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

11746 Blix
Valley Village, California 91607
Property Price
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
Comparable Sales Map
Comparables within 1 miles sold in recently
| Address | Sold Price | Beds | Baths | Sq Ft | $/Sqft | Distance |
|---|---|---|---|---|---|---|
★ 11746 Blix Subject | $3,698,000* List Price | 6 | 6 | 4,350 | $870 | - |
A 12335 Otsego Street Sold | $3,675,000 | 5 | 7 | 4,993 | $736 | 0.9 mi |
B 11752 Blix Street Sold | $3,950,000 | 5 | 6 | 5,101 | $774 | 0.0 mi |
C 11734 Huston Street Sold | $3,305,000 | 5 | 5 | 3,615 | $914 | 0.2 mi |
D 4453 Gentry Avenue Sold | $3,440,000 | 5 | 6 | 3,920 | $878 | 0.4 mi |
E 4828 Radford Avenue Pending | $3,895,000 List Price | 6 | 6 | 4,651 | $837 | 0.2 mi |
* Subject property listed price vs sold prices of comps.
Condition Analysis
OVERALL CONDITION SCORE
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
Burbank Boulevard Elementary School
Grades K-5 • 1.1 mi
Rio Vista Elementary School
Grades K-5 • 1.4 mi
Sensitive Facilities
No sensitive facilities data found.
Neighborhood Comparison
| Feature | Subject | Average Home | Neighborhood Ranking (50 Listings) |
|---|---|---|---|
| Beds | 6.0 | 3.0 | 98% |
| Baths | 6.0 | 2.0 | 92% |
| Square foot | 4,350 | 1,805 | 94% |
| Lot Size | 7,952 | 6,928 | 71% |
| Price | $3.70M | $1.40M | 96% |
| Price per sq ft | $850 | $795 | 63% |
| Built year | 2026 | 1948 | 98% |
| HOA | $0 | $0 | 50% |
| Days on market | 50 | 154 | 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




































































