Westdale at a glance
Westdale is a quiet, self-contained tract in the northern part of Mar Vista, laid out in the 1940s with gently curving streets and consistent one-story traditional homes that still give the neighborhood a uniform character. It is inside the City of Los Angeles, so Measure ULA, the LADBS 9A report and city rent rules apply, while Culver City, a short distance southeast, has its own.
The tract was developed in the years around World War II for returning veterans and the Westside's growing workforce, and its homeowners association, the Westdale Homeowners Association, remains one of the more active in Mar Vista, which contributes to well-kept streets and a strong neighborhood identity. Unlike much of Mar Vista, Westdale's blocks were built in a short period, so the housing stock is more consistent than the surrounding area.
For a homeowner, Westdale is a market where buyers are mostly families seeking a single-family house on a quiet street with a real yard, where original homes and expanded homes trade in distinct tiers, and where the neighborhood's reputation supports steady demand.
Homes and architecture in Westdale
The housing in Westdale is predominantly 1940s Minimal Traditional and early ranch homes, most built as two and three-bedroom single-story houses with attached or detached garages, modest front setbacks and backyards large enough for additions, pools or ADUs. Many retain original hardwood floors, fireplaces and simple period detailing.
A growing share of homes have been expanded with second stories or rear additions, and a number of lots have been fully rebuilt with two-story traditional, modern farmhouse and contemporary homes. These expanded and new homes set the top of the market and are the main reason Westdale values have climbed toward Rancho Park and Westside Village.
Multifamily is limited to a few duplexes and small apartment buildings near the Sawtelle, National and Palms edges, which keeps Westdale overwhelmingly single-family and owner-occupied. Garage-to-ADU conversions and detached backyard ADUs are a common upgrade given the lot sizes.
- 1940s Minimal Traditional homes with simple gabled rooflines and original hardwood
- Early ranch homes with attached garages and larger backyards
- Permitted second-story expansions on original homes
- Two-story traditional, farmhouse and contemporary rebuilds
- Detached ADUs and garage conversions in deep backyards
Streets, pockets and enclaves
Westdale's pockets are defined by distance from the 10 freeway and National Boulevard on the north, from Sawtelle Boulevard on the east, and by how much of the block has been rebuilt. The interior curving streets at the heart of the tract carry the strongest values.
- Interior curving streets such as Stoner Avenue, Butler Avenue, Military Avenue and the loop streets between them: the core of the tract and its quietest blocks
- Blocks near Palms Boulevard on the south: close to the Mar Vista Farmers Market and Venice Boulevard, with easy access to central Mar Vista
- Blocks near National Boulevard and the 10 on the north: the entry tier, with some freeway noise and sound walls
- Sawtelle Boulevard edge: closer to Sawtelle Japantown and the E Line, with a few duplexes and more traffic
- Barrington and McLaughlin edge: transition to western Mar Vista and the Mar Vista hill
Schools
Westdale is served by LAUSD schools including Richland Avenue Elementary, Charnock Road Elementary or Clover Avenue Elementary depending on the block, with Daniel Webster Middle School or Palms Middle School and University High School Charter or Venice High School at the upper levels, and current boundaries confirmed through the LAUSD Resident School Identifier. Clover Avenue is well regarded, and which elementary a block is assigned to influences buyer interest.
Private options nearby include Windward School on Palms Boulevard, Notre Dame Academy, St. Timothy School, St. Sebastian School and the Westside's broader set of independent schools in Santa Monica and Culver City. James verifies the assigned schools for a listing before it goes to market.
Parks, dining and daily life
Daily life in Westdale centers on the Mar Vista Farmers Market on Sunday mornings at Grand View and Venice Boulevards, the restaurants and shops along Venice Boulevard and Palms Boulevard, and Sawtelle Japantown a few minutes north for dining. Grocery options include Trader Joe's, Whole Foods and Ralphs within a short drive, and downtown Culver City is close for restaurants and theaters.
Parks include Mar Vista Recreation Center with its pool, fields and courts, Stoner Recreation Center to the north and Palms Park to the east, with Cheviot Hills Recreation Center and Rancho Park Golf Course a short drive away. The beach at Venice and Santa Monica is a straightforward drive west on Venice or Pico.
Commute and getting around
Commuting from Westdale is convenient because the 10 freeway is at the northern edge via National or Bundy, the 405 is minutes away via National or Venice, and Santa Monica, Culver City, Westwood and Century City are all short drives on surface streets. Silicon Beach employers in Santa Monica, Playa Vista and Culver City are within easy reach.
The Metro E Line's Bundy, Sepulveda and Palms stations are all nearby, providing rail access to Santa Monica, Culver City and Downtown, and Metro and Big Blue Bus lines run on Venice, National, Palms, Sawtelle and Bundy. The neighborhood's flat grid makes cycling practical for local errands.
Who buys in Westdale and why
Buyers in Westdale are mostly young families and professionals who want a quiet single-family street with a yard on the Westside, within reach of good elementary schools and a short commute to Santa Monica, Culver City or Century City. Many are moving up from condos in Palms, Culver City or Sawtelle, and a growing number relocate from the Eastside or out of state for the combination of location and neighborhood feel.
A second group is developers and owner-builders buying original one-story homes to expand or rebuild, since the lots and street quality support larger houses. Buyers priced out of Rancho Park, Westside Village and Cheviot Hills frequently land in Westdale for similar streets at a lower price.
Selling a home in Westdale
Expanded or rebuilt two-story homes with four or more bedrooms on the interior curving streets sell fastest in Westdale, often with multiple offers from families, followed by well-kept original homes with a permitted ADU or a finished backyard. Original one-story homes in clean condition also move quickly when priced for both end users and builders.
What sits is a home priced against Rancho Park or Westside Village comps, a remodel with unpermitted work, or a house backing onto the 10 freeway or fronting Sawtelle or National without a price adjustment. Family buyers here are inspection-sensitive and will walk from unclear permit history.
Prep that matters locally starts with the LADBS 9A report, which covers smoke and carbon monoxide alarms, a seismic gas shut-off valve and water conservation fixtures. Beyond that, sellers should pull permit history for every addition and any ADU, address sewer, foundation and electrical issues common in 1940s homes, verify the assigned schools and disclose freeway noise where relevant. A staged backyard and fresh landscaping matter because buyers are comparing outdoor space.
Timing in Westdale favors late winter through early summer, when family buyers are shopping to close before the school year, with a second window in early fall. James Malcom will recommend a launch window based on current inventory in Mar Vista and the adjacent neighborhoods.
Buying in Westdale
Buying in Westdale means verifying permits on additions and ADUs, inspecting sewer lines, foundations and electrical in 1940s homes, confirming the assigned elementary school for the specific address and testing freeway noise on the northern blocks. Competition is strongest for expanded family homes on interior streets, which draw multiple offers, so buyers should be pre-approved with short contingency periods and realistic about appraisal gaps. Original one-story homes are the best entry for buyers willing to expand over time.
Westdale seller and buyer questions
Is Westdale a good place to live?
Yes, for families and professionals who want a quiet, established single-family neighborhood on the Westside with usable yards, an active homeowners association and short commutes to Santa Monica, Culver City, Westwood and Century City. It is one of the most consistent tracts in Mar Vista, with E Line access nearby. The trade-offs are freeway noise on the northern blocks and prices that have climbed as homes have been rebuilt.
How much does a house cost in Westdale?
Westdale trades in the upper tier for the City of Los Angeles, in line with central Mar Vista, below Rancho Park and Westside Village, and above Palms and Del Rey. New and expanded two-story homes on interior streets are the top tier, well-kept original homes form the middle, and homes near the freeway or Sawtelle Boulevard are the entry point. James Malcom will send current closed comps for your street on request.
What is Westdale known for?
Westdale is known for its cohesive 1940s tract of traditional and ranch homes on quiet curving streets, its active Westdale Homeowners Association and its position in northern Mar Vista between the E Line, Sawtelle Japantown and the Mar Vista Farmers Market. It is one of the more uniform and well-kept pockets of Mar Vista.
What are the best streets or pockets in Westdale?
The interior curving streets at the center of the tract, including the blocks around Stoner, Butler and Military Avenues and the loop streets between them, are the most sought-after because they are furthest from the freeway and the boulevards. Blocks near National and the 10 and those along Sawtelle Boulevard are the entry tier. Within any pocket, a rebuilt or expanded home on a standard lot sets the top of the market.
What schools serve Westdale?
Westdale is served by LAUSD schools including Richland Avenue, Charnock Road or Clover Avenue Elementary depending on the block, Daniel Webster or Palms Middle School, and University High School Charter or Venice High School, confirmed through the LAUSD Resident School Identifier. Private options nearby include Windward School, Notre Dame Academy, St. Timothy School and St. Sebastian School.
Is Westdale safe?
Westdale is patrolled by the LAPD Pacific Division and is generally regarded as one of the quieter residential pockets of Mar Vista, with an active homeowners association and neighborhood watch. Property crime, including vehicle and package theft, occurs as it does across the Westside and is more common near the boulevards and the freeway than on interior blocks. Buyers can review current data through the LAPD's crime mapping tools.
How long does it take to sell a house in Westdale?
A correctly priced family home on an interior street sells within weeks in Westdale, frequently with multiple offers, while homes with unpermitted additions or freeway exposure can take months. Steady family demand tied to schools, yards and commute keeps timelines short when pricing is right. James Malcom will give you a realistic timeline based on current active and pending listings.
What is the best time of year to sell in Westdale?
Late winter through early summer is the strongest window in Westdale, when family buyers are shopping to settle before the school year, with a second window in early fall. Yards and the tree-lined streets photograph best in spring. James will time your launch around current Mar Vista inventory.
Does Measure ULA apply to home sales in Westdale?
Yes, Westdale is inside the City of Los Angeles, so Measure ULA applies to sales above its thresholds. ULA is a transfer tax charged on the entire sale price once the price exceeds the annually adjusted threshold, and expanded and rebuilt homes here can reach it. Confirm current thresholds with James before pricing. Culver City, a short distance southeast, has its own separate transfer tax.
What do I need to do before selling a home in Westdale?
Before listing in Westdale you need the LADBS 9A report, working smoke and carbon monoxide alarms, a seismic gas shut-off valve, water conservation retrofits and complete California disclosures. Locally, pull permit history for additions and any ADU or garage conversion, address sewer, foundation and electrical issues in 1940s homes, verify school assignments and disclose freeway noise where relevant. James Malcom will provide a prep checklist for your property.
Should I renovate before selling in Westdale?
Targeted updates usually pay off in Westdale, while major renovation does not. Refinished floors, fresh paint, updated lighting and fixtures, a tidy landscape and a staged backyard help a family home show well, and legalizing an existing addition or ADU adds real value. A full kitchen or second-story project before sale rarely returns its cost because top-tier buyers either want new construction or plan their own remodel. James will advise on your specific home.
What is Westdale like compared to Rancho Park and the rest of Mar Vista?
Westdale is slightly more modest and more accessibly priced than Rancho Park to the north, which has 1930s architecture, larger homes and the golf course, while offering a similar quiet family feel and the same E Line access. Compared to the rest of Mar Vista, Westdale is more uniform in era and condition, with an active homeowners association, while central and western Mar Vista offer a wider mix of eras, hill views on the Mar Vista hill and the Gregory Ain tract.
Who is the best listing agent in Westdale?
James Malcom of The Malcom Group lists homes across the Westside from the Hollywood office, with showings and listing appointments in Mar Vista by appointment. Judge any agent on whether they can price your home against the right neighbor, present permit history cleanly, verify schools and reach the family and builder buyers who drive this market. Call (310) 595-0915 to discuss your property.
Can I sell a house with tenants in Westdale?
Yes, you can sell a tenant-occupied home in Westdale, and single-family homes are generally exempt from the City of Los Angeles Rent Stabilization Ordinance, though state just-cause rules and city notice requirements still apply to most tenancies. A rented ADU may carry its own obligations, and the few pre-1978 duplexes near the edges are covered by RSO. James will explain how your tenancy affects pricing and the buyer pool.
Is Westdale a buyer's or seller's market right now?
Westdale is structurally a seller's market for expanded family homes on interior streets because inventory in a single tract is always limited and family demand tied to schools and commute is steady, while original homes needing work and homes near the freeway see more balanced conditions that move with interest rates. Confirm live inventory and pending data with James Malcom before setting a strategy.
Nearby neighborhoods
- Mar Vista
- Rancho Park
- Sawtelle
- Palms
- Culver City
Compare Westdale with
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