West LA Neighborhood Guide
Westchester
Postwar houses, real yards and LMU on the bluff, minutes from the beach and LAX.
Free Buyer’s GuideFree Seller’s GuideWestchester is the City of Los Angeles neighborhood between Playa Vista and LAX, built mostly in the 1940s and 1950s for the aerospace workers who came to the area. Today it is one of the Westside’s best values for a single-family house: quiet streets, larger lots than the beach towns, Loyola Marymount University on the bluff and Playa del Rey’s beach a few minutes away.
Over the last year, Westchester houses sold for a median of $1,712,500, about $942 a square foot. I have sold some of my favorite homes here, including 7927 Westlawn Avenue for $3.7 million.
Updated October 2026
Westchester, ZIP 90045, last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026. Details in the market snapshot below.
Westchester market snapshot
Westchester is a steady, house-driven market. About 66% of listings that came off the market sold, the median house sold in 16 days, and supply runs about 3.2 months for houses. Homes that sold in their first 30 days averaged 102.2% of asking.
What happened to every listing
137 listings came off the market without selling. 103 of them (75%) came back with a new listing, and 45 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 102.2% of asking. After 120 days, 97.1%.
Houses vs. condos
Westchester houses sell for about $942 a square foot.
Westchester (ZIP 90045, City of Los Angeles), houses and condos priced $450,000 and up, listed through TheMLS, October 21, 2025 to October 21, 2026. Sold counts exclude 26 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 “Relisted” means a listing was canceled, expired or withdrawn and the same home was listed again during the period; a home relisted more than once counts each time.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 |
|---|---|---|---|---|---|---|---|
| Houses | 244 | $1,712,500 | $942 | 16 | 100.0% | 67% | 3.2 |
| Condos | 18 | $662,500 | $571 | 46 | 98.5% | 49% | 6.7 |
| All Westchester | 262 | $1,673,200 | $926 | 17 | 100.0% | 66% | 3.5 |
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“He truly had our best interests at heart!”
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Westchester values, block by block
West of Sepulveda and north of Manchester, near LMU and the bluff, houses sold for a median of $1.85M. East of Sepulveda the median was $1.46M, and south of Manchester, closer to the airport, about $1.31M. Street by street, houses went for about $1.3 million on 76th Street and about $2.65 million on Stewart Avenue.
Median house price by street
Houses, median of sales of $450,000 and up, last 12 months. Five to thirteen sales per street. Source: TheMLS, October 21, 2026. Information deemed reliable but not guaranteed.
Renting in Westchester
Westchester rents ran about $5,325 a month at the median, with three-bedroom houses around $5,500. 68% of MLS rentals leased.
Median rent by bedrooms
Leases signed through TheMLS, October 21, 2025 to October 21, 2026, ZIP 90045. Bedroom groups with fewer than three leases are left out. Plenty of rentals never reach the MLS. Information deemed reliable but not guaranteed.
Westchester at a glance
| Westchester | |
|---|---|
| Jurisdiction | City of Los Angeles |
| ZIP code | 90045 |
| Homes | 1940s and 1950s houses, many expanded or rebuilt, plus a few condo buildings |
| Median sale price | Houses $1,712,500 |
| School district | Los Angeles Unified, with magnet options including the Westchester Enriched Sciences Magnets |
| Transfer tax | $5.60 per $1,000 (city and county combined), plus Measure ULA on sales above $5.4 million |
| Getting out | The 405, Sepulveda and Lincoln, LAX next door, and the Metro K Line's Westchester/Veterans station |
Westchester, area by area
West of Sepulveda, north of Manchester
The heart of Westchester: the Kentwood tract, the streets around Loyola Marymount and the blocks closest to Playa del Rey and the beach. 145 houses sold here last year at a median of $1.85M, about $965 a square foot.
East of Sepulveda
Toward La Tijera Boulevard and Inglewood, with Westchester Park, the golf course and Pann's diner. Houses sold for a median of $1.46M, often on similar lots for several hundred thousand dollars less.
South of Manchester
The blocks closer to LAX, where flight paths matter. Houses sold for a median of about $1.31M, the best values in Westchester for buyers who check the noise first.
Living in Westchester
Westchester feels like a small town that happens to sit next to one of the busiest airports in the world. On Sundays, the Westchester farmers market sets up from 9am to 1pm at 6200 W. 87th Street, and every Fourth of July the LAX Coastal Chamber of Commerce runs a parade down Loyola Boulevard that brings the whole neighborhood out.
The houses tell the story of how the area grew. Most started as modest 1940s and 1950s homes built for the aerospace and airport workers who came here after the war. Today you will find original bungalows next to full rebuilds, plenty of remodels, and a growing number of ADUs in backyards, which matters if you are buying for space, rental income or family.
Local business spotlight: Kanpai
Where else I eat in Westchester
Besides Kanpai, my other Westchester go-to:
Greek
Aliki's Greek Taverna
5862 W. Arbor Vitae Street
Start with the taramosalata, the whipped fish roe dip, then the lamb kebabs or the grilled octopus. You can also find Aliki's at some local farmers markets.
Buying and selling: what to know
Check the flight path before you fall for a house. Noise varies a lot from block to block, especially south of Manchester and on the east side. Visit at different times of day, and look at whether the home has had sound insulation work.
Most Westchester houses have been expanded since the 1940s, so permit history matters. For sellers, the first month is the window: homes that sold in their first 30 days averaged 102.2% of asking.
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
Westchester is in Los Angeles Unified, with neighborhood elementary schools including Kentwood and Westport Heights and the Westchester Enriched Sciences Magnets for high school. Loyola Marymount, Otis College of Art and Design and a Pepperdine campus are all here too.
Getting around
The 405 runs along the east side, Sepulveda and Lincoln run north to Playa Vista and Marina del Rey, and LAX is minutes away. The Metro K Line stops at Westchester/Veterans and Aviation/Century, and Playa del Rey's beach is about five minutes west.
“He will tell you when he doesn't think a home is a good fit, a good investment, or the right neighborhood.”
Deanna H. · Dec 2022 · Read more reviews
Questions buyers and sellers ask
Is Westchester part of the City of Los Angeles?
Yes. Westchester is a City of Los Angeles neighborhood, so city rules apply, including the city transfer tax, Measure ULA on high-end sales and the rent stabilization ordinance for older apartments.
What ZIP code is Westchester?
90045.
How much do Westchester houses cost?
Over the last 12 months the median house sold for $1,712,500, about $942 a square foot, from about $1.3 million on 76th Street to about $2.65 million on Stewart Avenue.
Is Westchester the same as Playa del Rey?
No. Playa del Rey (90293) is the beach town to the west. Westchester (90045) is the larger inland neighborhood of postwar houses.
How bad is the airport noise?
It depends on the block. Homes closer to LAX and under the flight paths hear more, which is reflected in prices south of Manchester. I always suggest visiting at different times of day.
Does my home qualify for airport soundproofing?
Los Angeles World Airports has run residential soundproofing programs for homes inside the LAX noise contours. Ask whether the house was already treated, and check the noise contour map for the address.
Can I add an ADU in Westchester?
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.
Nearby areas
- Playa del Rey
- Playa Vista
- El Segundo
- Culver City
- Marina del Rey and Del Rey
- Inglewood
- Baldwin Hills, View Park and Ladera Heights
My recent work in Westchester
Sales where I represented the seller or the buyer:
Sold
7927 Westlawn Avenue
$3,700,000
Sold
8886 Earhart Avenue
$975,000
As part of a team I also worked on the sale of 8631 Wiley Post Avenue ($1,305,000). Westchester sits right next to Playa Vista, where I live and work.
Thinking about Westchester?
Whether you are buying your first house here or selling one you have owned for years, I will walk you through the block, the flight path and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
