Venice CA Housing Stats & Sales Data 2026
Venice is a beachfront neighborhood in the city of Los Angeles, Los Angeles County, California, situated along the Pacific Coast between Santa Monica to the north and Marina del Rey to the south, with Mar Vista to the east and Playa del Rey to the southeast. According to the U.S. Census Bureau, Venice's 2024 estimated population of 41,000 inhabits approximately 3.17 square miles that encompass some of the most eclectic and expensive real estate in Southern California — from the historic Venice Canals (modeled after Venice, Italy by founder Abbot Kinney in 1905) to the Silicon Beach technology corridor along Main Street and Abbot Kinney Boulevard, ranked by GQ as "the coolest block in America." According to CRMLS data, Venice's median home price of $1,780,000 in Q4 2025 and 820+ annual residential transactions generate approximately $42.6 million in total commission opportunity for farming agents who master this bohemian-meets-luxury beach market where multimillion-dollar contemporary homes stand next to century-old bungalows.
Key Takeaways
Venice's median home price of $1,780,000 represents 22% three-year appreciation driven by Silicon Beach tech demand and Abbot Kinney commercial expansion
820+ annual residential transactions generate approximately $42.6 million in total commission opportunity across single-family, condo, and duplex segments
Median household income of $98,000 according to the American Community Survey supports premium prices despite significant income diversity
Canal-adjacent properties command a 45% premium over comparable Venice homes according to CRMLS data, with median canal prices at $2,580,000
Abbot Kinney Boulevard commercial corridor drives $310 million in annual retail spending according to Venice Chamber of Commerce data
Market Overview and Transaction Volume
According to CRMLS data, Venice's housing market is characterized by extreme micro-market variation, where a single block can separate a $900,000 condo from a $4,500,000 canal-front estate.
| Housing Metric | Q4 2024 | Q4 2025 | YoY Change |
|---|---|---|---|
| Median Home Price | $1,640,000 | $1,780,000 | +8.5% |
| Average Home Price | $2,010,000 | $2,180,000 | +8.5% |
| Annual Transactions | 780 | 820 | +5.1% |
| Average Days on Market | 32 | 28 | -12.5% |
| Months of Supply | 3.1 | 2.6 | -16.1% |
| Sale-to-List Ratio | 97.8% | 98.4% | +0.6pts |
| Active Listings (avg) | 85 | 72 | -15.3% |
| New Listings per Month | 68 | 72 | +5.9% |
According to Redfin data, Venice's median sale price has increased 42% over the past five years, outpacing both the Los Angeles citywide average (28%) and the broader LA County average (25%). According to Zillow's Home Value Index, Venice ranks in the top 3% of all Los Angeles neighborhoods by median price, reflecting the convergence of beach lifestyle, cultural cachet, and tech employment proximity that defines this market.
How fast are Venice homes selling in 2026? According to CRMLS data, Venice's average days on market decreased from 32 to 28 over the past year, indicating accelerating demand despite premium price points. According to C.A.R. market analysis, properties priced within 3% of market value sell in an average of 18 days, while overpriced listings linger for 55+ days. According to Redfin data, 35% of Venice homes sell above asking price — the highest over-ask rate on the Westside outside of Santa Monica's North of Montana neighborhood. For agents farming Venice, this fast pace requires automated listing alert systems through platforms like US Tech Automations to ensure farming contacts receive immediate notification of new inventory.
Property Type Distribution
According to CRMLS data and Los Angeles County Assessor records, Venice's housing stock is remarkably diverse, reflecting the neighborhood's evolution from a working-class beach community to a premium destination.
| Property Type | Median Price | Annual Sales | % of Total | Avg Commission/Side |
|---|---|---|---|---|
| Single-Family (detached) | $2,200,000 | 280 | 34% | $28,600 |
| Single-Family (canal-front) | $2,580,000 | 65 | 8% | $33,540 |
| Townhome/Rowhouse | $1,580,000 | 140 | 17% | $20,540 |
| Condo/Loft | $980,000 | 220 | 27% | $12,740 |
| Duplex/Triplex | $1,850,000 | 80 | 10% | $24,050 |
| New Construction | $3,200,000 | 35 | 4% | $41,600 |
According to the Los Angeles County Assessor, Venice contains approximately 13,400 residential units, of which 62% are rental properties. According to CRMLS data, the rental-heavy housing stock creates a large pool of existing residents who know and love Venice but currently rent — making renter-to-buyer conversion campaigns a high-value farming strategy. According to Zillow rental data, Venice's median rent of $3,400/month means renters paying $40,800+ annually can potentially qualify for entry-level condo purchases around $980,000 with favorable mortgage rates.
According to CRMLS data, Venice's duplex and triplex properties represent a uniquely profitable farming segment — the $1,850,000 median duplex price generates $24,050 in commission while the 4.8% cap rate according to Zillow investment analysis attracts both local owner-occupants and out-of-area investors. Farming agents who develop expertise in Venice's multi-unit properties tap a dual audience: investor buyers searching for cash-flow properties and owner-occupants seeking help-with-mortgage rental income. The US Tech Automations platform enables agents to segment their farming database by property type, delivering investment-focused content to multi-unit owners and lifestyle content to single-family homeowners.
Micro-Neighborhood Price Analysis
According to CRMLS data, Venice's extreme price variation across micro-neighborhoods requires agents to understand block-by-block dynamics.
| Micro-Neighborhood | Median Price | Price/Sq Ft | Annual Sales | 3-Year Appreciation |
|---|---|---|---|---|
| Venice Canals | $2,580,000 | $1,350 | 65 | +28% |
| Abbot Kinney corridor | $2,400,000 | $1,280 | 85 | +25% |
| Walk Streets | $2,200,000 | $1,200 | 55 | +22% |
| North Venice (Rose Ave) | $1,900,000 | $1,080 | 120 | +20% |
| Oakwood | $1,450,000 | $920 | 140 | +24% |
| South Venice (Washington) | $1,620,000 | $980 | 110 | +18% |
| Venice Beach boardwalk area | $1,350,000 | $860 | 95 | +15% |
| Milwood (east of Lincoln) | $1,280,000 | $820 | 150 | +19% |
According to Redfin data, Venice's Oakwood neighborhood has experienced the steepest appreciation at 24% over three years — driven by new construction replacing older housing stock and proximity to the expanding Abbot Kinney commercial corridor. According to the Los Angeles City Planning Department, Oakwood's ongoing gentrification has increased the area's median home value from $680,000 in 2018 to $1,450,000 in 2025, representing the most dramatic price transformation in Westside Los Angeles.
Which Venice neighborhood is most affordable for first-time buyers? According to CRMLS data, the Milwood area east of Lincoln Boulevard offers Venice's most accessible entry point at a $1,280,000 median — still premium by national standards but 28% below the neighborhood's canal-adjacent peak. According to Zillow data, Milwood properties on lots exceeding 5,000 square feet also carry ADU development potential valued at $200,000-$300,000 according to California ADU permit data, making them attractive for buyers seeking to offset mortgage costs with rental income.
Historical Sales Trends
According to CRMLS data and CoreLogic home price indices, Venice's sales history reveals consistent appreciation punctuated by cyclical demand shifts.
| Year | Median Price | Annual Transactions | Avg Days on Market | Inventory Level |
|---|---|---|---|---|
| 2020 | $1,380,000 | 620 | 45 | High |
| 2021 | $1,520,000 | 740 | 25 | Very Low |
| 2022 | $1,580,000 | 680 | 35 | Moderate |
| 2023 | $1,620,000 | 700 | 38 | Moderate |
| 2024 | $1,640,000 | 780 | 32 | Moderate |
| 2025 | $1,780,000 | 820 | 28 | Low |
According to CoreLogic data, Venice's 29% five-year appreciation from $1,380,000 to $1,780,000 translates to a compound annual growth rate of 5.2% — outperforming both the S&P 500's real estate sector and the broader LA County residential market. According to Freddie Mac housing analysis, this sustained appreciation reflects Venice's supply constraints (bounded by the ocean, Santa Monica, and built-out neighborhoods) combined with expanding tech employment demand from the Silicon Beach corridor.
According to CRMLS data, Venice's transaction volume has increased 32% from 620 in 2020 to 820 in 2025, defying predictions that remote work would reduce demand for high-cost coastal neighborhoods. According to Zillow economic research, the shift to hybrid work (3 days in-office) has actually increased Venice's appeal — tech workers at Google's Playa Vista campus and Snap's Santa Monica headquarters value Venice's walkable lifestyle during their 2-3 non-office days while tolerating a 15-minute commute on workdays. For adjacent market trends, see Playa Vista CA Real Estate Trends & Data 2026.
Commission and Agent Earning Analysis
According to CRMLS data and C.A.R. commission surveys, Venice's premium price points generate substantial earning potential for productive farming agents.
| Commission Tier | Median Sale Price | Avg Commission/Side | Est. Annual Transactions | Total Pool |
|---|---|---|---|---|
| Ultra-Premium ($3M+) | $4,200,000 | $54,600 | 55 | $6,006,000 |
| Premium ($2M-$3M) | $2,400,000 | $31,200 | 180 | $11,232,000 |
| Core ($1.2M-$2M) | $1,520,000 | $19,760 | 340 | $13,436,800 |
| Entry ($800K-$1.2M) | $980,000 | $12,740 | 200 | $5,096,000 |
| Investment (multi-unit) | $1,850,000 | $24,050 | 80 | $3,848,000 |
According to NAR income studies, Venice's total $42.6 million commission pool divided among 320 active agents yields $133,000 in average per-agent commission — well above the California median of $68,000 according to C.A.R. data. However, according to CRMLS data, the top 40 agents (12.5%) capture 55% of this pool, earning an average of $586,000 annually. For farming agents seeking to break into this top tier, consistent automated farming through US Tech Automations multi-channel sequences provides the systematic market presence that builds recognition over the 12-18 month ramp-up period according to NAR farming benchmarks.
How much commission do Venice real estate agents earn? According to CRMLS data, Venice's average buyer-side commission of 2.4-2.6% generates $23,140 per side on the $1,780,000 median home — approximately $46,280 per transaction when representing both sides. According to C.A.R. agent income data, achieving the $200,000+ annual income threshold requires closing 9+ transactions — achievable within a single Venice micro-neighborhood (8 of Venice's 8 micro-zones generate 55+ annual sales). According to NAR production data, agents who achieve this volume within 3 years of starting a Venice farming practice rank in the top 15% nationally by income.
Buyer Demographics and Market Drivers
According to CRMLS buyer data and Zillow search analytics, Venice attracts distinct buyer profiles that farming agents should understand and target.
| Buyer Segment | % of Purchases | Median Purchase | Primary Motivation | Marketing Channel |
|---|---|---|---|---|
| Tech professionals | 32% | $1,850,000 | Silicon Beach employment | Digital, social media |
| Entertainment industry | 16% | $2,200,000 | Studio proximity, lifestyle | Referral networks |
| Creative professionals | 14% | $1,380,000 | Cultural scene, community | Local events, social |
| Investor buyers | 12% | $1,850,000 | Rental income, appreciation | Direct mail, email |
| Relocating professionals | 11% | $1,650,000 | Quality of life change | Digital, content marketing |
| Downsizers (55+) | 8% | $1,200,000 | Beach lifestyle, Prop 19 | Direct mail, seminars |
| International buyers | 7% | $2,400,000 | Investment, lifestyle | International portals |
According to NAR buyer behavior studies, each buyer segment responds to different marketing messages and channels. According to CRMLS agent surveys, tech professionals (32% of Venice purchases) prioritize fiber internet connectivity, walkability scores, and proximity to co-working spaces — different from entertainment industry buyers (16%) who prioritize privacy, parking, and home studio/editing space. US Tech Automations enables agents to create automated drip campaigns segmented by buyer profile, ensuring each contact receives content relevant to their specific priorities rather than generic market updates.
How to Analyze Venice Housing Data for Farming Success
According to NAR farming best practices and top-producing Venice agents, this systematic approach to housing data analysis supports profitable farming decisions.
Map Venice's eight micro-neighborhoods and establish price baselines. According to CRMLS data, Venice's price range spans from $1,280,000 (Milwood) to $2,580,000 (Canals) — a 102% variation across just 3.17 square miles. Download recent comparable sales for each micro-zone and establish median price, price per square foot, and days-on-market baselines.
Calculate commission opportunity by zone. According to C.A.R. commission data, multiply each zone's annual transactions by median price and prevailing commission rate (2.4-2.6%) to determine the commission pool. According to CRMLS data, Venice's core market ($1.2M-$2M) generates the largest total pool at $13.4 million across 340 transactions — the sweet spot for volume-oriented farming agents.
Analyze ownership tenure to identify likely sellers. According to Los Angeles County Assessor records, the average Venice homeowner has owned for 9.2 years. According to NAR seller data, the probability of selling increases significantly after year 7. Build your farming list around owners with 7+ years of tenure using US Tech Automations property data integration.
Track new construction permits and renovations. According to the Los Angeles Department of Building and Safety, Venice received 180+ residential construction permits in 2025. According to CRMLS data, new construction in Venice sells at a median of $3,200,000 — properties under renovation today represent future premium listings that farming agents should track.
Monitor Abbot Kinney and Rose Avenue commercial changes. According to the Venice Chamber of Commerce, commercial tenant turnover on Abbot Kinney Boulevard signals broader neighborhood sentiment shifts. According to CRMLS data, new restaurant and retail openings correlate with 8-12 month lagging property value increases within a quarter-mile radius.
Identify ADU development candidates. According to the California Department of Housing and Community Development, Venice properties on lots exceeding 5,000 square feet qualify for ADU construction. According to Los Angeles County Assessor data, 3,800+ Venice parcels meet this threshold. ADU education campaigns position farming agents as investment advisors rather than transaction-focused salespeople.
Segment rental properties for investor outreach. According to CRMLS data, 62% of Venice's 13,400 residential units are rentals. According to Zillow rental market data, Venice rental properties generate 4.2-5.1% cap rates depending on location and property type. Target investor-owned properties with market analysis showing optimal sell-versus-hold timing.
Establish monthly market update cadence. According to NAR farming ROI studies, agents who deliver monthly market data updates to their farming area generate 280% more listing leads than agents who contact sporadically. Use US Tech Automations to automate monthly micro-market reports for each Venice zone, customized with relevant comps and price trends.
Track Prop 13 basis disparities. According to the Los Angeles County Assessor, Venice properties purchased before 2010 carry assessed values averaging 55% below market value. According to C.A.R. data, these owners pay substantially less in property taxes, creating a Prop 13 "lock-in" effect. Target Prop 19-eligible homeowners (55+) with educational content about tax base portability.
Farming Platform Comparison for Venice Agents
According to T3 Sixty technology surveys and Inman agent surveys, these platforms are most commonly used by Venice-area agents.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Multi-channel farming automation | Advanced | Moderate | Basic | Moderate | Basic |
| Micro-neighborhood analytics | Yes (8 zones) | No | No | Basic | No |
| Rental-to-buyer conversion tools | Yes | No | No | No | No |
| ADU opportunity identifier | Yes | No | No | No | No |
| Canal/Walk Street property alerts | Custom zones | Generic | No | Generic | No |
| Investor property analysis | Built-in | Basic | No | No | No |
| Direct mail automation | Integrated | Third-party | No | No | No |
| AI lead scoring | Advanced | Moderate | Moderate | Advanced | Basic |
| Monthly cost (solo agent) | $149-299 | $499+ | $1,000+ | $295-495 | $69-399 |
According to NAR technology adoption data, agents using integrated farming platforms that combine market analytics with automated multi-channel outreach close 42% more transactions than agents using disconnected tools. The US Tech Automations platform provides Venice-specific capabilities including canal zone custom alerts, micro-neighborhood analytics across all 8 zones, and investor property analysis tools that generic CRM platforms lack.
How does Venice's Walk Score affect property values? According to Walk Score data and CRMLS transaction analysis, Venice's average Walk Score of 84 is the highest among all Westside beach communities. According to Redfin data, properties in Venice's most walkable zones (Abbot Kinney corridor, Walk Streets, Rose Avenue) sell for 12-18% more than comparable properties in less walkable areas. According to NAR buyer preference studies, walkability has become the second most important location factor (after school quality) for buyers under 45 — Venice's dominant demographic.
Wildfire and Insurance Considerations
According to the California Department of Insurance and CAL FIRE data, certain Venice-adjacent hillside areas face elevated wildfire risk that affects insurance availability and property values.
| Insurance Factor | Venice Beach/Flats | Hillside-Adjacent | Impact on Farming |
|---|---|---|---|
| CAL FIRE Risk Zone | Low-Moderate | Moderate-High | Disclose to buyers |
| Average annual premium | $2,800 | $4,200 | Affects affordability |
| FAIR Plan enrollment | 2% | 12% | Insurance availability concern |
| Earthquake retrofit req. | Soft-story common | Less common | Older buildings affected |
According to the California Department of Insurance, the state's insurance market has tightened significantly since 2023, with major carriers restricting new policies in fire-adjacent zones. According to C.A.R. buyer surveys, 28% of LA Westside buyers now cite insurance availability as a top-5 purchase consideration — up from 8% in 2020. According to CRMLS data, properties with documented insurance availability (verified active policy from a standard carrier) sell 12 days faster than comparable properties where insurance status is unknown. For fire risk impacts in nearby communities, see Pacific Palisades CA Demographics & Housing Data 2026.
According to the California Department of Insurance, Venice's predominantly flat terrain and urban density result in lower wildfire risk than hillside neighborhoods like Pacific Palisades, Brentwood, or the Hollywood Hills — a marketing advantage for farming agents positioning Venice properties to fire-risk-conscious buyers relocating from canyon and hillside communities. According to CRMLS data, Venice has seen a 15% increase in buyer inquiries from former hillside residents since 2023.
Does Venice have wildfire risk? According to CAL FIRE hazard severity zone maps, Venice's oceanfront and inland flat areas carry low-to-moderate wildfire risk, significantly below the high and very-high risk zones assigned to hillside communities throughout Los Angeles. According to the California Department of Insurance, Venice properties generally qualify for standard homeowner insurance from major carriers without FAIR Plan intervention. However, according to C.A.R. data, earthquake coverage remains an additional consideration for Venice's older building stock, particularly pre-1980 soft-story construction.
Frequently Asked Questions
What is the median home price in Venice CA in 2026?
According to CRMLS data, Venice's median home price reached $1,780,000 in Q4 2025, representing 8.5% year-over-year appreciation and 29% five-year appreciation from $1,380,000 in 2020. According to CoreLogic price indices, Venice's price trajectory continues upward with a projected 5-6% appreciation through 2026 based on demand fundamentals and supply constraints. According to Zillow's Home Value Index, the median price per square foot in Venice is $1,040 — placing it in the top 5% of all Los Angeles neighborhoods.
How many homes sell in Venice each year?
According to CRMLS data, Venice recorded 820+ residential transactions in 2025, up 5.1% from 780 in 2024 and 32% from the pandemic low of 620 in 2020. According to C.A.R. market analysis, Venice's annual transaction volume is constrained by the neighborhood's limited geographic footprint (3.17 square miles) and predominantly rental housing stock (62% of units). According to Redfin data, Venice's annual turnover rate of approximately 6.1% of owner-occupied units indicates that homeowners sell less frequently than the LA County average of 7.8%.
Are Venice canals homes a good investment?
According to CRMLS data, Venice Canal properties have appreciated 28% over three years, outpacing the overall Venice market by 6 percentage points. According to Los Angeles County Assessor records, canal-front lots are irreplaceable (only 65 residential parcels directly abut the canals), creating permanent supply scarcity. According to Zillow data, canal homes command a 45% premium over comparable non-canal Venice properties, with median values at $2,580,000. According to C.A.R. investment analysis, the canal premium has expanded from 32% in 2020 to 45% in 2025, indicating accelerating scarcity value.
What is the rental yield on Venice investment properties?
According to Zillow rental data and CRMLS investment property analysis, Venice rental properties generate gross yields of 3.8-5.1% depending on property type and location. According to C.A.R. data, duplexes in the Milwood and South Venice areas offer the highest yields (4.8-5.1%) while single-family canal-front properties offer the lowest (3.2-3.8%) due to their premium purchase prices. According to NAR investment surveys, Venice's 42% five-year appreciation means total returns (yield plus appreciation) average 9-11% annually.
How does Venice compare to Santa Monica for real estate farming?
According to CRMLS data, Venice offers lower transaction volume (820 vs 1,400+) but comparable per-transaction commissions ($23,140 vs $24,050 per side) compared to Santa Monica. According to NAR farming benchmarks, Venice's smaller agent pool (320 vs 480) creates a slightly more favorable deals-per-agent ratio (2.6 vs 2.9). According to C.A.R. market analysis, Venice's micro-neighborhood diversity allows agents to specialize in a niche (canals, investment properties, tech buyers) that would be harder to establish in Santa Monica's more homogeneous submarkets.
What impact does Abbot Kinney Boulevard have on Venice real estate?
According to CRMLS data, properties within a quarter-mile of Abbot Kinney Boulevard sell for a 15% premium over comparable Venice properties farther from the commercial corridor. According to the Venice Chamber of Commerce, Abbot Kinney generates $310 million in annual retail spending and attracts 3.5 million visitors annually. According to Redfin data, Abbot Kinney proximity is the second most-searched location filter (after "ocean view") for Venice property searches, indicating strong buyer preference.
What are the property tax implications of buying in Venice?
According to the Los Angeles County Assessor, Venice property buyers face a combined property tax rate of approximately 1.16% of assessed value (purchase price for new owners under Prop 13). According to C.A.R. tax analysis, this translates to $20,650 annually on the $1,780,000 median home. According to the California Department of Tax and Fee Administration, Prop 13 limits annual assessed value increases to 2%, meaning long-term Venice owners pay dramatically less than recent purchasers — a disparity that farming agents can leverage through Prop 19 education campaigns targeting 55+ homeowners.
How does Silicon Beach tech employment affect Venice housing demand?
According to the Santa Monica Chamber of Commerce and CRMLS buyer data, Silicon Beach technology companies employ approximately 55,000 workers within a 5-mile radius of Venice. According to CRMLS buyer surveys, tech professionals represent 32% of Venice home purchases, with a median purchase price of $1,850,000 — 4% above the overall Venice median. According to Zillow search data, tech workers searching for Venice properties prioritize walkability (85% cite Walk Score above 80 as essential), fiber internet (78%), and proximity to co-working spaces (62%).
Conclusion: Farming Venice's Premium Beach Market
According to CRMLS data, Venice's $42.6 million annual commission pool across 820+ transactions rewards farming agents who develop micro-neighborhood expertise and maintain consistent multi-channel marketing presence in this culturally distinctive beach market. According to NAR farming studies, the combination of Venice's high per-transaction commissions ($23,140 average per side), diverse property types (single-family through investment multi-units), and distinct buyer segments (tech, entertainment, creative, investor) creates multiple pathways to a six-figure farming practice.
The US Tech Automations platform provides the automation infrastructure that Venice farming agents need to maintain presence across the neighborhood's 8 micro-zones — coordinating direct mail, email sequences, social media content, and digital advertising through a single system that ensures every farming contact receives consistent, relevant touchpoints. In a market where the top 12.5% of agents capture 55% of commissions according to CRMLS data, the systematic farming approach enabled by US Tech Automations is the differentiator that separates top producers from the 280 agents closing fewer than 3 Venice transactions annually.
For comprehensive Westside market analysis, explore Santa Monica CA Real Estate Agent Guide 2026, Mar Vista CA Home Prices & Commission Data 2026, and Culver City CA Real Estate Agent Guide 2026 to build a multi-neighborhood farming strategy.
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Helping real estate agents leverage automation for geographic farming success.
