11746 Blix, Valley Village, California 91607, Valley Village, 91607 - 6 bed, 6 bath

11746 Blix, Valley Village, California 91607 home-pic-0

11746 Blix

Valley Village, California 91607

ACTIVE
CONDITION: EXCELLENT
6Beds
6Baths
4,350Sq Ft
7,952Lot Size

Property Price

LIST PRICE$3,698,000
EST. MARKET VALUE
$3,785,744

SUMMARY

Analysis of 11746 Blix, Valley Village, California 91607 reveals a Fairly Priced Property with a current list price of $3,698,000  aligned with the estimated $3,785,744 Fair Market Value. This represents a stable investment opportunity at market rate. The property maintains a Excellent Condition Rating (95/100), indicating excellent structural integrity and modern finishes throughout. This turnkey property requires minimal updates and is ready for immediate occupancy. Located in a high-demand neighborhood within the Valley Village Unified School District, this asset is categorized as a low-risk, high-reward acquisition suitable for both Buy-and-Hold Investors and Owner-Occupants willing to undertake light renovation work.

Estimated Market Value

$3,785,744
Based on Realkey algorithm analyzing recent comparable sales in Valley Village.

Comparable Sales Map

Comparables within 1 miles sold in recently

Address Sold Price BedsBathsSq Ft$/SqftDistance
11746 Blix
Subject
$3,698,000*
List Price
664,350$870-
A
12335 Otsego Street
Sold
$3,675,000574,993$7360.9 mi
B
11752 Blix Street
Sold
$3,950,000565,101$7740.0 mi
C
11734 Huston Street
Sold
$3,305,000553,615$9140.2 mi
D
4453 Gentry Avenue
Sold
$3,440,000563,920$8780.4 mi
E
4828 Radford Avenue
Pending
$3,895,000
List Price
664,651$8370.2 mi

* Subject property listed price vs sold prices of comps.

Condition Analysis

OVERALL CONDITION SCORE

Excellent
TeardownExcellent

Property is new construction or fully renovated.

This is a brand-new 2026 custom-built luxury estate featuring high-end organic materials, a designer chef's kitchen with marble and oak, wide-plank flooring, and integrated smart home technology.

PROSSTRENGTHS & OPPORTUNITIES

  • Bespoke Architectural Design

    This 2026 custom-built home features unique sculptural architecture, hand-plastered walls, and premium organic materials, offering a sophisticated and serene modern aesthetic that stands out in the luxury market.

  • Premier Location & Education

    Situated in the highly coveted Valley Village community, the property is located within the prestigious Colfax Charter School District, providing significant long-term value and appeal for families.

  • Comprehensive Luxury Amenities

    The estate is fully equipped for modern living with a separate guest casita, a private movie theater, integrated Control4 smart technology, and energy-efficient solar panels.

CONSRISKS & DEFICIENCIES

  • MLS Listing Discrepancy

    Living area discrepancy between mls listing and other public or private record. mls listing living area = 4350, other record living area = 687. Bedroom count discrepancy between mls listing and other public or private record. mls listing bedroom count = 6, other record bedroom count = 1.

  • Compact Lot Proportions

    With a substantial 4,350 square foot main residence plus a separate casita on a 7,952 square foot lot, the remaining outdoor yard space may feel constrained for a property at this price point.

  • Market Price Ceiling

    Listed at nearly $3.8M, the property is positioned at the extreme high end for Valley Village, which may limit the pool of qualified buyers compared to adjacent luxury markets like Studio City.

About 11746 Blix

Introducing this breathtaking, one-of-a-kind home that blends sculptural architecture with warm organic materials for a serene, modern living experience. This custom-built home is situated within the highly esteemed Colfax Charter School District. Boasting 5BD/5.5BA, the property also includes a spacious casita offering open living space with an additional bedroom and bathroom. Upon entering the home, you’re welcomed by hand plastered walls, curved aesthetics, and continuous wide-plank oak flooring that guides you through sun-filled spaces. The chef’s kitchen is an organic showcase, centered around a gently rounded island, sculpted curved ceiling, rustic oak cabinetry, marble countertops, high-end appliances, and a walk-in pantry. The expansive family room features a sculpted fireplace wrapped in hand-finished brushed plaster and rustic curved shelving that enhances the warmth and texture of the space. Large sliding doors create a seamless transition between indoors and outdoors, revealing a resort-like sanctuary with a shimmering pool, spa, covered patio with a seating area and fireplace, and an outdoor cooking area, surrounded by lush greenery for ultimate privacy. The lower level features a cozy movie theater, an ensuite guest bedroom, and a powder room. Upstairs, the primary suite becomes a retreat of its own, boasting a softly rounded fireplace, a generous walk-in closet, and a large balcony with views of the tranquil, tropically landscaped yard. The spa-inspired primary bathroom offers a soaking tub, walk-in shower, and dual vanities finished in micro-cement and natural stone. Three additional ensuite bedrooms and a large laundry room complete the upper level. Enhanced with premium features including Control4 smart technology, whole-home surround sound, a security system with cameras, and energy-efficient solar panels, this home is both luxurious and thoughtfully connected. Located in the highly coveted community of Valley Village.

Property Details

Public Facts

Property Type
Single Family Residence
Year Built
2026
Lot Size
7,952 Sq. Ft.

Interior

Total Bedrooms
6
Total Bathrooms
6 (6 Full, 0 Half)

Exterior & Parking

No exterior & parking available.

Utilities & Misc

HOA Fee
$0 / Month

Neighborhood Insights

Valley Village Unified Schools

Lankershim Elementary School

Grades K-5 • 0.9 mi

6/10

Burbank Boulevard Elementary School

Grades K-5 • 1.1 mi

7/10

Rio Vista Elementary School

Grades K-5 • 1.4 mi

7/10

Sensitive Facilities

No sensitive facilities data found.

Neighborhood Comparison

FeatureSubjectAverage HomeNeighborhood Ranking (50 Listings)
Beds6.03.0
98%
Baths6.02.0
92%
Square foot4,3501,805
94%
Lot Size7,9526,928
71%
Price$3.70M$1.40M
96%
Price per sq ft$850$795
63%
Built year20261948
98%
HOA$0$0
50%
Days on market50154
10%

Pricing History

Listed for Sale

Mar 5, 2026

$3,698,000

$3,798,000

-3% Price Drop

Initial Listing

Price Change

Jan 15, 2026

$3,798,000

Initial Listing

Sold

Nov 1, 2024

$1,212,500

Public Record

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