ventura Boulevard, the hills hold view homes on winding streets and private drives.
Sherman Oaks
The Sherman Oaks flats north of Ventura Boulevard are crossed by the 101 and include the Van Nuys Boulevard commercial corridor. You will see a wide range of single-family homes, from smaller post-war houses to rebuilt modern homes, plus more multi-unit buildings near the commercial corridors. South of Ventura, the Sherman Oaks hills have the same slope, view, and access trade-offs as the Encino hills.
Lot size and home size vary block by block in both places, so compare specific properties rather than neighborhood labels. The City's ZIMAS parcel lookup shows the lot area and zoning for any address.
Ventura Boulevard, shopping, and day-to-day errands
Ventura Boulevard runs east and west through both neighborhoods and serves as the main street for each, with restaurants, shops, offices, and medical buildings. How close a home sits to the Boulevard changes daily life more than which side of the 405 it is on: walking distance to errands on one hand, more traffic, parking pressure, and noise on the other. Tour the street on a weekday evening and a weekend.
Commute and freeway access
The 101 and 405 meet at the Encino and Sherman Oaks line, so both neighborhoods have direct freeway access to the Westside through the Sepulveda Pass and to the rest of the Valley along the 101. The practical difference is how far a specific home is from an on-ramp and from the freeway itself. A home near the interchange can save drive time and also mean more road noise, while hillside streets on either side take longer to get down from. Before you write an offer, drive your real commute from the address at the hour you would leave.
City services, taxes, and permits are the same
Because both are neighborhoods of the City of Los Angeles, many of the things buyers ask about work the same way on either side of the 405:
- Utilities: both are in the City's service area for LADWP water and power and City sanitation. Confirm current service with each provider for the address.
- Permits: building permits and records for both come from the City's Department of Building and Safety. Search the address to see what work was permitted, especially for added rooms, guest houses, and pools.
- Transfer taxes: a sale in either neighborhood is subject to the County and City of Los Angeles transfer taxes, including Measure ULA above its thresholds. Our Encino cost to sell guide covers how those work, and they apply the same way in Sherman Oaks.
- Property taxes: set by LA County under Proposition 13 in both. See the property tax step in our guide to buying a house in Encino.
Hillside checks apply on both sides
The hills south of Ventura Boulevard are a similar buying decision in Encino and Sherman Oaks. Look up each address on ZIMAS for hillside area and fire hazard severity zone status, and check the state fire marshal's fire hazard severity zone maps. Get a homeowners insurance quote for the exact address during your contingency period, and plan for drainage, retaining wall, and foundation inspections by the right specialists.
Schools: verify by address
Public school assignments follow the address, and the boundary does not follow neighborhood names. Use LAUSD's Resident School Identifier for each home you are considering and confirm with LAUSD directly before relying on a listing description.
How to decide between them
Instead of choosing a neighborhood first, try choosing the property type and the commute first, then look at both sides of the 405. Make a short list: flat lot or hillside, house or condo, how close to Ventura Boulevard, and how far from an on-ramp. Then compare actual homes and recent comparable sales in both neighborhoods. If you want help setting up that search, tell Sean what you are looking for and he will call you.
Frequently asked questions
Is Sherman Oaks or Encino more expensive?
It depends on the street and the property. Prices vary widely inside each neighborhood, from condos on the Boulevard to hillside view homes, so a neighborhood-wide average says little about the home you want. Sean can pull current comparable sales for the specific homes and streets you are considering.
Do the same City rules apply in Encino and Sherman Oaks?
Yes. Both are neighborhoods of the City of Los Angeles, each with its own City-certified neighborhood council, so the same City transfer taxes, permit office, and City services apply in both.
Is Sherman Oaks part of Encino?
No. They are separate neighborhoods of the City of Los Angeles, divided mainly by the 405 Freeway. Some homes with a Sherman Oaks mailing address west of the 405 are inside the Encino Neighborhood Council area, so check the official boundary maps for a specific address.
Which is closer to the 101 and 405, Encino or Sherman Oaks?
Both sit next to the 101 and 405 interchange. What matters more is the distance from a specific home to the nearest on-ramp and whether it is in the flats or the hills. Drive the commute from the address at your real travel time.
Do I need a different agent to buy in Sherman Oaks?
No. A California real estate license covers the whole state, so one buyer's agent can help you compare and buy in either neighborhood.
More reading: all Encino real estate articles · buying a house in Encino · costs to sell in Encino · talk to Sean about buying