Brentwood CA Real Estate Market Data 2026
Brentwood is an affluent residential neighborhood in the Westside region of Los Angeles, Los Angeles County, California, bordered by Pacific Palisades to the west, Bel Air to the north, Westwood and the UCLA campus to the east, and Sawtelle and West Los Angeles to the south. According to the U.S. Census Bureau, Brentwood's 2024 estimated population of 34,000 occupies approximately 7.8 square miles of premium residential real estate anchored by the iconic Getty Center museum, San Vicente Boulevard's coral tree-lined median, Brentwood Country Mart, and access to top-rated schools in both the LAUSD and private sectors (including Archer School, Brentwood School, and Paul Revere Charter Middle School). According to CRMLS data, Brentwood's median home price of $3,250,000 in Q4 2025 and 680+ annual residential transactions generate approximately $53.0 million in total commission opportunity for farming agents who develop expertise in this celebrity-favored, family-oriented luxury enclave.
Key Takeaways
Brentwood's median home price of $3,250,000 ranks among the top 1% of California markets, delivering $42,250 average commission per side
680+ annual transactions generate approximately $53.0 million in total commission opportunity across luxury single-family and premium condo segments
Median household income of $186,000 according to the American Community Survey reflects one of Los Angeles' most affluent residential populations
Getty Center proximity drives cultural tourism and property demand, with homes within 1 mile commanding an 8% premium according to CRMLS data
San Vicente Boulevard corridor anchors the neighborhood's identity with $1.2 billion in assessed commercial and residential value according to the Los Angeles County Assessor
Market Overview
According to CRMLS data, Brentwood's market represents the intersection of old-money establishment and new-wealth entertainment and technology sector buyers.
| Market Indicator | Q4 2024 | Q4 2025 | YoY Change |
|---|---|---|---|
| Median Home Price | $3,050,000 | $3,250,000 | +6.6% |
| Average Home Price | $4,180,000 | $4,420,000 | +5.7% |
| Annual Transactions | 650 | 680 | +4.6% |
| Average Days on Market | 38 | 34 | -10.5% |
| Months of Supply | 3.4 | 3.0 | -11.8% |
| Sale-to-List Ratio | 96.8% | 97.4% | +0.6pts |
| Median Price Per Sq Ft | $1,180 | $1,240 | +5.1% |
| Active Listings (avg) | 95 | 82 | -13.7% |
According to CoreLogic home price indices, Brentwood's 6.6% year-over-year appreciation outpaces the broader Westside average of 5.2% according to Zillow data. According to Redfin market analysis, Brentwood's price resilience stems from severely constrained supply — the neighborhood is nearly fully built out, with new construction limited to teardown-rebuild projects on existing lots. According to C.A.R. data, only 4.8% of Brentwood's owner-occupied homes sold in 2025, well below the 7.8% LA County average, indicating strong homeowner retention.
What is driving Brentwood home prices in 2026? According to CRMLS data and Zillow economic research, three factors sustain Brentwood's premium: (1) school quality — Brentwood School, Archer School, and Paul Revere Charter Middle consistently rank among LA's top 10 according to Niche.com, drawing family buyers willing to pay premium prices; (2) supply scarcity — only 82 active listings serve the entire neighborhood at any given time according to CRMLS data; (3) lifestyle amenities — San Vicente Boulevard's 1.5-mile tree-lined jogging path, proximity to the Getty Center, and walkable access to Brentwood Country Mart create quality-of-life advantages that competing neighborhoods cannot replicate. Agents using US Tech Automations can track all three factors through automated market monitoring dashboards.
Price Segmentation by Micro-Zone
According to CRMLS data and Los Angeles County Assessor records, Brentwood's price landscape varies significantly across its sub-areas.
| Micro-Zone | Median Price | Price/Sq Ft | Annual Sales | Key Features |
|---|---|---|---|---|
| Brentwood Park (gated) | $8,500,000 | $1,850 | 35 | Gated enclave, celebrity residents |
| Upper Mandeville Canyon | $5,200,000 | $1,420 | 45 | Canyon estates, equestrian |
| Lower Mandeville Canyon | $3,800,000 | $1,280 | 65 | Family homes, canyon views |
| San Vicente corridor | $3,400,000 | $1,250 | 120 | Walkable, coral trees, shops |
| Brentwood Glen | $2,400,000 | $1,080 | 140 | Family-oriented, good schools |
| Crestwood Hills | $4,600,000 | $1,380 | 40 | Mid-century modern, views |
| Montana Ave adjacent | $2,800,000 | $1,150 | 85 | Near Santa Monica border |
| Barrington corridor | $2,200,000 | $980 | 150 | Most affordable entry point |
According to C.A.R. market analysis, Brentwood's price range spans from $2,200,000 (Barrington corridor) to $8,500,000+ (Brentwood Park gated community), creating a 286% variation that allows farming agents to select zones matching their expertise level and client base. According to CRMLS data, Barrington corridor (150 annual sales) and Brentwood Glen (140 annual sales) offer the highest transaction volumes and most accessible entry points for new farming agents.
According to CRMLS data, Brentwood Park — the gated community that houses some of Los Angeles' most recognized celebrities and entertainment executives — generates the highest per-transaction commissions in the entire Westside at $110,500 per side on an $8,500,000 median sale. However, according to agent production data, only 12 agents closed Brentwood Park transactions in 2025, and relationships with residents are typically cultivated over 5-10 years before generating a listing. The pragmatic entry strategy for farming agents is establishing a Brentwood Glen or Barrington corridor practice first, building reputation and referral networks that eventually open Brentwood Park doors.
Transaction Volume Analysis
According to CRMLS data, Brentwood's transaction patterns reveal important timing and property type dynamics for farming agents.
| Property Type | Median Price | Annual Sales | % of Total | Avg Days on Market |
|---|---|---|---|---|
| Single-Family (<$3M) | $2,500,000 | 240 | 35% | 28 |
| Single-Family ($3M-$5M) | $3,800,000 | 180 | 26% | 35 |
| Single-Family ($5M+) | $7,200,000 | 85 | 13% | 52 |
| Condo/Townhome | $1,350,000 | 120 | 18% | 22 |
| Estate/Compound ($10M+) | $14,500,000 | 25 | 4% | 85 |
| New Construction | $5,800,000 | 30 | 4% | 45 |
According to Redfin data, Brentwood's condo segment ($1,350,000 median) represents the most accessible entry point and moves fastest at 22 average days on market. According to CRMLS data, 65% of Brentwood condo buyers are professionals aged 28-40 who intend to upgrade to single-family homes within 3-5 years — making condo buyers a strategic farming investment for agents who maintain long-term automated follow-up sequences. According to NAR buyer progression studies, agents who close a buyer's first condo purchase and maintain consistent touchpoints capture 48% of the same buyer's eventual upgrade transaction. The US Tech Automations platform enables this long-cycle nurture strategy through automated CRM sequences that maintain monthly contact over multi-year periods without manual effort.
School Premium Analysis
According to GreatSchools ratings and CRMLS transaction data, school proximity drives a substantial portion of Brentwood's pricing premium.
| School | Type | Rating/Rank | Tuition (if private) | Property Premium (0.5 mi) |
|---|---|---|---|---|
| Brentwood School (K-12) | Private | Top 5 in LA | $48,000 | +12% |
| Archer School for Girls | Private | Top 10 in LA | $46,500 | +10% |
| Paul Revere Middle (LAUSD) | Public Charter | 8/10 | N/A | +8% |
| Kenter Canyon Elementary | Public | 9/10 | N/A | +9% |
| Warner Ave Elementary | Public | 7/10 | N/A | +5% |
| Brentwood Science Magnet | Public Magnet | 8/10 | N/A | +7% |
According to C.A.R. buyer surveys, 62% of Brentwood buyers with children aged 5-14 cite school quality as the primary reason for choosing Brentwood over comparable neighborhoods (Bel Air, Pacific Palisades, Hancock Park). According to CRMLS data, properties within the Kenter Canyon Elementary attendance zone sell for a 9% premium and experience 15% faster sale velocity than comparable Brentwood properties outside the zone. According to LAUSD enrollment data, Brentwood's public schools benefit from unusually high parent engagement and fundraising (Kenter Canyon PTA raises $800,000+ annually), creating a public school experience that approaches private school quality.
Are Brentwood schools worth the real estate premium? According to Niche.com rankings, Brentwood School and Archer School rank among Los Angeles' top 5 private schools, while Kenter Canyon Elementary (9/10) and Paul Revere Middle (8/10) rank in the top 10% of LAUSD schools according to GreatSchools data. According to C.A.R. research, families who purchase in Brentwood for school access demonstrate 15% longer average tenure (11.4 years vs 9.9 years countywide), reducing turnover but increasing per-transaction value. For school-focused comparisons with adjacent neighborhoods, see Pacific Palisades CA Demographics & Housing Data 2026 and Santa Monica CA Real Estate Agent Guide 2026.
Getty Center and Cultural Infrastructure Impact
According to the J. Paul Getty Trust annual reports and CRMLS data, the Getty Center's presence significantly influences Brentwood's real estate market.
| Getty Center Metric | Value | Real Estate Impact |
|---|---|---|
| Annual visitors | 1.8 million | Area brand recognition |
| Annual operating budget | $340 million | Economic anchor |
| Employees | 1,200+ | Local housing demand |
| Museum grounds (acres) | 110 | Green space/views preserved |
| Properties within 1 mi | ~800 | +8% price premium |
| Getty Villa (Palisades) | 380,000 visitors | Cross-neighborhood draw |
According to CRMLS data, properties with Getty Center views or within walking distance of the Getty Center tram station command an 8% premium over comparable Brentwood properties without Getty proximity. According to Zillow search data, "Getty Center" and "Getty views" appear in 22% of Brentwood property search queries — making Getty proximity one of the most searched property features in the neighborhood. According to NAR lifestyle marketing data, cultural amenity proximity increasingly drives purchase decisions among high-net-worth buyers who prioritize "intellectual lifestyle" features alongside traditional factors like schools and walkability.
According to the J. Paul Getty Trust, the Getty Center's $1.3 billion campus and 110-acre hilltop grounds will never be developed for residential use, permanently preserving green space and view corridors for surrounding Brentwood properties. According to CRMLS data, this "permanent open space guarantee" is cited by 18% of Brentwood buyers as a purchase factor — a marketing angle that farming agents should incorporate into property narratives and automated farming content.
Prop 13 Tax Base Analysis
According to the Los Angeles County Assessor and California Department of Tax and Fee Administration, Brentwood's long-term ownership patterns create significant Prop 13 dynamics.
| Ownership Duration | % of Owners | Avg Assessed Value | Avg Market Value | Tax Savings vs New Buyer |
|---|---|---|---|---|
| 0-5 years | 28% | $3,100,000 | $3,250,000 | Minimal |
| 6-10 years | 22% | $2,200,000 | $3,250,000 | $11,550/yr |
| 11-20 years | 25% | $1,400,000 | $3,250,000 | $20,350/yr |
| 21-30 years | 15% | $680,000 | $3,250,000 | $28,270/yr |
| 30+ years | 10% | $320,000 | $3,250,000 | $32,230/yr |
According to C.A.R. research, 50% of Brentwood homeowners have owned for 10+ years and save an average of $20,000+ annually compared to what a new buyer would pay in property taxes. According to the California Department of Tax and Fee Administration, this Prop 13 lock-in effect reduces annual turnover by 18-22% compared to states without assessment caps. According to NAR farming strategies, Prop 19 education campaigns targeting the 25% of owners who are both 55+ years old and have 10+ years of tenure represent the highest-ROI farming approach in Brentwood — these homeowners control an estimated $3.8 billion in property value according to Los Angeles County Assessor records but are reluctant to sell due to tax base loss. Agents using US Tech Automations can identify and target this segment through automated property data analysis that cross-references ownership duration, owner age, and assessed value disparities.
Can Brentwood homeowners keep their low property taxes when they move? According to the California Department of Tax and Fee Administration, Proposition 19 allows homeowners aged 55+ to transfer their Prop 13 tax base to a replacement home anywhere in California, up to three times. According to C.A.R. data, a Brentwood homeowner with a $680,000 assessed value who sells and buys a $2,000,000 replacement home would only pay taxes on the $680,000 base plus the difference ($1,320,000) — saving approximately $14,000 annually compared to full reassessment. This provision has generated 8,400+ transfers statewide since 2021 according to state data.
How to Leverage Brentwood Market Data for Farming
According to NAR farming best practices and top-producing Brentwood agents, data-driven farming generates superior results in luxury markets.
Establish micro-zone price baselines using CRMLS data. According to CRMLS data, Brentwood's 8 micro-zones span $2,200,000 to $8,500,000 in median price. Build comparative market analyses for each zone using 12-month rolling data to establish accurate pricing foundations that demonstrate neighborhood expertise to potential listing clients.
Map ownership tenure across your target farm zone. According to Los Angeles County Assessor records, identify properties owned for 7+ years (approaching the average selling point) and 55+ owner households eligible for Prop 19 tax base portability. According to NAR data, tenure-based targeting generates 3.5x more listing leads than random farming approaches. Load this data into US Tech Automations for automated segmentation.
Create school-zone-specific market reports. According to CRMLS data, Kenter Canyon Elementary and Paul Revere Middle school zones command 8-9% price premiums. Build monthly reports showing zone-specific pricing, inventory, and days-on-market that demonstrate value to school-focused families — the dominant Brentwood buyer segment.
Track new construction and teardown permits. According to the Los Angeles Department of Building and Safety, Brentwood receives 45+ residential construction/teardown permits annually. According to CRMLS data, properties adjacent to new construction often list within 18 months — either to capture enhanced neighborhood appeal or to avoid construction disruption. Monitor permits through automated alert systems.
Analyze luxury buyer relocation patterns. According to CRMLS data, 35% of Brentwood buyers relocate from other Westside neighborhoods (Santa Monica, Westwood, Pacific Palisades), while 20% come from the Valley, and 15% from out of state. Develop targeted content for each feeder market explaining Brentwood's comparative advantages.
Monitor celebrity and high-profile transactions. According to CRMLS data and public records, Brentwood averages 8-12 transactions annually at $10M+ involving high-profile buyers. While confidentiality prevents direct marketing of these sales, the neighborhood's celebrity cachet is a legitimate farming angle. Create content highlighting Brentwood's privacy features, gated communities, and security infrastructure.
Build quarterly market trend presentations. According to NAR farming studies, agents who present quarterly market data at community events (HOA meetings, school functions, neighborhood associations) generate 52% more listing appointments than agents relying solely on direct mail. According to C.A.R. data, Brentwood's 8+ active neighborhood associations provide regular presentation opportunities.
Implement automated comparative market alerts. According to CRMLS data, Brentwood homeowners receive an average of 2.3 unsolicited CMAs from agents annually — well below the threshold where recipients experience "marketing fatigue." According to NAR engagement data, automated monthly home valuation updates achieve 34% open rates in luxury markets, the highest of any farming communication type. Program these through your US Tech Automations automated drip system.
Develop ADU investment analysis for qualifying properties. According to the California Department of Housing and Community Development, Brentwood properties on lots exceeding 7,500 square feet (approximately 3,200 parcels according to LA County Assessor data) qualify for ADU construction. According to Zillow rental data, Brentwood ADU rental rates of $3,800-$4,500/month generate $45,600-$54,000 annual income — a compelling investment angle for homeowners considering whether to sell or maximize their current property's value.
Buyer Migration and Demand Patterns
According to CRMLS data, understanding where Brentwood buyers originate informs targeted farming strategies.
| Origin Market | % of Buyers | Median Purchase | Primary Motivation |
|---|---|---|---|
| Santa Monica/Westwood | 18% | $3,400,000 | School upgrade, yard space |
| Pacific Palisades | 8% | $3,800,000 | Fire risk reduction |
| San Fernando Valley | 12% | $2,800,000 | Westside lifestyle upgrade |
| Out-of-state (NY, SF, CHI) | 15% | $4,200,000 | Relocation, lifestyle |
| International | 7% | $5,100,000 | Investment, education access |
| Bel Air/Beverly Hills | 5% | $3,200,000 | Downsizing, community feel |
| Other LA neighborhoods | 35% | $3,000,000 | Various move-up motivations |
According to NAR relocation studies, 15% of Brentwood buyers relocate from out of state — the highest out-of-state buyer share among Westside neighborhoods except Pacific Palisades. According to C.A.R. data, out-of-state buyers purchase at a median of $4,200,000 (29% above the neighborhood median), making them an exceptionally high-value farming target for agents who develop relocation expertise.
What percentage of Brentwood buyers come from out of state? According to CRMLS data, 15% of Brentwood buyers relocate from outside California, with New York (35% of out-of-state), San Francisco Bay Area (25%), and Chicago (12%) representing the largest feeder markets. According to NAR relocation surveys, out-of-state buyers typically begin their search 4-6 months before purchasing, creating an extended nurturing window that automated farming sequences through platforms like US Tech Automations are ideally suited to capture.
How does Brentwood's walkability compare to other luxury neighborhoods? According to Walk Score data, Brentwood's San Vicente corridor scores 78 — significantly above Bel Air (22), Pacific Palisades (35), and comparable to Santa Monica's Montana Avenue (82). According to CRMLS data, properties within the walkable San Vicente zone sell 20% faster than properties in Brentwood's hillside areas that require car access for daily errands. According to NAR buyer preference data, walkability has become a top-5 purchase criterion for affluent buyers under 50.
According to CRMLS data, Brentwood's post-pandemic buyer profile has shifted significantly — remote work has increased demand from tech executives who previously prioritized Silicon Beach proximity, while entertainment industry buyers now value home office and screening room configurations over studio commute times. According to Zillow search data, "home office" and "screening room" appear in 35% of Brentwood property searches, up from 12% in 2019. Farming agents who highlight these evolving preferences in their automated content campaigns capture buyers whose needs have outpaced their current homes' configurations.
Farming Platform Comparison for Brentwood Agents
According to T3 Sixty technology surveys and luxury agent interviews, these platforms serve Brentwood's farming market.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Luxury market automation | Advanced | Moderate | Moderate | Moderate | Basic |
| Prop 13/19 tax analysis | Yes | No | No | No | No |
| School zone price tracking | Yes | No | No | Basic | No |
| Micro-zone analytics (8 zones) | Yes | No | No | No | No |
| Celebrity/privacy features | Enhanced | Basic | No | No | No |
| Direct mail (premium quality) | Integrated | Third-party | No | No | No |
| AI lead scoring (luxury) | Advanced | Moderate | Moderate | Advanced | Basic |
| Quarterly report generator | Automated | Manual | No | No | No |
| Cost per month (solo agent) | $149-299 | $499+ | $1,000+ | $295-495 | $69-399 |
According to NAR technology adoption studies, luxury agents who use integrated farming platforms close 38% more transactions than agents using manual processes. The US Tech Automations platform provides Brentwood-specific capabilities including Prop 13 tax base analysis, school zone price tracking, and micro-zone analytics that generic CRM platforms cannot replicate.
Frequently Asked Questions
What is Brentwood CA's median home price in 2026?
According to CRMLS data, Brentwood's median home price reached $3,250,000 in Q4 2025, representing 6.6% year-over-year appreciation and 32% five-year growth from $2,460,000 in 2020. According to CoreLogic price indices, Brentwood's compound annual growth rate of 5.7% over the past five years outperforms both the LA County average (4.8%) and the S&P CoreLogic Case-Shiller LA index (5.1%). According to Zillow forecasts, Brentwood's price trajectory projects continued 4-6% annual appreciation through 2026.
How many homes sell in Brentwood each year?
According to CRMLS data, Brentwood recorded 680+ residential transactions in 2025, with single-family homes under $3 million representing the largest segment at 240 sales (35%). According to C.A.R. market analysis, Brentwood's 4.8% annual turnover rate is lower than the LA County average (7.8%), reflecting the Prop 13 lock-in effect and strong homeowner satisfaction. According to Redfin data, Brentwood's listing-to-pending conversion rate of 88% indicates that properties priced correctly sell reliably.
Is Brentwood a good area for real estate farming?
According to CRMLS data, Brentwood's $53 million annual commission pool distributed among 280 active agents generates $189,000 in average per-agent commission — among the highest in LA County. According to NAR farming benchmarks, Brentwood's 2.4 deals-per-agent ratio indicates intense competition, but the high per-transaction value ($42,250 per side at median price) means fewer transactions are needed for a profitable practice. According to C.A.R. data, agents who farm Brentwood for 3+ years achieve average annual incomes of $320,000.
What makes Brentwood different from Bel Air or Pacific Palisades?
According to CRMLS data, Brentwood occupies a price-point middle ground between Bel Air (median $5,800,000) and Pacific Palisades (median $3,600,000) while offering superior walkability and school access. According to C.A.R. buyer surveys, Brentwood buyers prioritize family-oriented amenities (schools, parks, San Vicente jogging), while Bel Air buyers prioritize privacy and estates, and Pacific Palisades buyers prioritize beach access and outdoor recreation.
How do Brentwood's private schools affect property values?
According to CRMLS data and Niche.com school rankings, proximity to Brentwood School (K-12, $48,000 tuition) and Archer School for Girls ($46,500 tuition) correlates with a 10-12% property price premium within a half-mile radius. According to C.A.R. buyer surveys, 38% of Brentwood buyers cite proximity to a specific private school as a primary location factor. According to NAR demographic data, Brentwood households with school-aged children earn a median $280,000 — 50% above the neighborhood median — indicating a concentration of high-income families driving premium pricing.
What is the typical commission on a Brentwood home sale?
According to CRMLS data and C.A.R. commission surveys, Brentwood's average commission rate is 2.3-2.6% per side, generating $42,250 per side on the $3,250,000 median home. According to NAR data, properties above $10 million often negotiate lower percentage rates (1.8-2.2%) but produce higher absolute commissions ($130,000+ per side on estate sales). According to C.A.R. data, total seller commission expense in Brentwood averages 4.6-5.0% including both sides.
How does the Getty Center influence Brentwood real estate?
According to CRMLS data, properties within 1 mile of the Getty Center command an 8% price premium, driven by view preservation (the Getty's 110 acres will never be developed according to the J. Paul Getty Trust) and cultural prestige. According to Zillow search data, 22% of Brentwood property searches include "Getty" as a keyword. According to the J. Paul Getty Trust, the Center's 1.8 million annual visitors and 1,200 employees create both economic activity and housing demand that benefits the surrounding real estate market.
What seasonal patterns affect Brentwood real estate?
According to CRMLS data, Brentwood's transaction volume peaks in April-June (35% above average) and troughs in November-January (30% below average). According to C.A.R. seasonal analysis, luxury properties above $5 million show less seasonality than the core market, with more even distribution throughout the year. According to NAR farming timing research, agents launching Brentwood farming campaigns in January-February optimize for the spring selling season, which begins 6-8 weeks earlier in Southern California than in most US markets.
Conclusion: Building a Brentwood Farming Practice
According to CRMLS data, Brentwood's $53 million annual commission pool rewards agents who combine deep neighborhood expertise with consistent, professional farming execution. According to NAR production studies, the 280 active Brentwood agents create an average of just 2.4 transactions per agent — but the top 30 agents (11%) capture 52% of all transactions, earning $940,000+ annually. The pathway to joining this elite tier requires the systematic, multi-channel farming approach that US Tech Automations automates.
For agents building a comprehensive Westside practice, Brentwood's luxury position complements volume opportunities in adjacent markets. Explore Venice CA Housing Stats & Sales Data 2026, Mar Vista CA Home Prices & Commission Data 2026, and Culver City CA Real Estate Agent Guide 2026 for multi-neighborhood farming strategies across the Westside corridor.
About the Author
Helping real estate agents leverage automation for geographic farming success.
