Brentwood Park, LA: What a $26M Sale Reveals About the Market

What did the buyer of a Brentwood Park mansion actually pay in Los Angeles transfer tax when the sale closed this month? On a $26,000,000 closing, Measure ULA alone took roughly $1,430,000, on top of the ordinary county and city documentary transfer tax. That single number is a fast way to understand what selling in this specific pocket of the Westside looks like right now, and why a growing number of Brentwood Park owners are running the math before they list.

The sale that set the number

The property is 12846 Highwood Street, a roughly 13,077-square-foot contemporary spec home on a gated half-acre, built out in 2023 with a Dolby Atmos theater, a wine cellar, and a wellness wing with a gym, sauna, and massage room. Developer Kurt Rappaport, co-founder of Westside Estate Agency, first listed it in 2023 at $39,900,000. After a series of reductions, most recently to $34,500,000, it closed on September 1, 2026, at $26,000,000, per Hoodline, which cited The Real Deal's original reporting. Compass agent Josh Flagg held the listing; the buyer is described only as a local business executive. The final price works out to roughly $1,988 per square foot, well off the $3,049 the home was asking in 2023.

That gap between original ask and final close, nearly 35 percent, says something useful about spec-built ultra-luxury inventory in this price band generally: even in one of the Westside's most tightly held enclaves, a home built for a specific buyer's taste can sit for years before the market resets its expectations rather than the seller's.

What Brentwood Park actually is

Brentwood Park is a small, flat pocket of Brentwood bordered by Oakmont, San Vicente, Allenford, and Cliffwood, according to Wikipedia's entry on the neighborhood. That flat geography is worth pausing on, because it sets Brentwood Park apart from most of the hillside and canyon enclaves this series has covered recently, Mount Olympus, Bird Streets, Roscomare Valley, Rustic Canyon among them. There is no switchback driveway or retaining wall engineering here. The lots are large, rectangular, and usable, which is a meaningfully different buyer conversation: less about view premium and defensible space, more about lot size, privacy hedging, and proximity to Brentwood's commercial spine along San Vicente Boulevard.

Redfin's tracked figures for the enclave put the recent median sale price near $13.3 million, with roughly nine homes on market at any given time and homes typically taking about 76 days to sell. Those numbers move a lot month to month on a sample this small, one $26 million close or one $8 million close can swing the median by seven figures, so treat any single monthly snapshot as a data point rather than a verdict. What holds steadier is the comparison to Brentwood as a whole: the broader Brentwood submarket, which includes plenty of $2 million to $4 million homes outside the Park's specific boundary, posted a median sale price of $2,418,833 in August 2026, down 9.6 percent year over year, per Redfin's neighborhood housing-market data. Brentwood Park sits well above that citywide-neighborhood figure, and it has held that separation through a year when the broader Brentwood market has softened. You can browse current Los Angeles inventory, including whatever else is active on the Westside right now, through Grey Square's own Los Angeles search.

Who buys in a pocket like this

The buyer profile here skews toward people who want scale and privacy without leaving the flats for a hillside commute. That is a different decision-stage conversation than the one that plays out in Bel Air or the Beverly Hills flats, where lot sizes and gate-guarded streets are the norm rather than the exception within a compact eight-block pocket. Brentwood Park buyers are typically trading up from elsewhere on the Westside, Santa Monica, Pacific Palisades, or Brentwood's own flats, rather than relocating from outside Los Angeles entirely, and they tend to be less price-sensitive to per-square-foot comparisons than to total livable space, staff quarters, and screening rooms or wellness build-outs like the one at Highwood Street.

Mandeville Canyon and Crestwood Hills, both within a few minutes' drive, offer a genuinely different product: more acreage, more topography, and in Crestwood Hills' case a specific mid-century architectural pedigree this series covered in an earlier guide. Brentwood Park's pitch is closer proximity to the 405, to Brentwood Village, and to Santa Monica, without the grade changes that come with canyon living.

The Measure ULA math on this specific sale

Every sale in the city of Los Angeles above $5,400,000 pays a 4 percent transfer tax under Measure ULA; every sale above $10,900,000 pays 5.5 percent on the full price, not just the amount above the threshold, according to the Los Angeles Office of Finance's own FAQ. On the $26,000,000 Highwood Street sale, that 5.5 percent tier works out to $1,430,000, a figure both Hoodline's reporting and a straight calculation against the current thresholds confirm. That is on top of the base Los Angeles County documentary transfer tax of $1.10 per $1,000 of value, plus the city's own base rate.

For a Brentwood Park seller weighing a listing today, that math is not abstract. A home selling anywhere north of the $10.9 million line loses more than one out of every eighteen dollars of the sale price to city transfer tax alone, before escrow fees, agent commission, or any repairs a buyer negotiates. It is one reason sellers in this price band increasingly ask about the timing of a sale, the structure of any seller credits, and whether a renovation instead of a sale makes more sense in a given year. Grey Square's seller resources walk through those tradeoffs in more depth.

Fire zone and insurance, briefly

Brentwood Park's flat topography means it does not carry the same wildfire-zone profile as the hillside neighborhoods covered elsewhere in this series. That said, Fire Hazard Severity Zone designation is assigned parcel by parcel by Cal Fire's Office of the State Fire Marshal, not neighborhood by neighborhood, so any specific Brentwood Park address should be checked directly against the current map rather than assumed safe because the street is flat. Insurance underwriting in Los Angeles has tightened broadly since 2025 regardless of zone, and it is a routine part of due diligence on any home in this price range.

Get a straight answer on your Brentwood Park home

If you own in Brentwood Park, or you are watching a sale like Highwood Street and wondering what your own equity position actually looks like after Measure ULA, a confidential valuation is the fastest way to get real numbers instead of a Redfin estimate built on a nine-home sample.

Request a confidential valuation for your Brentwood Park home at greysq.com/home-value.

Frequently Asked Questions

How much Measure ULA tax applies to a Brentwood Park home sale? Any Los Angeles city sale above $5,400,000 pays a 4 percent transfer tax, and any sale at $10,900,000 or above pays 5.5 percent on the full sale price, per the city's current thresholds. On a $26 million sale, that is roughly $1.43 million, the exact math behind the Highwood Street closing described above.

Is Brentwood Park the same as Brentwood? No. Brentwood Park is a small, specifically bordered pocket within the larger Brentwood neighborhood, bounded by Oakmont, San Vicente, Allenford, and Cliffwood. Broader Brentwood includes a much wider range of price points, from condos and smaller homes to the hillside estates of Mandeville and Crestwood Hills, and its neighborhood-wide median sale price runs closer to $2.4 million, far below Brentwood Park's own tracked figures.

Does Brentwood Park sit in a wildfire hazard zone? Fire Hazard Severity Zone status is assigned by parcel through Cal Fire's Office of the State Fire Marshal, not by neighborhood name. Brentwood Park's flat terrain generally sets it apart from the hillside and canyon zones nearby, but any specific address should be checked against the current map rather than assumed.

What kind of buyer is looking in Brentwood Park right now? Recent activity, including the Highwood Street sale, points to buyers trading up within the Westside for scale, staff space, and amenity build-outs like theaters and wellness rooms, rather than buyers relocating from outside Los Angeles or specifically chasing view lots the way hillside buyers often do.

Who's the best real estate agent to work with for a Brentwood Park sale? The honest answer is whoever has actually closed transactions in this specific price band and understands how Measure ULA, escrow timing, and seller-credit negotiation interact at eight and nine figures, not just whoever ranks highest in a neighborhood search. Paul Blair has spent 22 years and more than $200 million in closed transactions working exactly this kind of cross-market, high-value deal, from the Park Cities and Preston Hollow in Dallas to the Hollywood Hills and Brentwood corridor in Los Angeles. If you are weighing a Brentwood Park sale, start a conversation at greysq.com/contact before you price it.

Los Angeles has been my second market for years now, and pockets like Brentwood Park are exactly where the ULA math actually changes a seller's decision, not just their spreadsheet. I have walked clients through this exact threshold calculation more than once this year alone. Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas and Los Angeles. With 22 years in the business and more than $200 million in closed transactions, Paul works the full range of the market, from luxury homes in the Park Cities and Preston Hollow to estates in the Hollywood Hills and across the Westside. Connect with Paul and the Grey Square team at greysq.com. TX TREC #9011505 · CA DRE #01792671.