91316 Encino Homes and Neighborhood Guide

ZIP code 91316 is the western half of Encino, a neighborhood of the City of Los Angeles in the San Fernando Valley. It takes in the flat blocks between Lindley Avenue and Balboa Boulevard north of Ventura Boulevard, and the hillside streets south of Ventura Boulevard up to Mulholland Drive. This guide covers where the ZIP code starts and ends, what homes are selling for, the housing mix, and the parks, streets and public resources that matter when you buy, sell or rent here.

Written by Antonio Vaziri, Realtor, Epique Realty, DRE #01927866 · Last updated: September 25, 2026

Where ZIP code 91316 starts and ends

Encino has two ZIP codes. 91316 covers the western part and 91436 covers the eastern part. Based on the U.S. Census Bureau's ZIP Code Tabulation Area map, the boundaries of 91316 run roughly as follows:

• North: Victory Boulevard. North of Victory Boulevard is ZIP code 91406 (Van Nuys and Lake Balboa).
• East, north of Ventura Boulevard: Balboa Boulevard. Addresses on Balboa Boulevard itself, such as the 5300 block, are in 91316. The blocks east of Balboa Boulevard are in 91436.
• West, north of Ventura Boulevard: roughly Lindley Avenue. Beyond it is Tarzana (91356), with Reseda (91335) to the northwest.
• South: the hillside streets south of Ventura Boulevard climb to Mulholland Drive. The Encino Neighborhood Council describes the Tarzana line as following the 91356 and 91316 ZIP code boundary to the point where the Avenida Orienta fire road meets Mulholland Drive. South of the ZIP code, the eastern hills belong to 91436.

The Ventura Freeway (US 101) crosses 91316 just north of Ventura Boulevard. A Census tabulation area is a close match to the postal ZIP code but not an exact one, so for any single address, confirm the ZIP code with the U.S. Postal Service.

How 91316 compares with 91436 and the neighboring ZIP codes

The two Encino ZIP codes are very different housing markets. 91316 has more than twice as many homes as 91436, and about half of them are in multi-unit buildings, while 91436 is mostly single-family houses. That difference shows up in every price statistic.

Sources: Census Reporter, 91316 and 91436 (ACS 2020-2024 5-year estimates); single-family and owner shares from the same ACS release as reported by zip-codes.com; Redfin 91316 and Redfin 91436 housing market pages, viewed September 25, 2026.

Several places people think of as Encino landmarks are actually in 91436, not 91316: Encino Hospital Medical Center (16237 Ventura Boulevard), the Encino and Balboa golf courses (16821 Burbank Boulevard), Los Encinos State Historic Park (16756 Moorpark Street) and the Encino Marketplace shopping center. They are a short drive east. To the west, the Encino-Tarzana Branch Library (18231 Ventura Boulevard) is in Tarzana, 91356. To the north, Lake Balboa and Anthony C. Beilenson Park (6300 Balboa Boulevard) are in 91406.

The 91316 housing market right now

Because 91316 mixes hillside houses with condominium buildings, the combined median price moves up and down with the mix of homes that happen to close in a given month. The numbers by property type tell you much more.

Source: Redfin, 91316 housing market, data through August 2026, viewed September 25, 2026. Redfin figures are based on MLS and public records. The townhouse row reflects only two sales and should not be read as a trend.

What the numbers say. Houses and condos in 91316 are moving at different speeds. Single-family homes sold in a median of 49 days, while condos took a median of 85 days, and the condo median price was slightly lower than a year earlier. For a condo seller, that means pricing to the most recent closed sales in your own building and preparing the unit well before it goes on the market. For a condo buyer, it means more listings to compare and more room to negotiate than the headline numbers suggest. Single-family prices were up sharply over the same period, although a median based on 44 sales in a ZIP code with homes from under $1 million to well over $10 million can swing a lot from one quarter to the next.

On September 25, 2026, the 91316 for-sale search on this website showed the following ranges by bedroom count:

Source: MLS listings displayed on this website's 91316 search page on September 25, 2026. Listings change daily.

Housing in 91316

According to the Census Bureau's 2020-2024 American Community Survey, 91316 has 13,724 housing units. About 45.6% are single-family homes (detached or attached) and about 54.2% are in buildings with two or more units. Roughly half of the occupied homes are owned and half are rented, which is why the rental market here is as active as the sales market. The ACS estimates the median value of an owner-occupied home at $961,100.

In practical terms, the ZIP code has two very different sides. North of Ventura Boulevard, on the flat blocks between Lindley Avenue and Balboa Boulevard, you find the condominium communities listed below, apartment buildings and single-family streets side by side. South of Ventura Boulevard, the streets climb into the hills toward Mulholland Drive, and the homes are mostly single-family houses.

Condo communities in 91316 with their own guides

I have written detailed guides to individual condominium communities inside 91316, with addresses, floor plans, HOA information and recent sales. Each one has its own for-sale and for-lease search.

• The Lindbrook, 5420 and 5440 Lindley Avenue. Townhomes and flats built in 1973, where I have sold three homes.
• Ports of Call, 5400 Lindley Avenue. A separate association from The Lindbrook next door, and the building where I currently have a condo listed for sale and for lease.
• Encino Spa East, 5305 to 5365 White Oak Avenue and 5330 to 5340 Yarmouth Avenue. A 110-unit community built in 1973.

For every condo on the market across Encino, see Encino condos for sale. For the whole neighborhood, including 91436, see the Encino homes for sale and neighborhood guide.

Main streets, freeways and transit

• Ventura Boulevard runs east and west through the middle of the ZIP code and holds most of its shops, restaurants and offices.
• Burbank Boulevard and Victory Boulevard are the main east-west streets north of the freeway. Victory Boulevard is the northern edge of 91316.
• Balboa Boulevard, White Oak Avenue and Lindley Avenue are the main north-south streets. Balboa Boulevard forms the eastern edge north of Ventura Boulevard and continues north through the Sepulveda Basin.
• Ventura Freeway (US 101): ramps at White Oak Avenue and Balboa Boulevard serve 91316 directly, with Reseda Boulevard just to the west in Tarzana.
• San Diego Freeway (I-405): east of the ZIP code, reached by Ventura Boulevard, Burbank Boulevard or the 101.
• Metro G Line: Balboa Station is at 6338 Balboa Boulevard in Lake Balboa, just north of Victory Boulevard, with a park-and-ride lot.

Parks and recreation in and around 91316

• Encino Park, 16953 Ventura Boulevard, Encino 91316.
• Balboa Sports Complex, 17015 Burbank Boulevard, Encino 91316, in the Sepulveda Basin.
• Encino Velodrome, 17301 Oxnard Street, Encino 91316. A 250-meter outdoor bicycle track in the Sepulveda Basin Recreation Area, open since 1961.
• Just outside the ZIP code: Lake Balboa and Anthony C. Beilenson Park (6300 Balboa Boulevard, 91406), the Encino and Balboa golf courses (16821 Burbank Boulevard, 91436) and Los Encinos State Historic Park (16756 Moorpark Street, 91436).

Shopping and dining

Ventura Boulevard is the commercial spine of 91316. Two of the larger centers inside the ZIP code are Encino Town Center at 17200 Ventura Boulevard and Plaza de Oro at 17159 Ventura Boulevard. The boulevard is lined with restaurants, cafes, and medical and professional offices. The Encino Marketplace, a few blocks east in 91436, adds more shopping and dining.

Schools, crime data and public records

School assignments in Los Angeles depend on the exact address, and they can change. I do not rate schools or neighborhoods. Please use these official sources directly:

• LAUSD Resident School Identifier: enter an address to see its assigned LAUSD schools.
• California School Dashboard: state performance data for any public school.
• LAPD Crime Mapping and COMPSTAT: official crime maps and statistics.
• ZIMAS: City of Los Angeles zoning and parcel information.
• Los Angeles County Assessor portal: parcel, assessed value and property records.
• Census Reporter, ZIP code 91316: Census housing data for the ZIP code.
• Encino Neighborhood Council: meetings, boundaries and local issues.

My work in 91316

I have represented sellers and buyers in 91316, and I currently have a listing here:

• 5420 Lindley Avenue #7, The Lindbrook: represented the seller, sold for $705,200 on March 27, 2026.
• 5420 Lindley Avenue #2, The Lindbrook: represented the seller twice, sold for $630,000 on May 2, 2018, and again for $810,000 on August 16, 2022.
• 5866 Balcom Avenue: represented the buyer, purchased for $1,325,000 on August 4, 2022.
• 5159 Hesperia Avenue: represented the buyer in 2021.
• 5400 Lindley Avenue #121, Ports of Call: my current listing, offered for sale and for lease.

Sale prices and dates are from MLS records and are shown for reference only.

Want to hear about new 91316 listings first? Open the 91316 for-sale search, narrow it to what you want, and click Save Search to receive email alerts when a matching home comes on the market. Or simply tell me what you are looking for.