What Are Westwood Houses Actually Selling for in 2026?

What are houses in Westwood actually selling for?

Five Westwood sales without unit numbers closed between August 31 and September 4, 2026, according to Redfin, and they ranged from $2,202,000 to $5,000,000. The middle one, on Kinnard Avenue, closed at $2,490,000. That is roughly double the neighborhood median you will see quoted, because the median is pulled down by the condos along Wilshire. Five sales in five days is a snapshot, not an average, but it is a more honest picture of what a Westwood house costs than the headline number.

We covered the wider neighborhood in our Westwood neighborhood guide, and the 1920s Janss tract west of campus in our Westwood Hills guide. This post stays on one question: what the most recent dated house sales say about the market right now.

Why the Westwood median misleads house buyers

Redfin's Westwood housing market page put the median sale price at $1,187,095 for the period ending July 2026, down 2.7% from a year earlier. It counted 103 sales, a median of 67 days on market, and a sale-to-list ratio of 97.6%. Those figures cover every home type, and Westwood has a large condo stock, much of it in the high-rise buildings along the Wilshire Corridor.

So when someone tells you Westwood homes sell for about $1.2 million, they are mostly describing two-bedroom units in a tower. A detached house on a residential street north or south of Wilshire is a different market, with different buyers and different comps. Mixing the two is the most common pricing mistake I see in this part of the Westside, on both sides of the deal.

The five dated house sales

The table comes from the recent sales list on that same Redfin page. Redfin does not label property type in that list, so I left out the three sales with unit numbers (two on Wilshire Boulevard and one on South Bentley Avenue, between $1,100,000 and $1,388,000) and kept the five that carry a plain street address. Confirm the property type for any address before you use it as a comp. The price per square foot column is my own arithmetic from Redfin's price and square footage, rounded to the nearest dollar.

Three things stand out.

First, four of the five sales landed between about $1,020 and $1,276 per square foot. Redfin's all-types figure for Westwood is $744 per square foot, so the house market here is trading at a clear premium to the neighborhood number, which again is a condo effect.

Second, the Thayer Avenue sale is the outlier at about $846 per square foot. It is the largest of the three sales under $2.5 million, with only two bathrooms for four bedrooms. That is the kind of house a buyer prices for its updates, not its square footage, and it shows why a single price-per-foot figure cannot value a Westwood house on its own.

Third, two houses of almost the same size went more than a million dollars apart. Woodruff and Lindbrook are both roughly 3,700 to 3,900 square feet, yet one closed at $5,000,000 and the other at $3,732,000. Street, lot, condition and finish explain that gap, and none of them show up in a summary statistic.

What sets the price of a Westwood house

The houses in this table sit on residential streets close to the UCLA campus and Westwood Village, with Wilshire Boulevard running through the middle of the neighborhood. Thayer, Ensley and Kinnard are on the grid south of Wilshire, where the streets are flatter and the lots more regular. Woodruff and Lindbrook are closer to the Village and the campus edge.

Proximity is also about to change. Metro reports that the D Line subway extension opened its first section to Wilshire and La Cienega in May 2026, and that Section 3, with stations at Westwood/UCLA and Westwood/VA Hospital, is still under construction, with no opening date posted. I would not price a house today on a station that has no date. I would note which side of Wilshire a house sits on and how far it is from the future Westwood/UCLA stop, because buyers already ask.

Architecture matters too. Westwood's house stock runs from 1920s and 1930s Spanish, Tudor and Colonial homes to newer rebuilds, and buyers here often pay more for an original house that has been carefully updated than for a larger one that has not. The price-per-foot spread in the table is the evidence.

What this means for a seller

If you own a house in Westwood, ignore the $1.2 million median. Your comps are other houses on comparable streets, and in late summer they closed in a band from about $2.2 million to $5 million. The useful question is which of these sales your house most resembles on size, lot, bathroom count and condition, and whether your street sits north or south of Wilshire.

If that is the decision you are weighing, you can request a confidential valuation for your Westwood house, and we will compare it with closed house sales on your own streets rather than a neighborhood figure built mostly from condos.

What this means for a buyer

With five house sales spread across nearly $2.8 million, a Westwood house search is several searches at once. A buyer at $2.5 million is shopping the grid south of Wilshire; a buyer at $4 million to $5 million is shopping closer to the Village and the campus edge, and should also look at neighboring markets such as Holmby Hills for perspective on where the next price tier begins. You can browse current inventory in our Los Angeles search. Ask for the disclosure package early, and check the natural hazard disclosure and an insurance quote before you remove contingencies.

Transfer tax: the $5.4 million line

Westwood is inside the City of Los Angeles, so Measure ULA applies. According to the city's Measure ULA FAQ, the tax is 4% on sales at or above $5,400,000, rising to 5.5% at $10,900,000, and the thresholds are adjusted each year. The Woodruff Avenue sale closed at $5,000,000, which is $400,000 under the first tier. On a sale just over the line, 4% of $5,400,000 is $216,000, so a Westwood seller near that range should run the net-proceeds math both ways before setting a price. Confirm the current thresholds and who pays with your escrow officer.

The county documentary transfer tax of $1.10 per $1,000 applies to every sale, so the county portion on a $2.5 million house is about $2,750.

Frequently Asked Questions

How much do houses in Westwood sell for? The five house sales on Redfin that closed between August 31 and September 4, 2026 ranged from $2,202,000 to $5,000,000, with a middle figure of $2,490,000. That is a small sample from a few streets, so it describes recent activity rather than a neighborhood average.

Why is the Westwood median price so much lower than house prices? Redfin's $1,187,095 median for the period ending July 2026 covers every home type, and Westwood has a large condo stock, especially along Wilshire Boulevard. House buyers and sellers should compare houses with houses.

Does Measure ULA apply in Westwood? Yes. Westwood is in the City of Los Angeles, and the city's FAQ lists a 4% tier starting at $5,400,000 and a 5.5% tier starting at $10,900,000, adjusted annually. Your escrow officer can confirm the figures for a specific sale.

Will the D Line subway affect Westwood house prices? Metro lists the Westwood/UCLA and Westwood/VA Hospital stations as part of Section 3, which is still under construction with no posted opening date. Buyers already ask about distance to the future station, but no one can say what effect it will have on a given street.

Should I use a Westwood specialist to sell my house near UCLA? What matters most is an agent who will price your house against other houses, not the condo-heavy median, and who knows how the streets north and south of Wilshire trade differently. Recent closed sales on the Westside and a working knowledge of the city transfer tax tiers both count. Paul Blair has 22 years in the business and works the Westside, including Westwood, Holmby Hills, Brentwood and Bel Air.

Over 22 years of Los Angeles sales I have learned that in Westwood the first job is separating the house market from the condo market, and everything else follows from that.

Paul Blair is the founder and broker of Grey Square, a virtual real estate brokerage representing buyers and sellers across Dallas, Los Angeles and Houston. With 22 years in the business, 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.