Brentwood
Neighborhood Reviews
Vintage homes and contemporary estates with celebrity appeal
Brentwood is a luxury real estate market by any standards, with architecturally significant homes designed by Frank Gehry, among many others. “Homes are such a mix here. You’ve got the older Spanish style, but then you have a lot of new construction,” Ostrow says. “Almost every developer in the city has built in Brentwood because the value for new construction is there.” The neighborhood’s original homes were built in the 1950s and ‘60s, but many have been torn down to make way for something more expansive. “Some of the gems have been preserved, and they are beautiful. Residents who own certain homes know not to tear down or renovate in a way that ruins the integrity of the architecture,” Ostrow says. “You’ve got a high-end market here, but north of Sunset is where you’ll find the most spacious and most expensive estates. LeBron James lives up there.” Brentwood homes have a massive swing in price — from $2 million for something vintage with about 1,200 square feet to $10 million for a 9,000-square-foot estate home. There is also a sizable inventory of homes priced between $10 million and $20 million, with prices that can climb as high as $60 million. Condos and townhomes list between $500,000 for around 500 square feet and $2.5 million for something spacious and contemporary.
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Some of the best private schools in the state
Los Angeles Unified is an above-average urban school district with a B-plus grade from Niche. Kenter Canyon is a walkable charter elementary school in Brentwood with an A grade from Niche. “Private schools are better known in this neighborhood than the public schools,” Ostrow says. “The Archer School for Girls is known to be excellent.” The school is the 10th-best high school for the arts in California, according to Niche, which grades it A-plus. Archer serves girls in sixth through 12th grade. The Brentwood School is another private option graded A-plus. It serves kindergarten through 12th grade and has a student-teacher ratio of 9 to 1, compared to the national average of around 17 to 1. According to the school, 100% of students go on to attend a four-year college.
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Health-conscious residents value outdoor access
In the shadow of the Santa Monica Mountains, Brentwood is awash with cultivated public green spaces. "You have people who really take care of their health here, so outdoor access is key," Ostrow says. "For runners on beautiful, tree-lined San Vicente Boulevard, it's pretty much the gateway to the ocean because Santa Monica is just a few miles west." The area around Mandeville Canyon is surrounded by hiking trails like those at Westridge-Canyonback Wilderness Park, which features hilly terrain for hikers, bikers and horseback riders. Scenic San Vicente Mountain Park is the home of a former Cold War missile launch site, complete with a decommissioned radar towner. Hikers looking for a beginner-friendly walk are promised beautiful sunsets over the valley and ocean views. Crestwood Hills is a lush community park that is dog-friendly, with plenty of space for a picnic. Kids enjoy scaling the playground and participating in organized and pick-up games at the sports facilities. “The Brentwood Country Club is obviously very affluent, but it’s also kind of casual,” Ostrow says. The private golf and tennis club attracts a luxury-focused clientele. High-level professionals talk business on the 18-hole course known to be firm and challenging.
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Historic Brentwood Country Mart is comfortable and nostalgic
Historic Brentwood Country Mart has been popular among luminaries and locals for decades, offering cozy, homestyle fare and wares in shops that echo the classic red barns of a bygone era. There is a selection of dining options, chocolates, fashion and handcrafted jewelry. "It feels comfortable, like a little slice of nostalgia that you don't find in most of LA," Ostrow says. "It's a place where multimillionaires wearing flip-flops sit down for a picnic table lunch." There is no WiFi at Caffe Luxxe, where visitors are encouraged to take a break and smell the coffee. Along San Vicente Boulevard, there are even more dining options, including Jon & Vinny's, an open and airy venue for casual Italian cuisine. Baltaire is a contemporary restaurant with the genes of a classic steakhouse. "This is the hot place in town. It's always crowded; you have to come in at 5:30 just to get a seat at the bar," Ostrow says. "It has become a local focal point. If you want steak, you're going to Baltaire." Residents can grocery shop at Vicente Foods, a neighborhood landmark since 1948.
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Traveling east across the 405 is challenging
Interstate 405 makes up Brentwood’s eastern border, giving residents on that side of the neighborhood direct highway access. “If you have to cross the freeway during rush hour, going east to Beverly Hills or downtown, it’s a nightmare. Nobody wants to venture east of the 405 if they can help it,” Ostrow says. The neighborhood is a couple of miles north of I-10, which connects to downtown Los Angeles about 15 miles east. Brentwood’s major thoroughfares are Sunset and San Vicente boulevards, which connect to the beach at Santa Monica about 5 miles west. There are bus routes operated by LA Metro that run along both major stretches — the closest light rail stop is Expo/Sepulveda, a 30-minute walk via Bundy Drive. Ronald Reagan UCLA Medical Center is about 3 miles away.Los Angeles Marathon comes through Brentwood
A Brentwood community landmark, the J. Paul Getty Museum, known locally as the Getty, houses a vast collection of ancient and modern art at two campuses. Its central garden, with sculpture terraces and mazes, is a living work of art. There are always performance and discussion events to experience at the Getty. On a smaller scale, Brentwood Country Mart offers a calendar of fun and low-key workshops for all ages, including music, crafts and the annual Fall Festival. Thousands gather for the Los Angeles Marathon every spring. The marathon passes through downtown, West Hollywood, Beverly Hills, Brentwood and other West Los Angeles neighborhoods along its route. The race ends with a finish-line festival complete with live music and a beer garden.Serious fire risk with a history of damage
Due to its proximity to the Santa Monica Mountains, Brentwood faces a significant fire risk. The Los Angeles Fire Department has this hilly and mountainous neighborhood on its list of neighborhoods with the highest risk. The Getty Fire in 2019 burned almost 750 acres in Brentwood—thousands were forced to evacuate, and 25 homes were either damaged or destroyed. Fire risk is a growing problem and expense for buyers in California as insurance companies continue to flee the state.
Written By
Amber Steinmetz-Cole
Photography Contributed By
Jonathan Quinones
Video By
Anne Sheridan
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Agents Specializing in this Area
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Patricia So
Patricia So
Responds QuicklyCompass
(747) 271-0613
22 Total Sales
1 in Brentwood
$3,100,000 Price
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Cindy Ambuehl
Cindy Ambuehl
Responds QuicklyChristie's International Real Estate SoCal
(747) 294-3863
124 Total Sales
36 in Brentwood
$3.2M - $24.3M Price Range
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Valerie Fitzgerald
Valerie Fitzgerald
Coldwell Banker Realty
(323) 310-4814
35 Total Sales
2 in Brentwood
$1.1M - $4.1M Price Range
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Crosby Doe
Crosby Doe
Crosby Doe Associates, Inc.
(424) 541-1360
43 Total Sales
5 in Brentwood
$2.3M - $4.3M Price Range
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Lisa Diane Sockolov
Lisa Diane Sockolov
Responds QuicklyCarolwood Estates
(747) 307-6023
27 Total Sales
2 in Brentwood
$1.9M - $5M Price Range
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Farah Abri
Farah Abri
Premier Realty Associates
(424) 344-5430
5 Total Sales
2 in Brentwood
$563K - $610K Price Range
Schools
Source:
GreatSchools:
The GreatSchools Rating helps parents compare schools within a state based on a variety of school quality indicators and provides a helpful picture of how effectively each school serves all of its students. Ratings are on a scale of 1 (below average) to 10 (above average) and can include test scores, college readiness, academic progress, advanced courses, equity, discipline and attendance data. We also advise parents to visit schools, consider other information on school performance and programs, and consider family needs as part of the school selection process.
View GreatSchools Rating Methodology
- K to 5th
- Public
- 9th to 12th
- Charter
- 6th to 8th
- Charter
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Parks in this Area
Jackie Robinson Field
Champion Echo Park Manager
Los Angeles National Veterans Park
Crestwood hills Park
- Basketball
- Dog Park
- Picnic Area
Westridge-Canyonback Wilderness Park
- Bike Trails
- Trails
- Hiking
San Vicente Mountain Park
- Bike Trails
- Picnic Area
- Hiking
Transit
Reviews
Niche Reviews
7/2/2018
Niche Review
Brentwood is such an incredibly beautiful place nestled into LA. Its full of students and familes with pets. Its clean and always has the ocean breeze.
5/29/2018
Niche Review
It's a great area with a good school district but could be diversified in terms of race. It also needs some new restaurants.
2/27/2024
Niche Review
Best neighbourhood for families in LA. Truly have never not felt safe and welcome. Great hiking parks and schools.
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Crime and Safety
| 1 - Low Crime, 10 - High Crime | Brentwood | US |
|---|---|---|
| Homicide | 3 | 4 |
| Sexual Assault | 2 | 4 |
| Assault with Weapon | 3 | 4 |
| Robbery | 4 | 4 |
| Burglary | 5 | 4 |
| Motor Vehicle Theft | 5 | 4 |
| Larceny | 5 | 4 |
| Crime Score | 4 | 4 |
Source: WhatIsMyCrimeRisk.com
Brentwood Demographics and Home Trends
On average, homes in Brentwood, Los Angeles sell after 45 days on the market compared to the national average of 50 days. The median sale price for homes in Brentwood, Los Angeles over the last 12 months is $2,670,750, up 22% from the median home sale price over the previous 12 months.
Housing Trends
Median List Price
$2,995,000
Median Sale Price
$2,670,750
Median Single Family Sale Price
$4,997,000
Median Townhouse Sale Price
$2,271,000
Median 2 Bedroom Sale Price
$1,200,000
Median Change From 1st List Price
2%
Last 12 months Home Sales
670
Median Home Sale Price YoY Change
22%
Average Price Per Sq Ft
$1,256
Neighborhood Facts
Number of Homes in Neighborhood
9,463
Number of Homes for Sale
263
Median Year Built
1962
Months of Supply
4.70
Average Single Family Home Size Sq Ft
3,699
Significantly above the national average
1,927
Average Townhouse Size Sq Ft
3,090
Average 2 Bedroom Size Sq Ft
1,557
Average 1 Bedroom Size Sq Ft
881
Average Studio Size Sq Ft
350
Median Lot Size Sq Ft
12,632
Open Houses
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Sunday, Jul 201 - 4pm
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Sunday, Jul 202 - 5pm
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Sunday, Jul 201 - 4pm
Distribution of Home Values
Homes for Sale
Homes for Rent
Condo Buildings
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Average Home Value
Property Mix - Square Feet
This Neighborhood Has More Owners
Demographics
Total Population
33,702
Median Age
41
Population Density
4 ppl/acre
Population under 18
19.7%
On par with the national average
23.8%
Population over 65
21.4%
On par with the national average
19.1%
Finances
Median Household Income
$147,806
Significantly above the national average
$71,702
Average Household Income
$174,226
Education and Workforce
High School Graduates
98.6%
College Graduates
81.1%
Significantly above the national average
34.1%
Advanced Degrees
38.9%
Significantly above the national average
13.3%
% Population in Labor Force
69.1%
Weather
Annual Precipitation
12''
Average Winter Low Temperature
49°F
Average Summer High Temperature
70°F
Annual Snowfall
0''
Area Factors
Somewhat Bikeable
Bike Score®
3
/ 100
Car-Dependent
Walk Score®
8
/ 100
Minimal Transit
Transit Score®
0
/ 100
Source: Walk Score
Source: Walk Score
Sound Score® measures the noise level of any address. Transit Score® measures access to public transit. Bike Score® measures the bikeability of any address.
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