West LA Neighborhood Guide
Playa Vista
Forty communities, one walkable neighborhood between the Westchester bluffs and the Ballona Wetlands.
Explore the communitiesFree Buyer’s GuidePlaya Vista is a planned neighborhood in the City of Los Angeles, built since the early 2000s on the former Hughes Aircraft site between the Westchester bluffs and the Ballona Wetlands. Most homes are condos, townhomes and lofts, with single-family homes in a few pockets, all tied together by parks, two resident clubs and Runway, a walkable center with Whole Foods and a movie theater. Over the last year, condos here sold at a median of about $1.2 million and houses at about $2.85 million.
Updated October 2026
Playa Vista (90094) condos and houses, last 12 months. Source: TheMLS, October 21, 2026. Information deemed reliable but not guaranteed.
Jump to all 40 Playa Vista communities and HOAs
Playa Vista at a glance
| Playa Vista | |
|---|---|
| Jurisdiction | City of Los Angeles |
| ZIP code | 90094 |
| Homes | Mostly condos, lofts and townhomes, plus single-family homes in a few pockets and many rental apartment communities |
| Median sale price | Condos $1,215,000. Houses $2,850,000 (MLS, 12 months to October 2026) |
| Parks and open space | 29 neighborhood parks, a 51-acre freshwater wetlands system, and more than 70% of the original plan set aside as open space |
| Resident clubs | The Centerpointe Club and The Resort, open to owners and renters |
| HOA structure | A community-wide master association plus a separate association for each building or neighborhood |
| Mello-Roos | Phase I homes pay a special tax to Community Facilities District No. 4, based on square footage and expected to end in 2031. Phase II homes don’t. Look up any parcel |
| Public schools | Los Angeles Unified. Playa Vista Elementary is inside the community |
| Transfer taxes and fees | $5.60 per $1,000 (city and county combined), plus the Playa Vista Community Enhancement Fee of 0.75% of the sale price, plus Measure ULA on sales above $5.4 million |
| Getting out | The 90 along the north edge, the 405 a few minutes east, LAX a short drive south |
Playa Vista communities and HOAs
Playa Vista is 40 separate communities, each with its own HOA, builder and feel. Every owner pays the building or neighborhood HOA plus the $375 a month Playa Vista master fee, which covers basic Hotwire cable and internet, the CenterPointe Club and The Resort, the parks and 24/7 community security. Phase I homes also pay Mello-Roos; Phase II homes do not. Tap any community for floor plans, fees, my take on living there, and listing alerts.
$600/mo HOA
$732/mo HOA
$682/mo HOA
$620/mo HOA
$732/mo HOA
$1,067/mo HOA
$698/mo HOA
$415/mo HOA
$684/mo HOA
$855/mo HOA
$839/mo HOA
$665/mo HOA
$841/mo HOA
$710/mo HOA
$772/mo HOA
$1,513/mo HOA
$827/mo HOA
$1,053/mo HOA
$770/mo HOA
$688/mo HOA
$609/mo HOA
$720/mo HOA
$1,035/mo HOA
$565/mo HOA
$975/mo HOA
$1,410/mo HOA
Building HOA figures are the higher end of what I see in recent TheMLS listings, as of October 2026, before the $375 master fee. Confirm current dues with the association.
Phase I vs. Phase II
The biggest decision most Playa Vista buyers make is which phase. Phase I is the original neighborhood, with more choices and lower entry prices. Phase II is newer, with bigger homes and private garages, and no Mello-Roos.
| Phase I | Phase II | |
|---|---|---|
| Where | West of Dawn Creek: Crescent Park, Concert Park, Seabluff and the bluff edge | East of Dawn Creek, closer to Runway, The Resort and the office campuses |
| Built | 2002 to 2011 (Seabluff in 2019) | 2012 and later |
| Condo buildings | Larger buildings, roughly 40 to 130 homes each | Small buildings of 3 to 6 homes, townhouse-style |
| Parking | Two spaces in a shared garage under the building, side by side or tandem; some buildings have deeded storage | Private two-car garage for each home |
| Typical layouts | Mostly two bedrooms or two bedrooms plus a den; one bedrooms and three bedrooms are scarce | Mostly three bedrooms, some four, many single level |
| Houses | A handful of detached enclaves; only a few trade each year | More detached homes, most three stories, many with elevators |
| Mello-Roos | Yes, CFD No. 4, expected to end in 2031 | None |
| Water | Included in most condo HOAs | Paid by the owner |
| Style | Varies building to building, from Art Deco to Spanish to lofts | Modern and contemporary |
My work in Playa Vista
I lived in Playa Vista for seven years, and I still work here almost every day: I have an office across the street from Concert Park, and my days run from showings at Runway to open houses on Seabluff. In 2025 I was the #1 agent in the Coldwell Banker Venice and Playa Vista offices, and I’m among the top 1.5% of U.S. agents by sales volume, verified by RealTrends.
I’ve personally handled more than 20 deals in Playa Vista, from houses on Seabluff and Dawn Creek to condos along Pacific Promenade and townhomes on Runway Road and Village Lane, for buyers, sellers, owners and tenants. They include:
Sales
- 6099 Seabluff Drive, bought for $2,020,000 and later sold for $2,899,000
- 5737 Dawn Creek, $1,770,000
- 5749 Dawn Creek, $1,704,263
- 13045 Pacific Promenade #422, $925,000
- 6418 Para Way, $925,000
- 6020 Seabluff Drive #109, $913,000
- 13173 Pacific Promenade #133, $725,000
- 13200 Pacific Promenade #112, $432,000
Leases
- 12855 Runway Road, $7,000 a month
- 12940 Agustin Place, $6,750 a month
- 13044 Pacific Promenade #404, $6,500 a month, representing the landlord twice
- 7100 Playa Vista Drive #103, $5,950 a month
- 12655 Village Lane, $4,900 a month
- 12655 Runway Road #303, $4,500 a month
- 12963 Runway Road #104, $4,295 a month, representing the landlord twice
- 13075 Pacific Promenade #119, $3,700 a month, representing the landlord twice
- 12665 Village Lane, $3,500 a month
Living in Playa Vista
Playa Vista was planned so daily life happens on foot. Most homes are a short walk from a park, and many from Runway, where Whole Foods, coffee, restaurants, fitness studios and a Cinemark theater sit around a pedestrian plaza. Concert Park on Pacific Promenade hosts concerts and movie nights, and Runway runs live music and pop-ups through the year.
Every resident, owner or renter, can use the two clubs. The Centerpointe Club is about 26,000 square feet, with two pools, a spa and a fitness center. The Resort adds a two-level fitness center, a junior Olympic pool, and separate adult and kids’ pools.
Along Bluff Creek Drive, below the Westchester bluffs and LMU, are the turf soccer field, basketball and pickleball courts, and dog parks. Ballona Discovery Park and the restored wetlands trails sit nearby.
Where I eat and drink in Playa Vista
Coffee
Blue Bottle
The Brickyard
My usual coffee stop in Playa Vista.
Coffee, cocktails and dinner
Joliet
Runway
Specialty coffee in the morning, cocktails or a good meal at night.
Fresh Mexican
HomeState, Loqui or Tocaya
Waterfront Drive, Runway and Millennium Drive
Three good options, with great happy hour and Taco Tuesday specials.
Taco Tuesday
SOL Mexican Cocina
Runway
One of the most popular Taco Tuesdays in the neighborhood.
Chinese
Dan Modern Chinese
Runway
Modern Chinese a short walk from most of Playa Vista.
Watching the game
P.V. House
Runway
The neighborhood spot to watch sports.
From aircraft plant to neighborhood
From 1941 to 1985 this land was Hughes Aircraft’s headquarters, with its own airfield. The Spruce Goose was built in a hangar here. That hangar, restored, opened as Google’s offices in 2018, and the office campus around it is home to tech, media and video game companies.
Playa Vista market snapshot
How fast homes sell, and for how much
Two out of three homes sold within 30 days, at 99.7% of the asking price.
What happened to listings
Only 55% of listings that came off the market actually sold.
Home prices, year over year
Playa Vista is holding steady while LA condos dip.
Speed and listing results: Playa Vista (90094) condos and houses, last 12 months, TheMLS, October 21, 2026. Year-over-year prices: Zillow Home Value Index, September 2026, as analyzed by ResiClub. Information deemed reliable but not guaranteed.
Most Playa Vista sales are condos, and well-priced homes move quickly: 63% of condos and all but one house sold within their first 30 days on the market.
| ZIP 90094, last 12 months to October 2026 | Houses | Condos |
|---|---|---|
| Homes sold | 19 | 108 |
| Median sale price | $2,850,000 | $1,215,000 |
| Median price per square foot | $1,091 | |
| Median days on market | 10 | 17 |
| Average sale price vs. asking | 99.1% | 98.8% |
| Sold within 30 days | 95% | 63% |
Condos that sat past 120 days sold at an average of 93% of asking.
Source: TheMLS, closed single-family and condo/co-op sales in ZIP 90094, last 12 months to October 2026. Information deemed reliable but not guaranteed.
Search Playa Vista homes
Buying in Playa Vista: what buyers get wrong
“The HOA dues are the whole cost.” Most Playa Vista homes carry two association fees: one for the building or neighborhood, and the $375 a month master association, which covers basic Hotwire cable and internet, the CenterPointe Club and The Resort, the parks and courts, and 24/7 community security. Phase I homes also pay a Mello-Roos special tax to Community Facilities District No. 4, on the property tax bill. Phase II homes don’t, which is one reason similar condos can carry very different monthly costs. The city publishes each parcel’s current and maximum special tax in its 2025-26 levy, searchable by parcel number. Add it all up before you compare a home here with one in Venice or Culver City.
“Closing costs are the same as anywhere in LA.” Every Playa Vista sale carries a Community Enhancement Fee of 0.75% of the price, paid to Playa Vista Community Services, which funds community programs and the Ballona Wetlands. Who pays it is negotiable. Buyers sometimes take it on in a hot market, but most of the time I see it split. It’s paid in cash at closing and can’t be financed.
“Every condo here is the same.” Buildings differ in age, dues, parking, pet rules and rental rules. Read the HOA documents for the specific building, not Playa Vista in general.
“Playa Vista Elementary is guaranteed.” The school is inside the community and Playa Vista families have the opportunity to attend, but confirm enrollment for the exact address with LAUSD.
Selling in Playa Vista: what to know
My listing results. Across my listings, homes have averaged 24.2 days on market and 101.56% of the asking price, and 71.6% have sold at or above asking within the first three weeks.
What a sale costs. Playa Vista is inside the City of Los Angeles, so a sale carries the city’s $4.50 and the county’s $1.10 per $1,000 of price, plus the 0.75% Community Enhancement Fee. For sales closing from July 1, 2026, Measure ULA adds 4% above $5.4 million and 5.5% at $10.9 million and up.
Documents up front. Order the resale packets for both associations early, and pull the Mello-Roos amount for your parcel. Buyers here compare dues and special taxes building by building.
Schools
Playa Vista is in Los Angeles Unified. Playa Vista Elementary, a K-5 public school, is inside the community, and the Katherine Johnson STEM Academy, a middle school partnered with LMU, gives enrollment preference to its students. Confirm assignments for the exact address with LAUSD.
Getting around
The 90 runs along the north edge of Playa Vista, the 405 is a few minutes east, and LAX is a short drive south. Lincoln Boulevard leads north to Marina del Rey and Venice, and the Ballona Creek bike path runs to the beach.
Questions buyers and sellers ask
Is Playa Vista part of the City of Los Angeles?
Yes. Playa Vista is a neighborhood of the City of Los Angeles, ZIP code 90094, so city rules apply, including the city transfer tax and Measure ULA on sales above $5.4 million.
What types of homes are in Playa Vista?
Mostly condos, lofts and townhomes, from small one-bedrooms to large townhomes, plus single-family homes in a few pockets such as Seabluff and Dawn Creek. There are also many rental apartment communities.
What do homes in Playa Vista cost?
Over the 12 months to October 2026, condos in ZIP 90094 sold at a median of $1,215,000 and houses at a median of $2,850,000, according to TheMLS. Prices vary widely by building, size and phase.
What HOA fees do Playa Vista homes pay?
Usually two: dues for the building or neighborhood association, and a community-wide assessment for the parks, clubs and landscaping. The resale packets show exact amounts for any home.
What is the Playa Vista Community Enhancement Fee?
A fee of 0.75% of the sale price, paid at closing on every Playa Vista sale to Playa Vista Community Services, which funds community programs and the Ballona Wetlands. Who pays it is negotiable between buyer and seller.
Do Playa Vista homes pay Mello-Roos?
Phase I homes do, through the City of Los Angeles Community Facilities District No. 4. Phase II homes don’t. The city’s annual levy lists the current and maximum special tax for every parcel by its assessor parcel number.
What amenities do Playa Vista residents get?
Owners and renters can use The Centerpointe Club and The Resort, with pools, spas and fitness centers, plus 29 neighborhood parks, sports courts, dog parks and the wetlands trails.
What community events does Playa Vista have?
Concert Park hosts concerts and movie nights, and Runway runs live music, pop-ups and other outdoor events through the year.
Is Playa Vista pet-friendly?
Yes. There are dog parks along Bluff Creek Drive, and most parks are walkable with a leash. Pet rules differ by building, so check the HOA documents before you buy.
How close is Playa Vista to freeways and LAX?
The 90 runs along the north edge, the 405 is a few minutes east, and LAX is a short drive south.
Who works in Playa Vista?
Google’s Los Angeles offices are in the restored Spruce Goose hangar, and the surrounding office campus is home to tech, media and video game companies. Many residents walk or bike to work.
What school serves Playa Vista?
Los Angeles Unified. Playa Vista Elementary, a K-5 public school, is inside the community, and the Katherine Johnson STEM Academy gives its students enrollment preference. Confirm by address with LAUSD.
Does the LA mansion tax apply in Playa Vista?
Yes. Playa Vista is inside the City of Los Angeles, so Measure ULA applies: 4% of the full price above $5.4 million and 5.5% at $10.9 million and up, for sales closing from July 1, 2026.
Nearby areas
- Marina del Rey, to the west
- Venice, to the northwest
- Culver City, to the northeast
- Westchester, on the bluffs to the south
- Playa del Rey, to the southwest
Thinking about Playa Vista?
Condo, townhome or house, I’ll walk you through the building, both sets of dues, the special taxes and the numbers before you commit. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
