Featured image credit: Clotee Pridgen Allochuku
If you’ve kept up with our Neighborhood Watch columns, you may recall our spotlight on Encino CA (not to be confused with that Encino in Texas, the one in New Mexico, or even the one in Colombia). In our blog, we discussed a lot of the hottest points for those looking to get into the Valley community: competition, school districts, and local amenities. But a point that we didn’t touch upon, yet one that remains a surprisingly important consideration for the Encino hopefuls, is topography. Encino is situated at the transitional point between the flat San Fernando Valley floor and the rugged Santa Monica Mountains. Therefore, terrain directly influences area architecture, demand, and, yes, even pricing.
A Subtle Shift
The impact of the terrain on Encino CA real estate may come as a surprise to anyone passingly familiar with the area – because Encino seems relatively flat, especially compared to other nearby foothill neighborhoods. You wouldn’t mistake it for San Francisco or anything. To really see the dramatic elevation shifts, you need to focus your attention on the south, where the community rises into the mountains.
Up the Foothills
In this area, homes are nestled into a gradient that impacts everything from lot size to scenic views. Typically, it’s the homes closest to the hills that enjoy the most generous parcels of land. It’s because the hillside zoning and topography aren’t conducive to a densely planned community. Obviously, larger lots allow more liberty to develop outdoor areas or invest in more effective privacy features. And these are additions that tend to drive up selling prices in the LA housing market.
Scenic Encino CA
It’s not all about the money, though. The gentle rise in elevation contributes to what, for many lucky homeowners, is the quintessential Encino experience. Homes nestled in the hills frequently produce stunning canyon views and a more peaceful atmosphere, removed from the bustling Valley floor. Even modest elevation shifts can reduce traffic flow and the sounds of the streets. This results in micro-market sanctuaries appealing to buyers looking for a conveniently-located refuge from big city density.
The Convenience of the Valley Floor
That’s not to say the flatter portions of Encino lack their own appeal. For buyers looking for walkability, the more traditional grid is peppered with shops and restaurants, leading to a defined commercial corridor along Ventura Boulevard. It’s a challenge to find those generously-sized lots more common in the foothills, but the Valley floor compensates with easier access to community amenities, freeways, and public transit. In this way, topography contributes to choices between two very nuanced lifestyles outside of simple affordability versus luxury.
Where the Grass is Always Greener
It’s also not all about the mountains. The Sepulveda Basin Recreation Area at the center of the community shapes the micro-markets and their appeal to buyers in its own way. This pastoral flood control basin allows residents a convenient means to enjoy open natural space, golf courses, and scenic hiking trails, underscoring the livability of Encino CA. Homes that have the easiest access to these significant green spaces tend to attract buyers who enjoy exploring the great outdoors and staying active.
How Topography Informs Design
Architecture in Encino must pivot to meet the demands of the area’s topography. This becomes more obvious in the foothills, where custom-built properties work slopes into their designs, resulting in unusual floor plans and terraced landscapes. Head down to the Valley floor, and you’re more likely to find traditional ranch-style dwellings and single-story mid-century constructions. Needless to say, buyers have many styles to choose from when pursuing their Encino dream home.
What Does This Mean for Buyers and Sellers?
It’s not quite the tale of two cities, but sometimes it can feel like Encino CA offers twin experiences to homebuyers thanks to the neighborhood’s unusual geographical layout. Even the slightest shift in elevation can inform how a home is constructed, valued, and, when it comes time to sell, marketed. Buyers and sellers alike can benefit by understanding these topographical distinctions and how they inform micro-markets around them.
With a brand that says as much as JohnHart’s, Senior Copywriter Seth Styles never finds himself at a loss for words. Responsible for maintaining the voice of the company, he spends each day drafting marketing materials, blogs, bios, and agent resources that speak from the company’s collective mind and Hart… errr, heart.
Having spent over a decade in creative roles across a variety of industries, Seth brings with him vast experience in SEO practices, digital marketing, and all manner of professional writing with particular strength in blogging, content creation, and brand building. Gratitude, passion, and sincerity remain core tenets of his unwavering work ethic. The landscape of the industry changes daily, paralleling JohnHart’s efforts to {re}define real estate, but Seth works to maintain the company’s consistent message while offering both agents and clients a new echelon of service.
When not preserving the JohnHart essence in stirring copy, Seth puts his efforts into writing and illustrating an ongoing series entitled The Death of Romance. In addition, he adores spending quality time with his girlfriend and Romeo (his long-haired chihuahua mix), watching ‘70s and ‘80s horror movies, and reading (with a particular penchant for Victorian horror novels and authors Yukio Mishima and Bret Easton Ellis). He also occasionally records music as the vocalist and songwriter for his glam rock band, Peppermint Pumpkin.
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