West LA Neighborhood Guide
West LA and Sawtelle
Sawtelle Japantown, condo-lined side streets and some of the Westside’s best-value houses.
Free Buyer’s GuideFree Seller’s GuideWest Los Angeles is the stretch of the City of Los Angeles between Brentwood, Santa Monica and Westwood, centered on Sawtelle Boulevard. North of Olympic it is mostly condo and apartment buildings on walkable side streets, a few blocks from Sawtelle Japantown’s ramen shops and dessert spots. South of Olympic it turns into quiet blocks of 1940s houses running down toward Pico and National.
Over the last year, West LA condos sold for a median of $923,500 and houses for about $1,660,000, well below Santa Monica, Brentwood or Westwood a mile away.
Updated October 2026
West LA (TheMLS Area 7), last 12 months, houses and condos priced $450,000 and up. Source: TheMLS, October 21, 2026. Details in the market snapshot below.
West LA market snapshot
West LA is a balanced market. About 60% of listings that came off the market sold, the median home sold in 21 days, and supply runs about 4.8 months. Homes that sold in their first month averaged 100.9% of asking.
What happened to every listing
146 listings came off the market without selling. 86 of them (59%) came back with a new listing, and 24 of those sold.
How fast homes sell, and for how much
Homes that sold in the first 30 days averaged 100.9% of asking. After 120 days, 95.5%.
Houses vs. condos
Houses sell for about $1,033 a square foot here, condos for about $665.
West LA (TheMLS Area 7, mostly ZIP codes 90025 and 90064), 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 “Relisted” means a listing was canceled, expired or withdrawn and the same home was listed again during the period; a home relisted more than once counts each time.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 | 93 | $1,660,000 | $1,033 | 17 | 99.2% | 62% | 4 |
| Condos | 124 | $923,500 | $665 | 24 | 98.9% | 58% | 5.3 |
| All West LA | 217 | $1,200,000 | $744 | 21 | 98.9% | 60% | 4.8 |
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West LA values, block by block
West LA condos start at some of the lowest prices on the Westside: about $540,000 on Sawtelle Boulevard and $680,000 on Nebraska Avenue. Condos on Barry and Stoner sold for about $1.1 million to $1.2 million. Houses ran from about $1.5 million on Granville Avenue to about $2.5 million on Barry Avenue.
Median sale price by street
Median of sales of $450,000 and up, last 12 months. Four to nine sales per street. Source: TheMLS, October 21, 2026. Information deemed reliable but not guaranteed.
Renting in West LA
West LA is one of the Westside's busiest rental markets, with 567 MLS leases last year at a median of $4,150 a month. One-bedrooms ran about $2,895 and two-bedrooms about $3,800, and 73% of rentals leased. 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, TheMLS Area 7 (West LA). Bedroom groups with fewer than three leases are left out. Plenty of rentals never reach the MLS. Information deemed reliable but not guaranteed.
West LA at a glance
| West LA | |
|---|---|
| Jurisdiction | City of Los Angeles |
| ZIP codes | Mostly 90025 and 90064 |
| Homes | Condo and apartment buildings north of Olympic, 1940s houses south of it |
| Median sale price | Houses $1,660,000. Condos $923,500 |
| School district | Los Angeles Unified |
| Transfer tax | $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 meet here, and the E Line stops at Expo/Sepulveda and Expo/Bundy |
West LA, area by area
North of Olympic and Sawtelle Japantown
Mostly condos and apartments on walkable streets like Colby, Armacost, Barry and Stoner, close to Sawtelle Boulevard and Santa Monica Boulevard. Japanese Americans began settling along Sawtelle in the early 1900s, and the city officially named it Sawtelle Japantown in 2015. Condos here sold for a median of $922K.
South of Olympic
Quieter blocks of 1940s houses running down toward Pico and National, plus the Expo Line stations. Houses sold for a median of $1.61M, about $1,029 a square foot, some of the best house values this close to the beach.
Where I eat in West LA
West LA is one of my favorite places to eat on the Westside:
Ramen
Tsujita LA Artisan Noodle
2057 Sawtelle Boulevard
The tsukemen, thick noodles dipped in a rich pork broth. The Annex is across the street.
Sichuan
Sichuan Impression
11057 Santa Monica Boulevard
Toothpick lamb and boiled fish with rattan pepper, from the team behind the Alhambra original.
Rotisserie chicken
Zankou Chicken
1716 S. Sepulveda Boulevard
Half a chicken with the famous garlic sauce.
Buying and selling: what to know
West LA is condo country, so the building matters as much as the unit. Many were built in the 1970s and 1980s; I look closely at reserves, special assessments, earthquake retrofit work and rental rules before my clients write an offer.
For sellers, the first month counts: homes that sold in their first 30 days averaged 100.9% of asking last year.
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
West LA is in Los Angeles Unified, and University High School sits on Texas Avenue in the heart of the neighborhood. Elementary and middle school assignments depend on the address, so confirm the attendance area for any specific home.
Getting around
West LA is where the 405 and the 10 meet, so the Valley, downtown and LAX are all within reach. The E Line stops at Expo/Sepulveda and Expo/Bundy, and Santa Monica and the beach are about ten minutes west.
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Questions buyers and sellers ask
Where is Sawtelle Japantown?
Along Sawtelle Boulevard, roughly between Santa Monica Boulevard and Olympic, in West Los Angeles. The city officially named it Sawtelle Japantown in 2015.
Is West LA part of the City of Los Angeles?
Yes. City rules apply, including the city transfer tax, Measure ULA on high-end sales and the rent stabilization ordinance for older apartments.
How much do West LA condos cost?
Over the last 12 months the median condo sold for $923,500, with many in the $600,000s and $700,000s.
Is my 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.
What is the difference between a small-lot home and a condo?
Small-lot homes sit on their own small parcels, often with a light HOA for shared driveways or landscaping, while condos share ownership of the building and land. The financing, insurance and HOA costs work differently, so read the documents closely on either one.
Can I add an ADU in West LA?
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
My recent work in West LA
Sales where I represented the seller or the buyer:
Sold
1430 S. Bentley Avenue #301
$649,900
Sold
2471 Sawtelle Boulevard #103
$599,000
I also represented the owner leasing 1271 Granville Avenue #101.
Thinking about West LA?
Whether you are buying your first condo near Sawtelle or a house south of Olympic, I will walk you through the building, the block and the numbers. Email BeRossHomes@Gmail.com or call or text (818) 424-1675.
