Brentwood real estate sits at the top tier of the Westside thanks to wide lots, canyon privacy and a village-scale main street. This is the 90049 zip, tucked between the 405, Santa Monica, Pacific Palisades and the Santa Monica Mountains. Per Redfin, the median sale price was roughly $2.3 million in June 2026, and Zillow put the typical home value near $2.9 million as of July 2026, with detached houses routinely trading above $4 million. It attracts entertainment executives, UCLA physicians, founders, attorneys and multi-generational families who want a walkable neighborhood with strong schools and a low profile. What makes it distinct is the mix: Traditional and Spanish homes on the flats south of Sunset, and canyon streets north of Sunset where estates disappear behind hedges. James Malcom represents buyers and sellers across Brentwood, from South Brentwood condos to Mandeville Canyon estates, with pricing built on Westside comps rather than guesswork.
Brentwood Real Estate Market Overview
Brentwood is a high-value, low-volume market where one month of sales can swing the headline number. Per Redfin, June 2026, the median sale price was about $2,299,000, down 21.7 percent year over year, while price per square foot rose 7.9 percent to roughly $989. The gap reflects a June mix heavy on condos and smaller homes. Zillow’s home value index tells the steadier story: about $2.87 million as of July 2026, up 5.5 percent from a year earlier, with homes going pending in a median of 35 days and a sale-to-list ratio near 97 percent.
Redfin’s June 2026 days on market figure was 66, up from 50 a year earlier, and its competitiveness score was 46 out of 100. Inventory is up: Zillow counted roughly 185 active listings in late July 2026, and local brokerages estimate three to four months of supply. The market is balanced to slightly buyer-leaning, while well-priced houses on the flats still draw multiple offers.
One note on the 2025 Palisades fire. A Douglas Elliman report cited by the Santa Monica Mirror in May 2025 showed Brentwood’s single-family median spiking toward $5.1 million in early 2025, up roughly 47 percent, as displaced Palisades families bought in the closest intact neighborhood. That surge has cooled, but local analysts estimate prices still sit 4 to 6 percent above their pre-fire trajectory.
Price bands: entry level is condos and townhomes along Barrington, Darlington and Gorham in South Brentwood, generally $900,000 to $1.6 million. The middle band is single-family homes on the flats and in Brentwood Glen, roughly $2.5 million to $5 million. The top band runs from $6 million past $20 million in Brentwood Park, Mandeville Canyon and the gated enclaves. Market data last reviewed August 2026.
Homes for Sale in Brentwood
Brentwood homes for sale break into two clear worlds. South of Sunset, on the flats around San Vicente and Montana, the original 1930s to 1950s stock is Traditional, Spanish Colonial Revival, Cape Cod and Monterey style on lots of 7,000 to 12,000 square feet. A large share has been rebuilt over the last fifteen years into 5,000 to 8,000 square foot Modern Farmhouse or Cape-style new construction with guest houses and pools, so on many blocks a 1941 cottage sits next to a 2023 rebuild.
North of Sunset the lots get bigger and the terrain steeper. Mandeville, Kenter, Bundy and Sullivan Canyons offer half-acre to multi-acre parcels, equestrian zoning in places, and a run of mid-century post-and-beam homes in Crestwood Hills, several of them A. Quincy Jones designs. View lots on Tigertail, Kenter and the upper Mandeville ridges command a premium for canyon or ocean sightlines.
Gated enclaves are Brentwood Circle and Brentwood Country Estates. HOAs are rare for single-family homes on the flats and standard for condos, which cluster between Wilshire and San Vicente in newer Barrington buildings and 1960s and 1970s complexes on Darlington. Notable streets include Rockingham, Bristol, Carmelina, Cliffwood and Saltair.
Brentwood Neighborhoods and Enclaves
Brentwood Park
The original estate district, bounded roughly by Sunset, San Vicente, 26th Street and Bristol. Wide streets, mature trees and lots of half an acre or more on Rockingham, Bristol Circle and Carmelina. Pricing starts around $7 million for an older home and runs past $25 million for a finished compound. This is the heart of top-tier Brentwood real estate.
Mandeville Canyon
A three-mile canyon road north of Sunset ending at trailheads for Sullivan Ridge and the Westridge fire road. Ranch houses, horse properties and hidden modern estates. Prices span from about $4 million for a tucked-in canyon home to $30 million and up for acreage. Single access road, so plan around morning traffic.
Brentwood Glen
A pocket of 1940s and 1950s homes east of the 405 around Church Lane and Bentley. Smaller lots, a real neighborhood feel, quick access to UCLA, and the entry price point for single-family Brentwood. Per Redfin, the Glen’s median sale price was around $2.6 million in mid-2025. Freeway noise varies block to block.
Crestwood Hills
Perched above Kenter Canyon, this mid-century cooperative neighborhood is known for A. Quincy Jones and Whitney Smith post-and-beam homes, Crestwood Hills Park and a private nursery school. Architecture-minded buyers pay $3.5 million to $8 million for original or restored homes with canyon and city views.
Sullivan Canyon
Quiet, rustic and equestrian, with preservation association trails and a horse ring near the canyon mouth. Ranch-style homes and contemporary rebuilds on larger parcels along Old Ranch Road and Queensferry run $5 million to $15 million. Owners trade proximity to San Vicente for privacy and trail access from the back gate.
Brentwood Circle and Brentwood Country Estates
Brentwood Circle is a guard-gated enclave off Sunset near the 405 with roughly 100 homes, mostly 1950s Traditionals and rebuilds, priced from about $4 million to $10 million. Brentwood Country Estates, high above Mandeville, is a 24-hour gated community of custom view estates where sales run from $15 million into the $40 million range.
Schools in Brentwood
Brentwood is served by the Los Angeles Unified School District. Kenter Canyon Elementary, an LAUSD-affiliated charter, is the neighborhood’s best known public elementary and a consistent draw for families north of Sunset. Brentwood Science Magnet Elementary on Gretna Green Way serves the flats through the LAUSD magnet lottery. Middle schoolers move on to Paul Revere Charter Middle School on Allenford Avenue, and the public high school path leads to Palisades Charter High School,. All are well regarded, and GreatSchools profiles are worth reviewing for current details.
Private schools are a big part of why families choose Brentwood. Brentwood School has its lower campus on Barrington Place and its upper campus on Sunset. The Archer School for Girls occupies the historic building on Sunset near Barrington. Confirm school boundaries before writing an offer, because a few blocks can change the assigned campus.
Lifestyle: Parks, Dining and Things to Do
Daily life runs along San Vicente Boulevard, a coral-tree-lined median that doubles as the neighborhood running track. Brentwood Country Mart at 26th and San Vicente is the social center, with Farmshop, Reddi Chick, Sweet Rose Creamery and boutiques around a red barn courtyard dating to 1948. East at Barrington and Sunset, Brentwood Village holds Vicente Foods, Baltaire, Pizzana and the coffee line at Caffe Luxxe. The Brentwood Farmers Market sets up Sundays on Gretna Green Way.
Mandeville Canyon trails connect to Westridge Fire Road and the Backbone Trail with views from the Getty to the ocean, and Sullivan Canyon offers a shaded creek-side hike. The Getty Center sits on the ridge above the neighborhood with free admission, and the Brentwood Country Club on Burlingame is the private golf and tennis anchor. Annual events include the Brentwood Art Show and the holiday tree lighting at the Country Mart.
Commute and Location
Brentwood sits at the junction of the 405 and Sunset, with the 10 a few minutes south via Bundy or 26th Street. Off-peak drives run about 15 minutes to Santa Monica, 20 minutes to Century City, 25 to 35 minutes to LAX via the 405, and 35 to 50 minutes to Downtown LA on the 10. Burbank and the studios are 30 to 45 minutes over the Sepulveda Pass, and Warner Center is roughly 30 minutes north on the 405 and 101. Metro’s E Line stops at Bundy and at 26th Street in Santa Monica, both a short drive from South Brentwood, and Big Blue Bus routes cover San Vicente and Wilshire.
Who Buys in Brentwood and Why
Buyers fall into four groups. Entertainment and finance executives want an estate on the flats or in a canyon within 20 minutes of Century City. UCLA physicians want Brentwood Glen or a condo near Wilshire. Families with kids at Brentwood School, Archer or Kenter Canyon buy on the flats for walkability. And move-up buyers from Santa Monica, Westwood and Pacific Palisades come for larger lots and privacy, including former Palisades homeowners who relocated after the 2025 fire and decided to stay.
Compared with Santa Monica and the rest of our featured communities, Brentwood offers larger lots and quieter streets at a similar or higher price per square foot. Beverly Hills delivers a higher-profile address and its own school district, but Brentwood buyers usually prefer the canyon feel and closer beach access. Buyers weighing value against the Valley can compare Encino, where a comparable house often costs 40 percent less across the hill.
Selling a Home in Brentwood
What sells fastest in Brentwood right now is a turnkey house on the flats priced at or slightly under the last three comparable closings. Original-condition homes on good lots also move because developers compete for them, but they must be priced as land plus structure. Canyon estates above $8 million often take 90 to 180 days.
Pricing strategy matters more here than in most of Los Angeles because the buyer pool is sophisticated and watches every listing. Overpricing by 5 percent in this market usually leads to a reduction and a lower final number. James prices to draw multiple offers and lets competition set the ceiling. Spring through early summer sees the strongest traffic, September brings a second wave, and Thanksgiving through mid-January is slowest. See our guide to the best time of year to sell a house in Los Angeles.
Prep that pays: fresh landscaping, updated kitchens and baths where cost-effective, neutral paint, and clear wildfire disclosures and defensible-space documentation for hillside properties, which buyers and insurers now ask about early. James markets every listing with professional photography, cinematic video and drone footage, staging guidance tailored to the street’s buyer profile, and outreach to Westside agents before the first weekend. Request a free home valuation, and review our seller resources and recent sales.
Why Work With James Malcom in Brentwood
James Malcom has spent years working the Westside and the Valley, which means he understands both the buyer who wants a Brentwood Park estate and the buyer deciding between Brentwood Glen and Encino. He knows which blocks carry freeway noise, which canyon streets have single-access risk and how the post-fire market changed the buyer pool. His nearest office is the Hollywood office at 6200 Hollywood Blvd, Los Angeles 90028, and the Encino office at 17547 Ventura Blvd is a quick trip over the 405 for clients comparing both sides of the hill. Visit the Hollywood office page, read client testimonials, or contact James to talk through a plan.
Brentwood Real Estate FAQ
Is Brentwood a good place to live?
Yes. Brentwood combines quiet residential streets, top public and private schools, trail access in Mandeville and Sullivan Canyons, and a walkable village along San Vicente and the Country Mart. The trade-offs are high prices, 405 traffic and wildfire awareness on canyon streets.
How much does a house cost in Brentwood?
Per Redfin, the overall median sale price was about $2.3 million in June 2026, while Zillow’s typical home value was near $2.9 million in July 2026. Condos start around $900,000, single-family homes on the flats generally run $2.5 million to $5 million, and Brentwood Park and canyon estates trade from $6 million to well past $20 million.
Is Brentwood expensive?
Yes, Brentwood is one of the most expensive neighborhoods in Los Angeles, with price per square foot near $1,000 per Redfin in June 2026. Condos in South Brentwood and older homes in Brentwood Glen are the most accessible ways into the neighborhood.
What are property taxes like in Brentwood?
California’s Prop 13 sets the base property tax at 1 percent of the purchase price, plus voter-approved local assessments that bring the effective rate in the City of Los Angeles to roughly 1.2 percent. Brentwood has no Mello-Roos districts because it is a long-established area.
What are the best neighborhoods in Brentwood?
Brentwood Park is the premier estate district. Mandeville Canyon and Sullivan Canyon offer privacy, acreage and trails. Crestwood Hills draws architecture lovers with mid-century post-and-beam homes. Brentwood Glen is the best entry point for a single-family home, and South Brentwood condos put you within a walk of the Country Mart.
Is Brentwood a buyer’s or seller’s market right now?
As of August 2026 the Brentwood real estate market is balanced with a slight lean toward buyers, especially above $5 million. Redfin rated Brentwood “somewhat competitive” in June 2026, with 66 median days on market and roughly three to four months of supply. Well-priced homes on the flats still attract multiple offers.
How do I find a realtor in Brentwood?
Look for a Brentwood real estate agent with recent Westside sales, a clear pricing method and marketing that reaches the agents who actually bring buyers here. James Malcom works Brentwood from his Hollywood office and can be reached at (310) 595-0915 or through the contact page.
Thinking about buying or selling in Brentwood? Call James Malcom at (310) 595-0915 or request a free home valuation.
More Brentwood seller questions
What do I need to do before selling a home in Brentwood?
Order the LADBS 9A Report of Residential Property Records, bring smoke and carbon monoxide alarms, seismic gas shut-off and water conservation fixtures into compliance, and complete the California transfer disclosures. Canyon and hillside sellers should also assemble brush clearance and defensible space documentation, because buyers and insurers ask early. Fresh landscaping and neutral paint finish the prep. James Malcom runs this checklist with every seller at (310) 595-0915.
Does Measure ULA apply to home sales in Brentwood?
Yes. Brentwood is inside the City of Los Angeles, so sales at or above the annually adjusted Measure ULA thresholds pay the additional transfer tax on the entire sale price, on top of the regular city and county documentary transfer taxes. Many Brentwood houses trade above the first threshold, so the tax belongs in your net sheet from day one. Confirm the current thresholds with James or escrow before pricing.
How long does it take to sell a house in Brentwood?
A turnkey house on the flats priced at or slightly under the last three comparable closings typically draws offers within two to three weeks, followed by a 30 to 45 day escrow. Original-condition homes on good lots also move because developers compete for them, provided they are priced as land plus structure. Canyon estates above the top price band often take 90 to 180 days.
What is the best month to list a house in Brentwood?
Spring through early summer is strongest, with March, April and May producing the deepest showing traffic from families planning around Brentwood School, Archer and Kenter Canyon. September brings a second wave after vacations end. Thanksgiving through mid-January is the slowest stretch and should be avoided for estate listings.
Should I renovate before selling in Brentwood?
Only where the return is clear. Updated kitchens and baths, fresh landscaping and neutral paint pay back on homes that will sell to families, while a 1941 cottage on a 10,000 square foot flats lot usually sells to a builder for land value regardless of finishes. Overpricing a half-finished remodel costs more than skipping it. James will tell you which buyer your house will attract before you spend.
Can I sell a house with tenants in Brentwood?
Yes. Single-family homes and condos in Brentwood generally fall under California statewide just-cause rules rather than the LA Rent Stabilization Ordinance, though older multifamily buildings on the South Brentwood condo corridors may be RSO covered. Tenants keep their lease terms through the sale, and occupied homes attract investors rather than the end users who set record prices here. A negotiated move-out before listing usually produces a stronger result.
What disclosures are required when selling in Brentwood?
California requires the Transfer Disclosure Statement, Seller Property Questionnaire, Natural Hazard Disclosure report and lead paint disclosure for pre-1978 homes, plus the City of Los Angeles 9A report and retrofit compliance. Properties north of Sunset should disclose fire zone status, slope conditions and any single-access road issues. Condo sellers deliver full HOA documents, and any unpermitted work must be disclosed in writing.
Does fire zone status affect selling a home in Brentwood?
Yes, especially north of Sunset. Mandeville, Sullivan, Kenter and Bundy Canyons and Crestwood Hills sit in Very High Fire Hazard Severity Zones, and after the 2025 Palisades fire buyers ask about insurance availability before they ask about the kitchen. Sellers should have defensible space documentation, brush clearance records and a current insurance quote path ready. Homes on the flats south of Sunset face far fewer of these questions.
What schools serve Brentwood homes?
Brentwood is served by LAUSD, with Kenter Canyon Elementary, an LAUSD-affiliated charter, drawing families north of Sunset and Brentwood Science Magnet serving the flats through the magnet lottery. Students move on to Paul Revere Charter Middle School and Palisades Charter High School. Private schools are central to the neighborhood, including Brentwood School and The Archer School for Girls, and boundaries can change within a few blocks, so confirm before you offer.
How long is the commute from Brentwood to Santa Monica, Century City or Downtown?
Off peak, Santa Monica is about 15 minutes, Century City 20 minutes, LAX 25 to 35 minutes via the 405 and Downtown Los Angeles 35 to 50 minutes on the 10. Burbank and the studios run 30 to 45 minutes over the Sepulveda Pass. The Metro E Line stops at Bundy and 26th Street, both a short drive from South Brentwood, and Mandeville Canyon residents should plan around a single access road in the morning.
Brentwood vs Santa Monica: which is better for buying or selling?
Brentwood offers larger lots, quieter streets and canyon privacy at a similar or higher price per square foot, while Santa Monica delivers beach access, its own school district and a walkable downtown. Santa Monica charges a city transfer tax that climbs steeply on high-end sales, whereas Brentwood sellers face the LA city transfer tax and Measure ULA. Buyers usually decide on lot size and school preference rather than price.
Who is the best listing agent in Brentwood?
James Malcom of The Malcom Group lists homes across Brentwood, from South Brentwood condos to Mandeville Canyon estates, from the Hollywood office at 6200 Hollywood Blvd, with Westside listing appointments by appointment. Judge any agent on recent Westside closings, a pricing method built on comparable sales, knowledge of fire zone and single-access issues, and outreach to the agents who bring Brentwood buyers. Call (310) 595-0915.