Todd Jones brings 21 years of Los Angeles real estate experience and more than $330 million in closed transactions. Ranked in the top 1.5% and holding the Certified Residential Specialist (CRS) designation, Todd helps buyers and sellers evaluate Brentwood property through current market data, careful preparation, and clear contract guidance.
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Brentwood occupies part of West Los Angeles between the Santa Monica Mountains, Westwood, and Santa Monica. Its housing includes condominiums, traditional detached houses, mid-century residences, newer construction, hillside properties, and canyon estates. Prices and property characteristics can change substantially within a few blocks, so useful market research must account for the exact property type and location.
This guide covers Brentwood's July 2026 market numbers, housing options, local destinations, transportation, schools, insurance concerns, and the due diligence involved in a purchase or sale.
Brentwood real estate market snapshot for July 2026
Public real estate portals and recent market summaries indicate these approximate Brentwood ranges for July 2026:
| Market measure | Approximate July 2026 range |
|---|---:|
| Median sale price across property types | $2.4 million–$2.8 million |
| Detached homes | Often $3.5 million and above |
| Condominiums | Commonly $900,000–$1.6 million |
| Typical market time | About 45–70 days |
| Available inventory | Roughly 3–4 months |
| Approximate sale price per square foot | $900–$1,150 |
These figures are date-sensitive public-market estimates, not a valuation of a particular home. Brentwood's reported median can change when one month includes more condominium sales, entry-level houses, large canyon properties, or newly built estates. A few high-priced closings can move neighborhood statistics even when conditions for most properties have changed very little.
A current MLS analysis should separate detached homes from condominiums and use the closest reasonable comparison set. Relevant factors include micro-location, lot size, interior area, condition, renovation quality, architectural character, parking, outdoor space, views, and recent contract activity. For a condominium, the analysis should also account for monthly dues, reserves, insurance, assessments, and building condition.
Local destinations and daily routines
Brentwood Village is centered near Barrington Avenue and Sunset Boulevard. The commercial blocks contain restaurants, coffee shops, markets, personal services, and other businesses. Some nearby condominiums and detached homes are relatively close to these services, but buyers should inspect the actual route from any address rather than rely on a general neighborhood description.
San Vicente Boulevard is a major commercial and transportation corridor connecting Brentwood with Santa Monica and other Westside destinations. Residences near San Vicente may have convenient access to shops and dining. They may also experience different traffic, parking, and noise conditions from homes on smaller residential streets. Those conditions should be evaluated inside the property at relevant times of day.
The Brentwood Country Mart, near Brentwood's western edge, contains shops, food counters, and services in an outdoor setting. The Getty Center, above the I-405, is known for its art collection, architecture, gardens, and views. Barrington Recreation Center has public recreational facilities, with programs, reservations, hours, and field access managed by the City of Los Angeles.
Brentwood neighborhoods and housing types
Crestwood Hills is associated with hillside terrain and a collection of architecturally significant mid-century homes, along with later construction. View exposure, road access, slope conditions, parcel shape, and renovation history vary. Buyers considering an architecturally sensitive property should examine permits, prior alterations, and any applicable architectural or community review requirements.
Brentwood Glen lies near UCLA, Sunset Boulevard, Sepulveda Boulevard, and the I-405. It contains smaller traditional houses as well as expanded and rebuilt homes. Freeway proximity, lot dimensions, street position, permitted additions, and interior condition can produce meaningful price differences.
Mandeville Canyon extends north from Sunset Boulevard into the Santa Monica Mountains. Housing ranges from smaller canyon residences to large compounds and parcels marketed with equestrian-related features. Buyers should verify utilities, drainage, road access, vegetation obligations, emergency access, and permitted uses. A listing description does not establish whether a parcel supports a specific use.
Brentwood also has a substantial condominium and townhome market near Wilshire Boulevard, San Vicente Boulevard, Barrington Avenue, and surrounding streets. Two units with similar interiors may have different values because of parking, storage, floor level, exposure, HOA finances, insurance, or pending building repairs.
Neutral housing and household profile
Brentwood includes owner-occupied and renter-occupied housing. Ownership is more common in many detached-home areas, while rental occupancy is more prevalent in apartment and condominium corridors. Tenure differs among buildings and blocks, and public datasets may define Brentwood differently from residents, real estate databases, or the City of Los Angeles.
The housing supply includes detached houses, condominiums, townhomes, duplexes, small multifamily buildings, larger apartment properties, hillside homes, and canyon estates. Households vary in size and composition. These facts describe the available housing and do not indicate who should live in any building, street, or section of Brentwood.
Residents travel to employment, education, services, and other destinations throughout Los Angeles. Common destinations include Westwood, Santa Monica, Century City, Beverly Hills, Downtown Los Angeles, and areas near LAX. Transportation may involve driving, Metro bus service, walking, cycling, rideshare, or a combination of methods.
Transportation and regional access
Sunset Boulevard is the principal east-west route through northern Brentwood. San Vicente Boulevard carries local and regional traffic closer to the neighborhood's commercial center. Bundy Drive and Barrington Avenue provide north-south connections, while the I-405 runs along Brentwood's eastern side.
The I-405 connects the area with the San Fernando Valley, communities near LAX, and other parts of the Westside. Congestion changes throughout the day, so a buyer should test more than one route during expected travel hours.
Metro bus service operates on major corridors in and around Brentwood. Routes, stops, frequency, and service hours can change. Riders should consult current Los Angeles Metro schedules for the exact starting address and destination.
UCLA is directly east of Brentwood, while Santa Monica is to the west. Geographic proximity may be useful, but practical access depends on the property, travel schedule, parking requirements, and available transit. A weekday trial trip provides better information than a map estimate.
Schools associated with Brentwood addresses
Schools commonly associated with Brentwood include Kenter Canyon Elementary, Brentwood Science Magnet, Paul Revere Charter Middle, University High School Charter, and the independent Brentwood School.
School references require address-specific verification. Attendance boundaries can cross neighborhood lines, and nearby properties may have different assigned schools. Magnet, charter, permit, lottery, application, transportation, and enrollment rules may differ from standard residential attendance procedures.
Buyers should confirm current LAUSD boundaries directly with the Los Angeles Unified School District and review program requirements and deadlines with the relevant school. Brentwood School and other independent schools set their own admission, tuition, and enrollment policies. Living near a campus does not establish admission, eligibility, or transportation access.
Due diligence for Brentwood buyers
A Brentwood purchase should be investigated according to the property's age, location, construction, and ownership structure. Online photos, bedroom counts, and reported square footage are only a starting point.
For a detached home, inspections may address the general structure, roof, foundation, sewer line, drainage, plumbing, electrical system, HVAC equipment, chimney, pool, retaining walls, and signs of water intrusion. A hillside or canyon property may warrant review by geological, structural, drainage, survey, or arborist professionals.
Permit history deserves attention when a house has been expanded, remodeled, or reconfigured. Buyers should compare public records with existing improvements and ask qualified professionals about discrepancies. Reported square footage may come from county records, prior listings, appraisals, plans, or seller-provided information, and the figures may not agree.
Condominium buyers should read the complete HOA package rather than focus only on monthly dues. Relevant records include budgets, reserve studies, insurance information, meeting minutes, rules, litigation disclosures, rental restrictions, pending repairs, special assessments, and assigned parking or storage. Buyers should determine what the association maintains and what remains the individual owner's responsibility.
Other investigations may cover title, easements, boundaries, natural-hazard disclosures, local development activity, insurance availability, and seller disclosures. The purchase agreement sets deadlines for investigations and decisions, so reports and specialist appointments should be ordered early.
Guidance for Brentwood sellers
Pricing should begin with a property-specific comparison rather than Brentwood's overall median. Recent closed sales, pending transactions, and active competition should be reviewed within the correct property type and micro-location. Adjustments may be needed for condition, lot utility, interior area, views, parking, architecture, outdoor space, and HOA obligations.
Preparation should match the home's condition, probable buyer expectations, budget, and sale timeline. Useful work may include targeted repairs, paint, lighting, landscaping, window cleaning, staging, photography, floor plans, and organization of permits or invoices. A costly renovation is not automatically the best choice. Some improvements will not return their full cost at sale.
List price affects early activity and later negotiations. An unsupported price may extend market time and lead to reductions. A price informed by current competition can produce clearer feedback during the period when a new listing receives its most concentrated attention. The final strategy should reflect the seller's timing, condition of the home, available inventory, and comparable sales.
California sellers have extensive disclosure duties. Known defects, water intrusion, insurance claims, additions, repairs, HOA issues, and other material facts affecting the property should be addressed accurately. Sellers should consult legal, tax, insurance, or technical professionals when a question falls outside the real estate agent's role.
Wildfire, hillside, and insurance questions
Some Brentwood properties near canyons, slopes, or the Santa Monica Mountains may face wildfire-related or hillside concerns. The effect on a particular home depends on official hazard maps, construction, surrounding vegetation, road access, parcel conditions, and current insurance underwriting.
Buyers should request insurance quotes early. Premiums, deductibles, exclusions, replacement-cost assumptions, wildfire requirements, and availability may affect affordability or loan approval. The amount paid by a prior owner does not establish the coverage or premium available to a new buyer.
Inspection of roofs, vents, exterior materials, drainage, retaining walls, slopes, and vegetation may be appropriate. Buyers should review applicable brush-clearance or defensible-space requirements, emergency access, evacuation information, and available public records.
Sellers can prepare by locating insurance records, prior claim information, permits, roof documentation, repair invoices, and reports involving drainage or slope work. They should disclose known facts without predicting whether a buyer will obtain coverage.
Planning a Brentwood purchase or sale
Todd Jones Real Estate can prepare a current MLS analysis, identify relevant comparable properties, review competing inventory, and organize the contract timeline around the home's specific issues. Buyers can use that information to shape an offer, inspection plan, and contingency schedule. Sellers can use it to make pricing, preparation, disclosure, and launch decisions.
For a current Brentwood market review or property-specific consultation, visit Todd Jones Real Estate.
Frequently Asked Questions About Brentwood Real Estate
What does a home typically cost in Brentwood, Los Angeles?
As of July 2026, public-market estimates place Brentwood's median sale price across property types at approximately $2.4 million to $2.8 million. Detached homes often sell for $3.5 million or more, while many condominiums fall between $900,000 and $1.6 million. A current MLS analysis is necessary because property type, location, condition, lot size, views, and HOA finances can produce substantial differences.
How long do Brentwood homes usually stay on the market?
July 2026 public-market estimates indicate approximately 45 to 70 days on market, but individual results vary. Pricing, condition, architecture, insurance questions, HOA costs, and the available competition can all affect timing. Pending and recently closed listings provide more useful comparisons than a neighborhood average alone.
What types of homes are available in Brentwood?
Brentwood contains detached houses, condominiums, townhomes, multifamily properties, hillside residences, architect-designed homes, and canyon estates. The mix changes among Brentwood Village, Crestwood Hills, Brentwood Glen, Mandeville Canyon, and the Bundy Drive and San Vicente Boulevard corridors.
Which schools serve Brentwood addresses?
Schools commonly associated with Brentwood include Kenter Canyon Elementary, Brentwood Science Magnet, Paul Revere Charter Middle, University High School Charter, and Brentwood School. Buyers should verify address-specific LAUSD boundaries and all magnet, charter, permit, lottery, enrollment, and independent-school admission policies directly with the district or school.
What due diligence is important when buying in Brentwood?
Buyers should investigate condition, permits, title, drainage, sewer lines, foundations, insurance availability, natural hazards, and seller disclosures. Hillside and canyon properties may require specialized geological, structural, survey, vegetation, or drainage review. Condominium buyers should also examine HOA finances, reserves, insurance, meeting minutes, assessments, parking rights, and rental rules.
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California DRE #01481426
Equal Housing Opportunity.
Disclaimer: July 2026 market figures are approximate, date-sensitive public-market estimates and may change as new sales are reported. They are not an appraisal, guarantee of value, legal or tax advice, or a substitute for a current property-specific MLS analysis and appropriate professional inspections. School boundaries, transit service, insurance availability, hazard information, and public requirements should be verified directly with the responsible district, agency, insurer, or licensed professional.
