Brentwood, Los Angeles, Priced Rung by Rung: From a $429,000 Studio to a $48 Million Sale
How far does a budget actually go in Brentwood? Over the twelve months that ended in early October 2026, the cheapest closing in the MLS area was a studio condominium on Sunset Boulevard at $429,000. The most expensive was a $48,000,000 sale on Melhill Way. Between those two numbers sat 394 other closings, and they sort into price bands that each buy something quite different.
This guide climbs those bands from the bottom. For each one you will find how many homes sold, whether they were houses or condominiums, how large they tended to be, how long they took to sell and which streets kept showing up. The rental side and the current inventory follow, so you can compare buying, renting and waiting with the same set of facts.
Which Brentwood the numbers on this page cover
Brentwood is a neighborhood of the City of Los Angeles, not a separate city, and its mailing addresses read Los Angeles with ZIP code 90049. The area was first developed as part of a community called Westgate, which Los Angeles annexed in 1916. Westgate Avenue still carries that older name. The commonly cited boundaries run along the San Diego Freeway (I-405) on the east, Wilshire Boulevard on the south, the Santa Monica city line on the southwest, Sullivan Canyon and the Westridge Trail on the west, and Mulholland Drive on the north.
Inside those lines are several pockets with their own names: Brentwood Park, Brentwood Glen near the freeway, Brentwood Circle east of Barrington Avenue, Crestwood Hills in Kenter Canyon, Bundy Canyon, Mandeville Canyon and the riding trails of Sullivan Canyon. Every sale and lease figure below comes from CRMLS MLS area C06, Brentwood, which is the boundary the listing agents themselves select. Because that MLS area and the 90049 ZIP code do not match street for street, a figure here can differ from one built on the ZIP code alone.
Six budgets, one table
Source: CRMLS Matrix, MLS area C06 (Brentwood), all residential sales with a closing date from October 5, 2025 through October 5, 2026 (the first closing in the set was October 6, 2025 and the last was October 2, 2026). Pulled October 5, 2026. Prices are medians unless a range is shown.
| Price band | Sales | Houses / condos and townhomes | Median price | Lowest to highest | Median days on market |
|---|---|---|---|---|---|
| Under $1,000,000 | 64 | 0 / 64 | $685,000 | $429,000 to $975,000 | 65.5 |
| $1,000,000 to $1,999,999 | 100 | 15 / 85 | $1,400,000 | $1,000,000 to $1,995,000 | 50.5 |
| $2,000,000 to $3,499,999 | 87 | 62 / 25 | $2,600,000 | $2,005,000 to $3,498,000 | 56 |
| $3,500,000 to $5,999,999 | 70 | 69 / 1 | $4,157,500 | $3,500,000 to $5,950,000 | 41.5 |
| $6,000,000 to $9,999,999 | 37 | 37 / 0 | $7,150,000 | $6,077,450 to $9,866,160 | 51 |
| $10,000,000 and up | 38 | 38 / 0 | $13,997,500 | $10,100,000 to $48,000,000 | 56 |
"Houses" means every record the MLS codes as a single-family residence, including 15 that the listing agent marked as attached. Days on market is the MLS figure for the listing that closed.
Climbing the ladder, one budget at a time
Below $1 million: condominium ownership south of Sunset
Every one of the 64 sales under $1,000,000 was a condominium or townhome. Two-bedroom units made up 33 of them and one-bedroom units 28, with a single studio and two three-bedroom units rounding out the count. The median was $685,000 for about 1,035 square feet, and the median building in this band went up in 1973. The addresses cluster along the condo corridors between Sunset and Wilshire: Montana Avenue accounted for 19 of these sales, Barrington Avenue for 12, Sunset Boulevard for 9 and Goshen Avenue for 5. This band also moved the slowest of the six, with a median of 65.5 days on market, so a patient buyer here usually had time to compare buildings.
From $1 million to just under $2 million: larger flats and a handful of canyon houses
This was the busiest band, with 100 closings. Eighty-five were condominiums and townhomes, at a median of $1,360,000 for about 1,660 square feet and two bedrooms, in buildings with a median construction year of 1988. Barrington Avenue led with 22 sales in this band, followed by Montana Avenue, Goshen Avenue and Dorothy Street.
The other 15 were houses, and their median of $1,875,000 bought about 2,035 square feet, with a median construction year of 1956. Six of those 15 were on Mandeville Canyon Road. The least expensive house in all of Brentwood this year was a 1920 cottage of about 895 square feet on Barrington Avenue that closed at $1,150,000. Houses in this band took a median of 73 days to sell, the longest of any group on this page.
From $2 million to $3.5 million: where houses take over
Once the budget passes $2,000,000, houses outnumber condominiums for good. Of 87 sales, 62 were houses at a median of $2,692,500, with about 2,290 square feet on a lot near 10,090 square feet and a median construction year of 1958. Bundy Drive, Mandeville Canyon Road, Bayliss Road, Westridge Road and Kenter Avenue each appeared four or five times.
The 25 attached homes in this band are worth a look for anyone who wants a house-sized floor plan without a yard to maintain. Their median was $2,450,000 for about 2,360 square feet and three bedrooms, and the median building was finished in the late 1990s, younger than most of the houses below it on the ladder.
From $3.5 million to $6 million: paying for land and location more than size
Sixty-nine of the 70 sales here were houses, and the median price rose to $4,165,000. What is striking is how little the house itself grew. The median was about 3,080 square feet and four bedrooms, on a lot of about 10,300 square feet, and the median house was built in 1957. Compared with the band below, buyers paid roughly $1.5 million more for about 800 more square feet, which tells you that street, setting and lot quality drive this band. Saltair Avenue, Mandeville Canyon Road, Tigertail Road, Kenter Avenue and Teakwood Road led the list. These homes also sold the fastest of any band, at a median of 41.5 days.
From $6 million to $10 million: newer construction and bigger footprints
All 37 sales were houses, at a median of $7,150,000 for about 4,915 square feet and five bedrooms on a lot near 13,040 square feet. The median construction year jumps to 1979 here, a sign that rebuilt and substantially newer houses start to dominate. Mandeville Canyon Road appeared five times, with Anita Avenue, Saltair Avenue, Old Ranch Road and Carmelina Avenue close behind.
Above $10 million: the largest houses and the largest lots
Thirty-eight houses closed at $10,000,000 or more, at a median of $13,997,500. The median house had about 7,420 square feet on a lot of about 21,560 square feet and was built in 2002. Cliffwood Avenue led with four sales, and Bundy Drive, Carmelina Avenue, Riviera Ranch Road, Homewood Road, Moreno Avenue, Burlingame Avenue, Bristol Avenue and Chalon Road each had two or three. The top sale of the year, $48,000,000 on Melhill Way, sits in this band.
House or condominium: the two Brentwood markets compared
| Property type | Sales | Median price | Lowest to highest | Median sq ft | Median price per sq ft | Median days on market |
|---|---|---|---|---|---|---|
| Houses (single-family) | 221 | $4,150,000 | $1,150,000 to $48,000,000 | 3,165 | $1,357 | 51 |
| Condominiums and townhomes | 175 | $1,185,000 | $429,000 to $3,700,000 | 1,561 | $747 | 57 |
The median house lot was about 12,240 square feet. Age works differently here than many buyers expect. Houses built before 1950 closed at a higher median than houses from the 1950s and 1960s, even though their median lot was smaller. Year built alone is a weak guide to value in Brentwood; the street and the setting usually matter more.
| Year built | Sales | Median price | Median sq ft | Median lot sq ft | Median days on market |
|---|---|---|---|---|---|
| Before 1950 | 64 | $4,330,000 | 2,832 | 9,179 | 41 |
| 1950 to 1969 | 90 | $3,290,000 | 2,732 | 12,470 | 56.5 |
| 1970 to 1999 | 23 | $4,650,000 | 4,881 | 21,505 | 48 |
| 2000 to 2014 | 15 | $7,125,000 | 5,161 | 11,760 | 51 |
| 2015 and newer | 29 | $10,100,000 | 6,500 | 13,099 | 55 |
How much is for sale in each band right now
On October 5, 2026, the MLS showed 202 active Brentwood listings, 127 houses and 75 condominiums and townhomes, with another 32 under contract or pending. Dividing each band's active listings by its average monthly sales pace gives a rough measure of supply. It is an estimate, not a forecast, but the gap between the bottom and the top of the ladder is wide.
| Price band | Active listings, Oct 5, 2026 | Closed sales, past 12 months | Estimated months of supply |
|---|---|---|---|
| Under $1,000,000 | 34 | 64 | 6.4 |
| $1,000,000 to $1,999,999 | 31 | 100 | 3.7 |
| $2,000,000 to $3,499,999 | 31 | 87 | 4.3 |
| $3,500,000 to $5,999,999 | 38 | 70 | 6.5 |
| $6,000,000 to $9,999,999 | 29 | 37 | 9.4 |
| $10,000,000 and up | 38 | 38 | 12.0 |
One additional active record was entered at $4,000, which looks like a monthly rent typed into a sale listing, so it is left out of the band counts.
What the same money rents in Brentwood
Leasing is a big part of this market. Over the same twelve months, 405 Brentwood homes were leased through the MLS: 135 houses and 270 condominiums, townhomes and apartment units. On October 5, 2026, 94 rentals were active.
| Bedrooms | Condo, townhome and apartment leases | Median rent | House leases | Median rent |
|---|---|---|---|---|
| Studio | 9 | $2,495 | 0 | |
| 1 | 49 | $3,000 | 5 | $3,500 |
| 2 | 137 | $4,750 | 6 | $7,048 |
| 3 | 66 | $5,995 | 31 | $10,500 |
| 4 | 8 | $9,700 | 39 | $14,000 |
| 5 or more | 1 | $26,500 | 54 | $24,500 |
House rents ranged up to $85,000 a month, and 54 of the 135 house leases were for five bedrooms or more. Attached units leased in a median of 30 days and houses in a median of 37. For comparison, the median two-bedroom attached lease was $4,750 a month, while the condominium medians in the first two price bands were $685,000 and $1,360,000, mostly for one- and two-bedroom units. Running both numbers with a lender is the clearest way to compare them.
Projects that could reshape the edges of Brentwood
Most of the change is happening on Wilshire Boulevard and along the freeway rather than inside the residential pockets. Each item below carries the status reported on the date shown.
- Under construction11905 Wilshire Boulevard. A seven-story building with 81 studio, one-bedroom and two-bedroom apartments, nine of them set aside as very low-income affordable units, about 3,500 square feet of ground-floor commercial space and a 105-car garage. Urbanize LA reported on September 1, 2026 that construction had begun, with an environmental report pointing to about two years of work.
- ProposedGetty Center entrance redesign. The J. Paul Getty Trust filed for city approvals in May 2026 for a Gehry Partners design that reworks the tram station arrival with a glass-covered staircase, restrooms, retail and a cafe. Urbanize LA reported on May 28, 2026 a closure beginning in March 2027 and completion in spring 2028.
- Under constructionMetro D Line, Westwood/VA Hospital station. The subway extension's third section is being built toward a station between Bonsall Avenue and the I-405 south of Wilshire, just past the southeast corner of Brentwood. Metro's project page, accessed October 5, 2026, says construction continues at the VA Hospital and UCLA stations and gives no firm opening date there.
- PlannedMore housing on the West Los Angeles VA campus. The VA campus sits along the southeast side of Brentwood. On May 28, 2026 the Department of Veterans Affairs announced a request for proposals for about 220 temporary housing units on the north campus, to be completed by the end of 2026, and said campus housing capacity had grown from 955 veterans in January 2025 to 1,377.
- Approved route, not fundedSepulveda Transit Corridor. On January 23, 2026 the Metro Board selected a fully underground heavy rail line between the Van Nuys Metrolink station and the E Line's Expo/Sepulveda station, with a stop on the UCLA campus. Metro says environmental review continues and that more funding is needed to build it. No opening date has been set.
- OpenNeighborly, 11770 San Vicente Boulevard. A multi-kitchen food hall and marketplace announced in March 2026 (Hoodline) and open by May 16, 2026, when KTLA featured it.
Proposals and early plans can change, shrink or stall, so treat anything not yet open as a possibility rather than a promise.
LAUSD campuses inside the Brentwood lines
Three public schools in the Los Angeles Unified School District have street addresses inside Brentwood. Each name below links to its page on the state's California School Dashboard. Information comes from the California Department of Education School Directory, checked October 5, 2026.
- Kenter Canyon Elementary Charter, kindergarten through grade 5, 645 North Kenter Avenue, Los Angeles 90049 (CDS 19647336017701).
- Brentwood Science, kindergarten through grade 5, 740 Gretna Green Way, Los Angeles 90049 (CDS 19647336016083). The state lists it as an alternative school of choice.
- Paul Revere Charter Middle, grades 6 through 8, 1450 Allenford Avenue, Los Angeles 90049 (CDS 19647336058267).
No public high school sits inside the boundary. The nearest LAUSD high school campus is University High School Charter, grades 9 through 12, at 11800 Texas Avenue, Los Angeles 90025, south of Wilshire Boulevard. School assignment follows the exact property address, and charter and magnet programs have their own enrollment rules, so confirm any address with the LAUSD Resident School Identifier and with the school directly.
Three costs that grow with the price band
The city transfer tax under Measure ULA
For sales in the City of Los Angeles, the Office of Finance says that transactions closing after June 30, 2026 pay an added 4 percent when the price is above $5,400,000 and below $10,900,000, and 5.5 percent at $10,900,000 or more, on top of the base city rate of $2.25 per $500. Over the past year, 81 Brentwood sales closed above $5,400,000 and 32 closed at $10,900,000 or more, so for a large share of the upper bands this is a real line in the seller's net sheet. A tax professional or real estate attorney should review any plan built around it.
Fire zones and insurance in the canyons
Brentwood has a long fire history. Wikipedia's account of the November 1961 fire records 484 homes destroyed across the area. In January 2025, during the Palisades Fire, FOX 11 reported that a home burned in Mandeville Canyon and that mandatory evacuations covered the area from the ocean to the I-405 north of San Vicente Boulevard. Before you commit to any house north of Sunset, look up the parcel on the State Fire Marshal's hazard zone maps, read the natural hazard disclosure, and get an insurance quote early in escrow.
Association dues on the condominium side
The median condominium sold this year was in a building finished in 1983. Before writing an offer, ask for the association budget, the reserve study and the minutes, and confirm whether any special assessment is planned. Those documents, not the listing, show what an owner actually pays each month.
Brentwood listings live right now
These buttons open live MLS searches on this site, drawn inside an outline that follows the Brentwood boundaries described above.
If you want an alert when something new appears in your band, open the for-sale search, set your price range and use the Save Search button.
Where does your Brentwood home land on this ladder?
A band median tells you the neighborhood, not your house. Two 1950s houses on the same canyon road can close far apart once lot, view, permits and condition are weighed. For a figure built from the closest recent sales to your address, ask for a home value report, or call or text me at 818-381-9977.
For the general Brentwood listing feed, go to Brentwood homes for sale. To compare other areas the same way, browse every neighborhood guide, including the nearby Century City guide.
Data trail for this guide
- Closed sales, leases, active and pending counts, prices, rents, sizes, lots and days on market: CRMLS Matrix, MLS area C06 (Brentwood), closing dates October 5, 2025 to October 5, 2026, pulled October 5, 2026.
- Boundaries, Westgate annexation, pockets and the 1961 fire: Brentwood, Los Angeles (Wikipedia), accessed October 5, 2026.
- 11905 Wilshire Boulevard: Urbanize LA, September 1, 2026. Getty Center entrance: Urbanize LA Brentwood coverage, May 28, 2026.
- D Line Section 3: LA Metro, D Line Subway Extension, and station location from Westwood/VA Hospital station (Wikipedia), both accessed October 5, 2026. Sepulveda Transit Corridor: The Source, Metro, January 23, 2026.
- West Los Angeles VA campus housing: VA News, May 28, 2026.
- Neighborly: Hoodline, March 18, 2026 and KTLA, May 16, 2026.
- Measure ULA thresholds and base rate: City of Los Angeles Office of Finance, accessed October 5, 2026.
- Palisades Fire evacuation area and Mandeville Canyon home: FOX 11 Los Angeles, January 11, 2025.
- School names, grade spans, addresses and CDS codes: California Department of Education School Directory, accessed October 5, 2026.
The information on this page was compiled from public MLS records and other public sources and is current only as of October 2026. It is deemed reliable but is not guaranteed, and it is not a representation or warranty of any kind. Prices, taxes, special assessments, hazard zones, insurance availability and community conditions change over time and can change without notice. Do not rely on this page for any purchase, sale, lease or financing decision; verify everything that matters to you through your own inspections, the escrow disclosure package, the preliminary title report, the county tax records and your lender. Nothing here is legal, tax, financial, insurance or lending advice. All real estate advertised is subject to the federal Fair Housing Act and the California Fair Employment and Housing Act; we do not discriminate and do not support discrimination against any protected class.
Antonio Vaziri, Realtor · Epique Realty · DRE #01927866 · buyandsellcaliforniahomes.com