Brentwood Los Angeles Neighborhood Guide: Homes, Schools, and Market Trends for 2026

Brentwood sits on the Westside of Los Angeles, tucked between Santa Monica, Pacific Palisades, and Bel Air. It is one of the few LA neighborhoods where a walkable village district, elite public schools, and a mature tree canopy come together at a single address. Buyers priced out of Malibu and buyers wary of Pacific Palisades wildfire risk have been landing in Brentwood for decades and staying.

This guide covers the 2026 market, price tiers, school ratings, and the key decisions buyers and sellers face in this zip code.

What Makes Brentwood Different

The emotional anchor of Brentwood is San Vicente Boulevard. A four-mile median lined with coral trees runs from the 405 freeway toward the ocean, and locals use it as a running and cycling path every morning. The street carries no sidewalk cafes along that stretch, just an unusual green spine through one of the most in-demand zip codes in LA.

The commercial heart is the Brentwood Village, centered around San Vicente and Barrington. You will find the Brentwood Country Mart (a shopping cluster that opened in 1948 and still draws a crowd), a tight roster of restaurants, and low-rise retail that feels more like a coastal town than a metroplex. The Village is walkable from most of the neighborhood south of Sunset Boulevard.

Brentwood's character runs quieter and more residential than neighbors like Santa Monica or Silver Lake. Lots are larger, street life is lower-key, and the housing stock skews toward owner-occupied single-family homes with yards.

The 2026 Market in Numbers

After several years of compressed inventory and bidding wars, Brentwood in 2026 is landing closer to balance. Here is what the current market looks like:

• Median sold price (single-family homes): approximately $4 million
• Median list price (all types): approximately $2.65 million
• Condos and townhomes: $1.21 million median sold price
• Days on market: 40 to 51 days depending on tier and condition
• Months of supply: 5.8 to 6.2 (the threshold between a seller's and buyer's market)
• Active listings: approximately 118 homes at any given time

Pricing that reflects 2022 peak comps is sitting. Properties priced to 2026 market conditions are moving in four to six weeks. Buyers have more negotiating room than they did in 2022 or 2023, but well-prepared and well-priced homes still attract multiple offers at the right price point.

Price Tiers: What Your Budget Gets You

Brentwood's price spectrum is wide. Here is how the tiers break down in 2026:

$1.2 million to $2 million. Condos, townhomes, and smaller single-family homes in the southern flatland streets closer to Santa Monica. At this level, buyers are often competing with cash offers and choosing between square footage and location within the zip code.

$2 million to $2.8 million. Original-condition single-family bungalows and homes on the flatter residential streets south of Sunset. This is where move-up buyers from Santa Monica or Mar Vista often land when they want more space and are willing to do some work on the property.

$2.8 million to $4.5 million. Updated family homes on the better residential streets south of Sunset. These properties typically have renovated kitchens and baths, usable yards, and access to the Kenter Canyon Elementary school zone.

$5 million to $7 million. Larger lots, more privacy, newer construction in some cases. At this tier, Measure ULA (the city transfer tax on sales above $5 million) becomes a real budget line for sellers. The tax runs 4% on sales between $5 million and $10 million, and 5.5% on sales above $10 million.

$7 million and above. Primarily north of Sunset Boulevard. Larger parcels, more separation from neighbors, and what the market calls compound configurations with guest houses, pools, sport courts, and significant landscaping. Some celebrity-owned homes in this range carry renovation or carrying cost history that affects value.

Schools: The Main Reason Families Move Here

Public school quality is the single biggest driver of demand in Brentwood. The LAUSD schools serving the neighborhood rank among the top public schools in the city:

Kenter Canyon Elementary School serves the core residential area south of Sunset and is consistently cited among LA's top-performing public elementary schools. Enrollment is based on attendance boundaries, so buyers should verify their specific address before closing.

Paul Revere Middle School serves students transitioning out of Kenter Canyon and other neighborhood elementary schools.

At the high school level, Brentwood feeds into LAUSD high schools including University Senior High School. Many Brentwood families also choose private high schools. The neighborhood is within reach of some of Los Angeles's most prominent private institutions, including Brentwood School and Harvard-Westlake.

If the school zone is a core part of your purchase decision, verify the current attendance boundaries before removing your inspection contingency. Boundaries can shift, and a particular street address does not always fall in the zone you expect.

Neighborhoods Within Brentwood

Brentwood is a single postal code (90049) but breaks into distinct sub-areas with different character and price points.

South of Sunset and Brentwood Park is the most residential of Brentwood's sub-areas. Flat streets, larger lots by LA standards, close to the Village. This is where the Kenter Canyon school zone sits, and where most of the demand in the $2.5 million to $4.5 million range concentrates.

North of Sunset has larger properties, more privacy, and more elevation. This section runs through Mandeville Canyon, Tigertail Road, and the upper canyon streets. Prices here start higher and reach into the estate tier.

The Village district is the walkable commercial core. Proximity to the Brentwood Country Mart, Whole Foods, and the San Vicente restaurant row adds a premium for buyers who want to walk to coffee and dinner without getting in a car.

Crestwood Hills and the upper canyons have mid-century modern homes and canyon views. Buyers drawn to architectural homes with privacy and a distinct character, rather than updated conventional layouts, often focus on this section.

Brentwood Compared to Nearby Neighborhoods

Brentwood vs. Santa Monica. Santa Monica offers more walkability and beach proximity but is denser and more urban. Brentwood feels quieter and more residential. Lot sizes are generally larger, and the public school profile in Brentwood is stronger for families with school-age children.

Brentwood vs. Pacific Palisades. Pacific Palisades sits between Brentwood and Malibu. The 2025 Palisades Fire reshaped buyer sentiment in that neighborhood, and insurance availability in certain ZIP codes remains limited. Brentwood generally carries lower fire risk and has not experienced the same insurance disruption, making it an active destination for buyers who want Westside location without those complications. Our post on selling a home in an LA wildfire zone covers what disclosure and insurance requirements look like for affected properties.

Brentwood vs. Bel Air. Bel Air has larger gated estates and more seclusion but fewer walkable amenities and a narrower buyer pool. Brentwood tends to move faster because the price entry point is lower and the neighborhood appeal is broader.

What Sellers in Brentwood Need to Know in 2026

Prop 19 and tax portability. Many long-term Brentwood homeowners purchased decades ago at a fraction of current market value. California's Proposition 19 allows homeowners 55 and older to transfer their property tax base to a replacement residence anywhere in the state. If you are considering downsizing, talk to a CPA about the timing before you list. Our Prop 19 portability guide walks through how it works.

Measure ULA. If your Brentwood home is priced above $5 million, the City of Los Angeles charges a transfer tax under Measure ULA. The rate is 4% on sales between $5 million and $10 million, and 5.5% on the full sale price above $10 million. The California courts upheld this measure in 2025, and the city council rejected a ballot measure to rewrite it in January 2026, making it settled law for now. Run those numbers before setting your list price. Our full Measure ULA guide for sellers breaks down how it works in practice.

Required disclosures. Brentwood sellers complete the standard California disclosure package: Transfer Disclosure Statement (TDS), Seller Property Questionnaire (SPQ), and Natural Hazard Disclosure (NHD). The City of LA's mandatory retrofit requirements may also apply depending on your home's age and construction type. See our LA mandatory retrofit guide for specifics.

Pricing strategy. In 2026's more balanced market, overpricing carries real cost. Brentwood buyers are taking 40 to 51 days to make decisions, and a home that hits the market at 2022 pricing and sits will face perception problems regardless of condition. Work with your agent to price from 2026 comps, not from what your neighbor sold for three years ago.

If you want a current estimate of your Brentwood home's value, start here.

What Buyers in Brentwood Need to Know

Jumbo financing is the norm here. Most Brentwood purchases require jumbo loans. Conventional conforming loan limits in LA County fall well below the neighborhood's median price, which means your lender qualification, rate, and approval timeline differ from what applies to a lower-priced purchase elsewhere. Our jumbo loan guide for LA buyers covers what to expect.

Property tax at purchase price. In California you are reassessed at the purchase price. At $3 million, your annual property tax will be approximately $33,000 to $36,000, roughly 1.1% to 1.2% of the purchase price when local bonds and assessments are included. Our property tax guide for LA buyers walks through how to calculate this before you close so there are no surprises.

No option period. There is no option period in California the way Texas buyers experience it. Contingencies are removed in writing (active removal), typically by day 17 under a standard California RPA. In a balanced market like Brentwood in 2026, most buyers are keeping their inspection and loan contingencies rather than waiving them. Our contingency removal guide explains what removing each contingency means for your earnest money deposit.

School enrollment is not automatic. Purchasing in a school attendance zone does not guarantee enrollment. Confirm the current boundaries, check current enrollment levels, and speak with the school district about the enrollment process before making school access a core reason for your purchase.

Frequently Asked Questions

What is the median home price in Brentwood, Los Angeles in 2026? The median sold price for single-family homes in Brentwood is approximately $4 million as of mid-2026. Condos and townhomes have a median closer to $1.21 million. The wide range reflects the significant price tier spread from the Village area up through the North of Sunset estates.

What ZIP code is Brentwood, Los Angeles? Brentwood, Los Angeles is in the 90049 ZIP code.

How far is Brentwood from UCLA? UCLA's campus is approximately 0.8 miles east of Brentwood's eastern edge. Many Brentwood residents are affiliated with the university as faculty, staff, or medical professionals working at UCLA Health.

Does Brentwood have wildfire risk? Most of Brentwood proper is not in a high fire hazard severity zone, which is one reason it attracted buyers relocating from Pacific Palisades and Altadena after the 2025 fires. Some canyon roads on the northern edges of Brentwood do carry higher risk ratings. Always review the Natural Hazard Disclosure report for the specific property before removing contingencies.

How does Measure ULA affect Brentwood sellers? Measure ULA applies to sales above $5 million anywhere in the City of Los Angeles, which includes Brentwood. The tax is 4% on the sale price for transactions between $5 million and $10 million, and 5.5% on the full price for transactions above $10 million. The California appeals court upheld the measure in 2025. On a $6 million sale, that is $240,000 in city transfer tax on top of standard closing costs.

Buying or selling in Brentwood? Grey Square represents buyers and sellers across Westside LA. Get in touch to talk through your situation, or get a home value estimate if you are thinking about listing.

Paul Blair is a real estate broker licensed in California (CA DRE #01792671) and Texas (TX TREC #9011505). He has represented buyers and sellers in the Los Angeles market for over twenty years.