West LA Neighborhood Guide
Brentwood
Canyon estates, Brentwood Park and a condo corridor, below the Getty and the Santa Monica Mountains.
Free Buyer’s GuideFree Seller’s GuideBrentwood is a City of Los Angeles neighborhood between Santa Monica and the 405, stretching from the condo blocks south of San Vicente Boulevard up through Brentwood Park and into the canyons of the Santa Monica Mountains. It is quiet, green and private, with the coral trees on the San Vicente median, the Getty Center on the hill and some of the largest lots on the Westside.
Over the last year, Brentwood houses sold for a median of $4,015,000 and condos for about $1,182,000, with a range from about $780,000 to more than $11 million.
Updated October 2026
Last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026. Details in the market snapshot below.
Brentwood market snapshot
Brentwood is a buyer’s market right now, especially for houses. Only about 45% of house listings that came off the market sold, the median house took 30 days, and there are about 6.9 months of supply. Houses that sold in their first month averaged 100.5% of asking, but after 120 days the average fell to 92.4%. Pricing it right from the start matters more here than almost anywhere I work.
What happened to every listing
465 listings came off the market without selling. 346 of them (74%) came back with a new listing, and 113 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 100.5% of asking. After 120 days, 92.4%.
Houses vs. condos
Houses sell for about $1,353 a square foot here, condos for about $747.
Brentwood (TheMLS Area 6, ZIP 90049), houses and condos priced $450,000 and up, listed through TheMLS, October 21, 2025 to October 21, 2026. Sold counts exclude 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 “Relisted” means a listing was canceled, expired or withdrawn and the same home was listed again during the period; a home relisted more than once counts each time.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 | 222 | $4,015,000 | $1,353 | 30 | 95.7% | 45% | 6.9 |
| Condos | 167 | $1,182,000 | $747 | 39 | 98.1% | 47% | 5.2 |
| All Brentwood | 389 | $2,425,000 | $1,043 | 33 | 97.2% | 46% | 6.2 |
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Brentwood values, street by street
Brentwood has one of the widest price ranges on the Westside. Condos on Montana Avenue sold for a median of about $780,000 and on Barrington Avenue for about $1.4 million. Houses in Mandeville Canyon sold for about $2.5 million, on Kenter Avenue for about $4 million, and in Brentwood Park, on streets like Carmelina Avenue and Cliffwood Avenue, for $8.7 million to $11.7 million.
Median sale price by street
Houses unless noted, median of sales of $450,000 and up, last 12 months. Four to forty-five sales per street. Source: TheMLS, October 21, 2026. Information deemed reliable but not guaranteed.
Renting in Brentwood
Brentwood rents ran about $5,898 a month at the median, from about $3,000 for a one-bedroom condo to about $16,000 for houses with four bedrooms or more. 64% of MLS rentals leased, with a median of 30 days on the market.
Median rent by bedrooms
Leases signed through TheMLS, October 21, 2025 to October 21, 2026, TheMLS Area 6 (Brentwood). Bedroom groups with fewer than three leases are left out. Plenty of rentals never reach the MLS. Information deemed reliable but not guaranteed.
Brentwood at a glance
| Brentwood | |
|---|---|
| Jurisdiction | City of Los Angeles |
| ZIP code | 90049 |
| Homes | Traditional and modern houses on large lots, canyon and hillside homes, mid-century homes in Crestwood Hills, condos south of San Vicente |
| Median sale price | Houses $4,015,000. Condos $1,182,000 |
| School district | Los Angeles Unified, including Kenter Canyon and Brentwood Science Magnet elementary schools, Paul Revere middle school, and University and Palisades Charter high schools |
| Transfer tax | $5.60 per $1,000 (city and county combined), plus Measure ULA on sales above $5.4 million |
| Fire zone | Hillside areas north of Sunset are generally in the city's Very High Fire Hazard Severity Zone. Check the exact address |
Brentwood, area by area
North of San Vicente
Brentwood Park's wide, tree-lined streets, the hillside neighborhoods and the canyons: Kenter, Mandeville and Tigertail. This is where most of Brentwood's houses are, on lots that are large by any Westside standard. Houses north of San Vicente sold for a median of $4.0M, about $1,338 a square foot, but took a median of 32 days.
South of San Vicente
The flatter blocks toward Wilshire and Montana Avenue, including the condo corridor along Barrington, Gorham, Goshen and Montana. Condos here sold for a median of $1.3M, and the few houses south of San Vicente, close to the Santa Monica line, sold for about $4.89M.
Where I eat in Brentwood
San Vicente Boulevard is where Brentwood eats. My go-tos:
Pizza
Pizzana
11712 San Vicente Boulevard
The cacio e pepe pizza. Insider tip: join the Cacio Club for a free pizza every month.
Cheesesteak
Matū Kai
11777 San Vicente Boulevard
A New Zealand wagyu steakhouse. Sit at the marble bar for the cheesesteak.
Sandwiches
Ggiata Delicatessen
11640 San Vicente Boulevard
Italian deli sandwiches, and one of my favorite lunches on the Westside.
Buying and selling: what to know
Get insurance quotes before you remove contingencies. After the January 2025 Palisades Fire, which forced Brentwood's evacuation and reached Mandeville Canyon, coverage in the hillside areas costs more and is harder to find, and some buyers end up on the FAIR Plan with a second policy on top. Lot size, slope, brush clearance and the road out all matter here.
Sellers need to price for the market as it is. With about 6.9 months of supply, buyers in Brentwood have time and choices. Homes that sold in their first month averaged 100.5% of asking, while homes that sat past 120 days averaged 92.4%.
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
Brentwood is in Los Angeles Unified. Kenter Canyon Elementary is an affiliated charter, Brentwood Science Magnet draws families from across the area, and Paul Revere is the neighborhood middle school. For high school, Brentwood is served by University High School and Palisades Charter High School, which moved back to its own campus in January 2026 after the fire. Brentwood also has well-known private schools, including Brentwood School, the Archer School for Girls and Mirman. Always confirm the attendance area for a specific address.
Getting around
Sunset and San Vicente run east-west through Brentwood, the 405 is on its east edge, and Santa Monica and the beach are about ten minutes west. The canyons are quiet and beautiful, but each is basically one road in and out, which is worth knowing for commutes and evacuations.
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Questions buyers and sellers ask
Is Brentwood part of the City of Los Angeles?
Yes. Brentwood is a City of Los Angeles neighborhood, so city rules apply, including the city transfer tax and Measure ULA on sales above $5.4 million.
Was Brentwood affected by the Palisades Fire?
Brentwood was evacuated in January 2025, and the fire reached Mandeville Canyon, where firefighters saved most homes. The bigger lasting effect is on insurance in the hillside areas, so get quotes early in escrow.
Is Brentwood a buyer's market?
For houses, yes, for now. There were about 6.9 months of supply over the last 12 months and only about 45% of house listings that came off the market sold.
Is the Brentwood Country Mart in Brentwood?
It sits right at the line, at 26th Street and San Vicente, and uses a Santa Monica address. Either way, it is the neighborhood's favorite place for coffee, lunch and errands.
Can I get homeowners insurance in Brentwood after the Palisades Fire?
Some hillside streets north of Sunset in Brentwood are in state-mapped Very High Fire Hazard Severity Zones. That affects brush clearance requirements, building rules and, most of all, insurance. Look up the address on the CAL FIRE map and get an insurance quote early in escrow, before your contingencies are up. Some buyers end up pairing the California FAIR Plan with a separate policy, so price that into your budget.
How big can I rebuild in Brentwood?
The City of Los Angeles limits house size with the Baseline Mansionization Ordinance on flat lots and the Baseline Hillside Ordinance on hillside lots. How much you can build depends on the lot size, slope and zoning, so have it reviewed before you buy a teardown.
Nearby areas
Thinking about Brentwood?
Whether you are buying in Brentwood Park or selling a condo south of San Vicente, I will walk you through the street, the insurance and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
