Westchester CA Housing Stats & Sales Data 2026
Westchester is a residential neighborhood in the Westside region of Los Angeles, Los Angeles County, California, bounded by Playa del Rey and Playa Vista to the north, Inglewood to the east, El Segundo and the Los Angeles International Airport (LAX) to the south, and the Del Rey bluffs to the west. According to the U.S. Census Bureau, Westchester's 2024 estimated population of 54,000 occupies approximately 6.0 square miles of predominantly single-family residential real estate characterized by tree-lined streets, mid-century ranch homes, and a family-oriented suburban atmosphere unusual for a neighborhood within the city of Los Angeles. The neighborhood is anchored by Loyola Marymount University (LMU), the Westchester Town Center commercial district, Westchester Park, and convenient access to LAX — making Westchester the preferred residential community for thousands of airline, airport operations, and aerospace professionals according to Bureau of Labor Statistics employment data. According to CRMLS data, Westchester's median home price of $1,180,000 in Q4 2025 and 720+ annual residential transactions generate approximately $21.3 million in total commission opportunity for farming agents who master this family-focused, value-priced Westside market.
Key Takeaways
Westchester's median home price of $1,180,000 offers the most affordable single-family homeownership opportunity on the LA Westside south of the 10 freeway
720+ annual transactions generate approximately $21.3 million in total commission opportunity with the Westside's healthiest deals-per-agent ratio
LAX proximity employs 60,000+ workers according to LAWA data, with 15,000+ living in Westchester according to Census commute data
Loyola Marymount University and its 9,800 students create rental demand and faculty/staff buyer demand that stabilizes the market
7.2% annual appreciation according to CoreLogic data outpaces the LA County average, driven by Westside spillover demand from buyers priced out of Playa Vista and Culver City
Market Overview and Transaction Volume
According to CRMLS data, Westchester's housing market combines Westside location advantages with attainable pricing and strong family-buyer demand.
| Housing Metric | Q4 2024 | Q4 2025 | YoY Change |
|---|---|---|---|
| Median Home Price | $1,100,000 | $1,180,000 | +7.3% |
| Average Home Price | $1,220,000 | $1,310,000 | +7.4% |
| Annual Transactions | 680 | 720 | +5.9% |
| Average Days on Market | 20 | 18 | -10.0% |
| Months of Supply | 2.4 | 2.1 | -12.5% |
| Sale-to-List Ratio | 99.4% | 99.8% | +0.4pts |
| Active Listings (avg) | 58 | 50 | -13.8% |
| Median Price Per Sq Ft | $740 | $790 | +6.8% |
According to CoreLogic home price indices, Westchester's 7.3% year-over-year appreciation outpaces the LA County average (5.1%) and matches the broader Westside average. According to Zillow's Home Value Index, Westchester's price trajectory has accelerated since 2023 as buyers from Playa Vista ($1,150,000 condo median plus $550/month HOA), Culver City ($1,280,000), and Mar Vista ($1,420,000) discover Westchester's value proposition — a detached single-family home with a yard at or below the price of a Westside condo. According to Redfin data, 28% of Westchester buyers in 2025 originally searched in higher-priced adjacent neighborhoods.
Is Westchester CA a good value compared to other Westside neighborhoods? According to CRMLS data, Westchester's $1,180,000 median is 8% below Culver City ($1,280,000), 17% below Mar Vista ($1,420,000), 34% below Venice ($1,780,000), and 64% below Brentwood ($3,250,000). According to Zillow data, Westchester offers 25% more square footage per dollar ($790/sqft) than Mar Vista ($910/sqft) and 38% more than Venice ($1,040/sqft). According to C.A.R. buyer surveys, 65% of Westchester buyers cite "most house for the money on the Westside" as a primary purchase motivation. For pricing comparisons with adjacent neighborhoods, see Playa Vista CA Real Estate Trends & Data 2026 and Culver City CA Real Estate Agent Guide 2026.
Property Type Distribution
According to CRMLS data and Los Angeles County Assessor records, Westchester's housing stock is overwhelmingly single-family, creating a distinct market dynamic.
| Property Type | Median Price | Annual Sales | % of Total | Avg Commission/Side |
|---|---|---|---|---|
| Single-Family (standard) | $1,200,000 | 480 | 67% | $15,600 |
| Single-Family (LMU hill) | $1,520,000 | 60 | 8% | $19,760 |
| Townhome/Condo | $680,000 | 95 | 13% | $8,840 |
| Duplex | $1,150,000 | 45 | 6% | $14,950 |
| New Construction | $1,650,000 | 25 | 3% | $21,450 |
| Fixer/Rehab opportunity | $920,000 | 15 | 2% | $11,960 |
According to the Los Angeles County Assessor, 78% of Westchester's residential parcels are single-family homes — the highest single-family concentration of any Westside neighborhood. According to CRMLS data, this single-family dominance means Westchester's market is driven primarily by family buyers and long-term homeowners rather than the investor and condo-flipper dynamics that characterize Playa Vista and Marina del Rey. According to C.A.R. market analysis, single-family-dominated markets typically exhibit lower annual turnover (6.2% for Westchester according to CRMLS data) but higher homeowner engagement with farming content — making consistent automated outreach through US Tech Automations particularly effective.
According to CRMLS data, Westchester's LMU hill area (adjacent to Loyola Marymount University's campus) generates the highest per-transaction commissions at $19,760 per side on a $1,520,000 median — driven by hillside views extending from the Pacific Ocean to the downtown LA skyline. According to Zillow data, LMU hill properties with verified ocean views command a 20% premium over standard hilltop homes. For farming agents, the 60 annual LMU hill transactions represent a premium-commission farming niche that complements volume farming in the standard single-family market below the hill.
Micro-Neighborhood Price Analysis
According to CRMLS data, Westchester's micro-neighborhoods offer distinct price points and farming dynamics.
| Micro-Neighborhood | Median Price | Annual Sales | Competition | Key Characteristic |
|---|---|---|---|---|
| LMU hill area | $1,520,000 | 60 | Moderate | Views, university proximity |
| Kentwood (north) | $1,350,000 | 85 | Moderate | Upscale mid-century |
| Kentwood (south) | $1,200,000 | 95 | Low-Moderate | Family-oriented |
| Playa del Rey adjacent | $1,280,000 | 70 | Moderate | Near beach access |
| Westchester center | $1,120,000 | 140 | Low | Town center walkability |
| Manchester Square area | $980,000 | 110 | Low | Most affordable entry |
| Airport adjacent (south) | $1,050,000 | 80 | Very Low | LAX worker target |
| Emerson/Aviation corridor | $1,100,000 | 80 | Low | Good schools, families |
According to C.A.R. farming benchmarks, Westchester's competition levels are significantly lower than other Westside neighborhoods — reflecting lower agent attention to this "under-the-radar" market. According to CRMLS data, Westchester's 240 active agents competing for 720 transactions creates a 3.0 deals-per-agent ratio — the most favorable on the Westside (compared to Santa Monica's 2.9, Venice's 2.6, Brentwood's 2.4, and Culver City's 2.5). According to NAR farming opportunity analysis, this favorable ratio means farming agents face less competition per transaction, resulting in faster farming ROI.
What is the most affordable area in Westchester? According to CRMLS data, the Manchester Square area offers Westchester's lowest entry point at $980,000 — nearly $200,000 below the neighborhood median and one of the only sub-$1M single-family home markets on the entire Westside. According to Zillow data, Manchester Square's proximity to LAX operations creates both its affordability (airport noise) and its opportunity (60,000+ LAX workers seeking short commutes). According to CRMLS buyer data, 45% of Manchester Square purchasers work in aviation, airline, or airport-related industries.
Historical Sales Trends
According to CRMLS data and CoreLogic home price indices, Westchester's price history shows accelerating appreciation over the past five years.
| Year | Median Price | Annual Transactions | Price/Sq Ft | Annual Appreciation |
|---|---|---|---|---|
| 2020 | $880,000 | 560 | $580 | +3.5% |
| 2021 | $960,000 | 660 | $640 | +9.1% |
| 2022 | $1,010,000 | 620 | $670 | +5.2% |
| 2023 | $1,040,000 | 640 | $690 | +3.0% |
| 2024 | $1,100,000 | 680 | $740 | +5.8% |
| 2025 | $1,180,000 | 720 | $790 | +7.3% |
According to CoreLogic data, Westchester's 34% five-year appreciation from $880,000 to $1,180,000 translates to a 6.0% compound annual growth rate — outperforming the S&P 500's real estate sector and matching the broader LA Westside average. According to Zillow economic research, Westchester's accelerating appreciation trend (from 3.0% in 2023 to 7.3% in 2025) reflects a "discovery phase" where buyers from higher-priced neighborhoods increasingly recognize Westchester's value proposition. According to C.A.R. market analysis, this discovery-phase appreciation pattern typically sustains for 4-6 years before price convergence slows the growth rate.
According to CRMLS data, Westchester's transaction volume has increased 29% from 560 in 2020 to 720 in 2025 — the second-highest volume growth rate on the Westside after Mar Vista (31%). According to Redfin data, the growing transaction volume reflects both increasing buyer demand and improving turnover rates as post-pandemic relocations continue. According to NAR market dynamics analysis, rising transaction volume is the most favorable indicator for farming agents — it means more potential commissions without requiring homeowners to sell more frequently.
LAX Employment and Airport Economy
According to Los Angeles World Airports (LAWA) and Bureau of Labor Statistics data, LAX is the single largest employment driver for Westchester real estate.
| LAX Employment Metric | Value | Housing Impact |
|---|---|---|
| Total LAX employees | 60,000+ | Regional employment anchor |
| Westchester-resident LAX workers | 15,000+ est. | Direct housing demand |
| Average airline employee salary | $78,000 | Supports $900K-$1.1M purchases |
| Average airport operations salary | $62,000 | Supports $700K-$850K purchases |
| Aerospace sector (El Segundo adjacent) | 25,000+ | High-income buyer segment |
| LAX modernization investment (2020-2028) | $15 billion | Long-term employment stability |
According to LAWA data, LAX's $15 billion modernization program (Automated People Mover, terminal upgrades, consolidated rental car facility) has sustained 12,000+ construction jobs since 2020 and will permanently increase airport operations employment by 8,000+ workers upon completion. According to CRMLS buyer surveys, 35% of Westchester buyers cite LAX commute convenience as a top-3 purchase factor — the highest airport-proximity preference of any neighborhood in LA County. According to Bureau of Labor Statistics data, aerospace companies in adjacent El Segundo (Northrop Grumman, Raytheon, Boeing) employ 25,000+ workers, many of whom choose Westchester for its combination of proximity and family-oriented neighborhood character.
How does LAX affect Westchester property values? According to CRMLS data and LAWA economic impact studies, LAX proximity creates a dual effect on Westchester real estate: the 60,000+ employment base generates sustained housing demand, while airport noise (particularly under flight paths) suppresses prices in southern Westchester by 8-12% compared to northern areas according to Zillow data. According to C.A.R. market analysis, this price differential creates a strategic farming opportunity — agents who educate buyers about FAA noise insulation programs and soundproofing improvements can convert noise-concerned prospects into confident purchasers. For farming agents using US Tech Automations, airport noise zone mapping integrated into property search tools helps match buyers with appropriate micro-neighborhoods.
What types of properties are most common in Westchester? According to the Los Angeles County Assessor, 78% of Westchester's residential parcels are single-family homes — the highest single-family concentration of any Westside neighborhood. According to CRMLS data, the dominant housing type is the mid-century ranch home (1,200-1,800 square feet on 6,000+ square foot lots), built between 1945 and 1960 when Westchester was developed to house LAX and aerospace workers. According to Zillow data, these original homes are increasingly being renovated or replaced with modern construction at $1,650,000+.
According to CRMLS data and the Culver City Economic Development Corporation, Westchester's strategic position between LAX (60,000+ jobs), Silicon Beach (30,000+ tech jobs in Playa Vista), and the aerospace corridor in El Segundo (25,000+ jobs) creates a uniquely diversified employment base that insulates the neighborhood from single-industry downturns. According to Bureau of Labor Statistics data, no other Westside neighborhood benefits from three distinct employment anchors within a 5-mile radius — a stability factor that farming agents should highlight when positioning Westchester to risk-conscious buyers.
Commission and Agent Earning Analysis
According to CRMLS data and C.A.R. commission surveys, Westchester's commission structure rewards volume-focused farming agents.
| Commission Tier | Median Price | Avg Commission/Side | Annual Transactions | Total Pool |
|---|---|---|---|---|
| Premium ($1.3M+) | $1,520,000 | $19,760 | 145 | $5,730,400 |
| Core ($1M-$1.3M) | $1,150,000 | $14,950 | 320 | $9,568,000 |
| Mid ($700K-$1M) | $850,000 | $11,050 | 160 | $3,536,000 |
| Entry (<$700K) | $620,000 | $8,060 | 95 | $1,531,400 |
According to NAR income studies, Westchester's total $21.3 million commission pool divided among 240 active agents yields $88,750 in average per-agent commission. According to CRMLS data, the top 30 agents (12.5%) capture 45% of this pool, earning $320,000+ annually. According to C.A.R. farming ROI analysis, Westchester's 3.0 deals-per-agent ratio and lower marketing costs (direct mail and advertising are 20-30% cheaper than beach communities according to USPS and digital advertising rate data) make it one of the most profitable farming markets on the Westside on a cost-adjusted basis.
Loyola Marymount University Impact
According to LMU institutional data and CRMLS transaction records, the university significantly influences Westchester real estate.
| LMU Impact Factor | Value | Housing Effect |
|---|---|---|
| Total enrollment | 9,800 | Rental demand (off-campus) |
| Faculty and staff | 2,200 | Direct buyer demand |
| Annual endowment spending | $140 million | Economic anchor |
| Campus expansion (2020-2028) | $500 million | Employment growth |
| Student off-campus housing | 1,400+ units | Rental market support |
| Average faculty/staff home purchase | $1,380,000 | Above median purchases |
According to CRMLS data, LMU faculty and staff represent approximately 8% of Westchester home purchases, with a median purchase price of $1,380,000 — 17% above the neighborhood median. According to Zillow rental data, LMU's 1,400+ off-campus student housing units generate $2,200-$3,000/month in rental income for Westchester landlords, supporting investment property values. According to NAR university community studies, neighborhoods within 1 mile of major universities experience 15% more stable property values during economic downturns due to the institutional employment anchor.
Does LMU affect Westchester property values? According to CRMLS data, properties within a half-mile of the LMU campus command a 12% premium, driven by ocean view potential (the LMU bluff offers panoramic Pacific views), walkable campus access for faculty, and the university's $500 million campus expansion program that signals long-term institutional commitment. According to Zillow data, the LMU proximity premium has grown from 8% in 2020 to 12% in 2025 as campus improvements enhance the area's appeal.
How to Analyze Westchester Housing Data for Farming
According to NAR farming best practices and top-producing Westchester agents, systematic data analysis drives profitable farming decisions.
Map micro-neighborhood price baselines and competition levels. According to CRMLS data, Westchester's 8 micro-neighborhoods span $980,000 (Manchester Square) to $1,520,000 (LMU hill) in median price. According to NAR data, calculate deals-per-agent ratios for each zone — Westchester center (140 sales, low competition) and Manchester Square (110 sales, low competition) offer the best new-agent entry points.
Build a LAX and aerospace worker farming list. According to Bureau of Labor Statistics data, 15,000+ LAX workers and thousands of El Segundo aerospace workers live in Westchester. According to C.A.R. industry targeting data, airline and aerospace employees respond to stability-focused messaging (job security, pension benefits, career longevity) rather than urgency messaging. Segment your US Tech Automations CRM with industry tags for customized outreach.
Track airport noise zone changes and FAA insulation programs. According to LAWA noise monitoring data, LAX's runway configuration changes and fleet modernization (quieter engines) have reduced noise footprints by 15% since 2015. According to CRMLS data, Westchester homes in formerly high-noise zones that have been downgraded to moderate-noise zones appreciate 3-5% faster than static-noise-zone properties. Monitor FAA noise contour updates for farming content opportunities.
Analyze ownership tenure for Prop 19 targeting. According to the Los Angeles County Assessor, 30% of Westchester homeowners have owned for 15+ years. According to C.A.R. data, these long-term owners save $12,000+ annually through Prop 13 assessment caps. Prop 19 education campaigns targeting 55+ homeowners generate listing opportunities from owners who would otherwise remain "locked in" by their low tax basis.
Create school-focused content for family buyers. According to LAUSD data, Westchester's Kentwood Elementary (8/10 GreatSchools), Westchester Enriched Sciences Magnets High (8/10), and LMU-partnered enrichment programs draw family buyers from across south LA. According to CRMLS data, 55% of Westchester buyers have children under 18 — the highest family-buyer rate on the Westside.
Monitor new construction and renovation permits. According to the Los Angeles Department of Building and Safety, Westchester received 65+ residential construction permits in 2025. According to CRMLS data, new construction in Westchester ($1,650,000 median) sells for a 40% premium over existing stock ($1,180,000 median). Track permits to identify neighborhoods experiencing housing stock transformation.
Develop comparative value content versus adjacent markets. According to CRMLS data, Westchester's $1,180,000 median is the Westside's best single-family value south of the 10 freeway. According to Zillow data, Westchester offers comparable square footage to Mar Vista at 17% lower prices and to Culver City at 8% lower prices. Automate monthly comparison reports through US Tech Automations that highlight Westchester's value advantage.
Build LMU community relationships for referral generation. According to NAR university community studies, university housing offices, HR departments, and faculty associations represent high-value referral sources. According to CRMLS data, agents with LMU referral relationships close an average of 4+ university-connected transactions annually. Attend LMU community events and offer relocation assistance programs for new faculty and staff.
Segment investment property owners for portfolio analysis. According to CRMLS data, 18% of Westchester transactions involve investor buyers, concentrated in the duplex and condo segments. According to Zillow rental data, Westchester duplexes generate 5.2% gross yields — among the highest on the Westside. Automate quarterly investment performance reports through US Tech Automations investor tracking tools.
Farming Platform Comparison for Westchester Agents
According to T3 Sixty technology surveys and agent interviews, these platforms serve the Westchester farming market.
| Feature | US Tech Automations | kvCORE | BoomTown | Ylopo | Follow Up Boss |
|---|---|---|---|---|---|
| Multi-channel farming | Advanced | Moderate | Basic | Moderate | Basic |
| Airport noise zone mapping | Yes | No | No | No | No |
| LAX employer targeting | Yes | No | No | No | No |
| University community tools | Yes | No | No | No | No |
| Value comparison automation | Yes | No | No | Basic | No |
| Family-buyer content | Automated | Manual | Basic | Moderate | No |
| Direct mail integration | Built-in | Third-party | No | No | No |
| Investment property analytics | Yes | Basic | No | No | No |
| Cost per month | $149-299 | $499+ | $1,000+ | $295-495 | $69-399 |
According to NAR technology adoption data, agents using integrated farming platforms in value-positioned markets generate 52% more transactions than manual farming approaches. The US Tech Automations platform provides Westchester-specific capabilities including airport noise zone mapping, LAX employer targeting, and value comparison automation that generic platforms cannot offer.
Frequently Asked Questions
What is the median home price in Westchester CA in 2026?
According to CRMLS data, Westchester's median home price reached $1,180,000 in Q4 2025, representing 7.3% year-over-year appreciation and 34% five-year growth from $880,000 in 2020. According to CoreLogic price indices, Westchester's compound annual growth rate of 6.0% over five years places it among the Westside's strongest-performing markets. According to Zillow forecasts, Westchester's "discovery phase" appreciation is projected to continue at 5-7% through 2026.
How many homes sell in Westchester each year?
According to CRMLS data, Westchester recorded 720+ residential transactions in 2025, up from 560 in 2020 — a 29% volume increase over five years. According to C.A.R. market analysis, Westchester's 6.2% annual turnover rate reflects healthy market dynamics where homeowners sell at typical intervals. According to NAR transaction data, Westchester's 720 annual transactions provide sufficient farming volume for 15-20 agents to maintain full-time practices from Westchester farming alone.
Is Westchester affected by LAX airport noise?
According to LAWA noise monitoring data, Westchester's southern and southeastern areas (below Manchester Boulevard) experience moderate to significant aircraft noise, while northern areas (above Manchester) experience minimal noise impact. According to CRMLS data, properties in high-noise zones sell for 8-12% less than comparable properties in low-noise zones. According to LAWA community programs, FAA noise insulation programs have treated 8,500+ Westchester homes since 1990, significantly reducing interior noise levels through soundproofing improvements.
What schools serve Westchester CA?
According to LAUSD data, key Westchester schools include Kentwood Elementary (8/10 GreatSchools), Westchester Enriched Sciences Magnets High School (8/10), Orville Wright STEM Middle School (7/10), Cowan Avenue Elementary (7/10), and Paseo Del Rey Natural Science Magnet (8/10). According to Niche.com, Westchester Enriched Sciences Magnets ranks in the top 10% of LAUSD high schools. According to CRMLS data, properties within the Kentwood Elementary attendance zone command a 7% premium.
How does Westchester compare to Culver City?
According to CRMLS data, Westchester's $1,180,000 median is 8% below Culver City's $1,280,000, while Westchester offers 15% larger average lot sizes (6,200 sq ft vs 5,400 sq ft). According to C.A.R. buyer surveys, families prioritizing yard space and suburban feel prefer Westchester, while buyers prioritizing walkability, dining, and entertainment access prefer Culver City. According to CRMLS data, Westchester's lower competition levels (3.0 vs 2.5 deals-per-agent) make it more accessible for new farming agents.
Is Westchester a good investment area?
According to CRMLS data and C.A.R. investment analysis, Westchester's combination of 34% five-year appreciation, 5.2% gross rental yields on duplexes, and California ADU development potential makes it one of the Westside's strongest investment markets. According to Zillow data, Westchester's proximity to LAX (60,000+ workers) provides demand-side stability uncommon in residential markets. According to the California Department of Housing and Community Development, 8,400+ Westchester properties qualify for ADU construction.
What is the rental market like in Westchester?
According to Zillow rental data, Westchester's median 3-bedroom house rental is $3,800/month, reflecting strong demand from LAX workers, LMU-affiliated renters, and families. According to CRMLS investment analysis, single-family rental yields of 3.8-4.2% and duplex yields of 5.0-5.2% are above Westside averages. According to C.A.R. rental market data, Westchester's 4.2% vacancy rate indicates a tight rental market with strong fundamentals.
What seasonal patterns exist in Westchester real estate?
According to CRMLS data, Westchester's transaction volume peaks in May-July (30% above average) and troughs in November-January (25% below average). According to C.A.R. seasonal analysis, the family-buyer-dominated market creates a sharper seasonal pattern than investor-heavy neighborhoods, as families time purchases around the school year. According to NAR farming timing data, agents launching Westchester farming campaigns in January-February optimize for the spring selling season when family buyers become most active.
Conclusion: Farming Westchester's Family-Focused Value Market
According to CRMLS data, Westchester's $21.3 million annual commission pool rewards farming agents who communicate the neighborhood's core value proposition — the Westside's most affordable single-family homeownership in a family-friendly, school-strong, employment-stable community. According to NAR farming studies, value-positioned markets generate faster farming ROI (6-9 months to first transaction) than luxury markets because shorter home purchase timelines and less established agent competition create more frequent conversion opportunities.
The US Tech Automations platform provides the multi-channel farming automation, industry-specific targeting (LAX workers, aerospace professionals, LMU community), and value comparison tools that Westchester farming demands. In a market where the 3.0 deals-per-agent ratio is the most favorable on the Westside according to CRMLS data, the systematic farming approach enabled by US Tech Automations accelerates the path from market entry to top-producer status for agents who commit to this underappreciated Westside gem.
For comprehensive Westside market analysis, explore Playa Vista CA Real Estate Trends & Data 2026, Venice CA Housing Stats & Sales Data 2026, and Pacific Palisades CA Demographics & Housing Data 2026 to build a multi-neighborhood farming strategy.
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Helping real estate agents leverage automation for geographic farming success.
