West LA Neighborhood Guide
Mar Vista and Palms
Real neighborhoods with yards, between Santa Monica, Venice and Culver City.
Free Buyer’s GuideFree Seller’s GuideMar Vista and Palms are two City of Los Angeles neighborhoods that sit between Santa Monica, Venice and Culver City. Mar Vista is mostly single-family streets, from 1920s bungalows to the midcentury homes of the Gregory Ain Mar Vista Tract and plenty of new builds, centered on Venice Boulevard, Grand View and the Sunday farmers market. Palms, just to the northeast, is denser and more affordable, with apartment and condo buildings along its main streets and quiet blocks of houses tucked between them.
Over the last year, Mar Vista houses sold for a median of $2,300,000 and Palms houses for about $1,659,000. For a lot of buyers priced out of Venice and Santa Monica, this is where the yard, the garage and the good street finally line up.
Updated October 2026
Mar Vista (ZIP 90066 north of Washington Boulevard) and Palms (ZIP 90034 west of Motor Avenue), last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026.
Mar Vista and Palms market snapshot
This is one of the healthiest markets I track. About two thirds of the homes that came off the market sold, the median house sold in 16 days, and homes that sold in their first month went for about 103.3% of asking on average. With about 3.5 months of supply, well-priced houses here still draw multiple offers. Condos are a different story: only about half sold, and supply runs about 6.5 months.
What happened to every listing
180 listings came off the market without selling. 127 of them (71%) came back with a new listing, and 63 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 103.3% of asking. After 120 days, 95.8%.
Mar Vista vs. Palms houses
Mar Vista houses sell for about $1,150 a square foot, Palms houses for about $1,046.
Mar Vista (ZIP 90066 north of Washington Boulevard, City of Los Angeles) and Palms (ZIP 90034 west of Motor Avenue), houses and condos priced $450,000 and up, listed through TheMLS, October 21, 2025 to October 21, 2026. Sold counts exclude 30 sales recorded off the MLS. “Relisted” means a listing was canceled, expired or withdrawn and the same home was listed again during the period; a home relisted more than once counts each time. Information deemed reliable but not guaranteed.
| Last 12 months | Sold | Median price | Median $/sq ft | Median days | Sale-to-list | Listings that sold | Months of supply |
|---|---|---|---|---|---|---|---|
| Mar Vista houses | 237 | $2,300,000 | $1,150 | 16 | 100.0% | 66% | 3.1 |
| Palms houses | 47 | $1,659,000 | $1,046 | 16 | 100.4% | 68% | 3.3 |
| Condos, both areas | 37 | $790,000 | $685 | 23 | 99.2% | 50% | 6.5 |
| All Mar Vista and Palms | 321 | $2,085,000 | $1,090 | 17 | 100.0% | 64% | 3.5 |
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Mar Vista and Palms values, block by block
Prices here climb fast as you head north and west. Condos on Queensland Street in Palms sold for about $475,000, houses on Kelton Avenue in Palms for about $1.66 million and on Beethoven Street in Mar Vista for about $1.83 million, while houses on Stoner Avenue, up near the Santa Monica line, went for about $3.6 million. North of Venice Boulevard, the median Mar Vista house sold for $2.59M. South of it, $1.82M. That spread is the first thing I walk my buyers through.
Median sale price by street (houses unless noted)
Median of sales of $450,000 and up, last 12 months. Three to ten sales per street. Source: TheMLS, October 21, 2026. Information deemed reliable but not guaranteed.
Renting in Mar Vista and Palms
Rents here run about $3,985 a month at the median, with Mar Vista houses at the top of the range and Palms apartments at the bottom: about $5,498 in Mar Vista versus $3,750 in Palms. 74% of MLS rentals leased, higher than in Santa Monica, Venice or Playa Vista, because a house with a yard this close to the beach is hard to find. Most apartments built before October 1978 fall under the City of Los Angeles rent stabilization ordinance.
Median rent by bedrooms
Leases signed through TheMLS, October 21, 2025 to October 21, 2026, Mar Vista (ZIP 90066 north of Washington Boulevard) and Palms (ZIP 90034 west of Motor Avenue). Bedroom groups with fewer than three leases are left out. Plenty of rentals never reach the MLS. Information deemed reliable but not guaranteed.
Mar Vista and Palms at a glance
| Mar Vista | Palms | |
|---|---|---|
| Jurisdiction | City of Los Angeles | City of Los Angeles |
| ZIP codes | 90066 (shared with Del Rey) | 90034 (shared with Castle Heights and part of Beverlywood) |
| Homes | 1920s bungalows, 1940s and 1950s ranch homes, midcentury modern, new builds | Apartments and condos on the main streets, 1940s and 1950s houses on the side streets |
| Median house price | $2,300,000 | $1,659,000 |
| School district | Los Angeles Unified | Los Angeles Unified |
| Transfer tax | $5.60 per $1,000 (city and county combined), plus Measure ULA on sales above $5.4 million | $5.60 per $1,000 (city and county combined), plus Measure ULA on sales above $5.4 million |
| Getting out | The 405 and the 10, Venice Boulevard to the beach | The 10 and the 405, the E Line at Palms station |
Mar Vista and Palms, pocket by pocket
Mar Vista, north of Venice Boulevard
The heart of Mar Vista: Mar Vista Park, Grand View Boulevard, Barrington and the streets climbing toward Santa Monica and the 10. This side includes the Gregory Ain Mar Vista Tract, 52 modernist homes from 1948 that became the city's first post-World War II historic district in 2003. Houses north of Venice sold for a median of $2.59M, about $1,213 a square foot.
Mar Vista, south of Venice Boulevard
From Venice Boulevard down to Washington, closer to Culver City and Del Rey. Similar 1940s and 1950s houses, often on the same size lots, for meaningfully less: a median of $1.82M last year. The Sunday Mar Vista Farmers Market sits right at the line on Grand View.
Palms
East of Mar Vista and Westdale, west of Motor Avenue, with the E Line's Palms station at National and Palms Boulevard. Palms has more apartments and condos than anywhere else in this guide, and some of the most affordable houses on the Westside: a median of $1.66M last year, about $1,046 a square foot. East of Motor, Castle Heights and Beverlywood are their own neighborhoods, covered with Cheviot Hills.
Where I eat in Mar Vista and Palms
My go-to pizza in the neighborhood.
Pizza
Pizzeria Sei
10700 Tabor St.
The Palms location of Pizzeria Sei, with Neapolitan pies plus fried and Roman-style pizzas. Start with the supplì and the corn croquettes, then a Margherita or the Riviera.
Buying in Mar Vista and Palms: what buyers get wrong
Buyers often assume the best houses here go to the highest offer. In a market this tight, terms matter almost as much as price. A clean offer with a short contingency period and a strong lender letter can beat a higher number with strings attached.
Check what you are actually buying. Many of these houses have been added on to over the decades. I pull permit history on every home my buyers are serious about, because an unpermitted bedroom or garage conversion changes the value and the insurance.
If you love midcentury design, know the rules first. Homes in the Gregory Ain Mar Vista Tract sit in a historic preservation overlay zone, so exterior changes go through city review.
Selling in Mar Vista and Palms: what to know
Most well-prepared houses here sell in the first few weeks. Homes that sold in their first 30 days averaged 103.3% of asking last year. Light prep goes a long way: paint, landscaping and a clean inspection report up front.
Price to the block, not the ZIP code. A house north of Venice Boulevard and one south of it can be several hundred thousand dollars apart, and Palms prices differently again. I build every list price from the closest sales on the same side of the line.
What is your home worth?
Tell me the address and I will send you a value based on recent sales on your street, not an online estimate.
Schools
Both Mar Vista and Palms are in Los Angeles Unified. Assignments depend on the address, and several schools here offer magnet and dual-language programs that families plan around. Confirm the attendance area with LAUSD for any specific home.
Getting around
The 405 and the 10 meet on the edge of this area, so getting to the Valley, downtown or LAX is about as easy as it gets on the Westside. Venice Boulevard runs straight to the beach, the E Line stops at Palms station, and Culver City's restaurants and offices are a short drive or bike ride away.
“If you're looking for a real estate professional who is not only knowledgeable but also kind and steady under pressure, Brett is the one to call.”
James K., buyer's agent · Mar 2025 · Read more reviews
Questions buyers and sellers ask
Are Mar Vista and Palms part of the City of Los Angeles?
Yes. Both are neighborhoods of the City of Los Angeles, so city rules apply: LA transfer taxes including Measure ULA on high-end sales, the city's rent stabilization ordinance for older apartments, and Los Angeles Unified schools.
What ZIP codes are Mar Vista and Palms?
Mar Vista is mostly 90066, a ZIP code it shares with Del Rey. Palms is 90034, which it shares with Castle Heights and part of Beverlywood. That is why I never price a home off the ZIP code alone.
What is the Gregory Ain Mar Vista Tract?
A group of 52 modernist houses designed by Gregory Ain and built in 1948. It became the City of Los Angeles's first post-World War II historic preservation overlay zone in 2003, so exterior changes need city review.
How fast do homes sell in Mar Vista and Palms?
Over the last 12 months, the median house sold in 16 days, and about two thirds of all listings that came off the market sold.
How much is the transfer tax?
In the City of Los Angeles it is $5.60 per $1,000 of the sale price (city and county combined). Measure ULA adds 4% of the full price on sales above $5.4 million and below $10.9 million, and 5.5% at $10.9 million and up, for sales closing on or after July 1, 2026. The thresholds adjust every July.
Is Palms cheaper than Mar Vista?
Generally, yes. Over the last year the median Palms house sold for $1,659,000, compared with $2,300,000 in Mar Vista.
Is my Palms building rent controlled?
In the City of Los Angeles, the Rent Stabilization Ordinance generally covers buildings with two or more units that got their certificate of occupancy on or before October 1, 1978. Single-family houses and condos are usually exempt from the rent cap under state law, though tenant protections still apply. Check the building's permit history before you buy an income property.
Do Palms apartment buildings need a soft-story retrofit?
Many older wood-frame apartment buildings with open parking or tuck-under garages on the ground floor fall under the City of Los Angeles soft-story retrofit ordinance. If you are buying a building like that, ask whether the retrofit has been done and signed off, since it can be a major cost.
Can I add an ADU or split my lot?
In most of the City of Los Angeles you can add an ADU, and often a junior ADU, to a single-family lot, and state law limits how much a city can restrict them. Hillside lots, substandard streets, fire zones and HPOZs can add limits, so have the lot reviewed before you count on the extra unit. State law (SB 9) also allows some lot splits on single-family lots, but not inside historic districts like the Gregory Ain Mar Vista Tract.
Nearby areas
My recent work in Mar Vista and Palms
As part of a team, I worked on the sales of 3617 Ashwood Avenue in Mar Vista ($671,000) and 3651 Tilden Avenue ($1,149,000). I live and work a few minutes away in Playa Vista,.
Thinking about Mar Vista or Palms?
Whether you are buying your first house here or selling one you have owned for decades, I will walk you through the block, the permits and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
