$1,054,172Average Value$723Average Price per Sq Ft26Homes For Sale
The resurgence of historic West Adams
As one of the oldest Los Angeles suburbs, historic West Adams was developed in the 1880s and by the turn of the 20th century, the suburb was one of the city’s wealthiest districts. From a haven for early starry-eyed Hollywood hopefuls at Alexandria Hotel to a hub for African American artists until the late 1950s and a decade-long economic decline, West Adams has undergone several transformations. In the last few years, it’s emerged as a sought-after spot for its burgeoning art scene, diverse cuisine, stunning historic architecture and short trip to downtown. “In addition to its historic charm with its 100-year-old character homes, it’s one of the last neighborhoods that’s close to everything that’s affordable,” says Ari Wintraub, Realtor for Sotheby’s International Realty, who’s worked for the firm for 10 years and West Adams resident since 2016. “It’s got this buzz right now, and all these homeowners are buying now that there are places to go.”
Tartine in West Adams has fresh coffee and baked goods for a morning fix.
A variety of pop up events make the West Adams night life a hot spot in the area.
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An architectural treasure trove
The neighborhood is an architectural treasure trove filled with one of the largest collections of historic homes and mansions. This revitalized, cosmopolitan spot is peppered with 1920s Pueblo-style homes, Mediterranean estates with resort-like yards and glistening pools, Queen Anne styles, Spanish Colonial Revivals, Beaux-Arts-style homes, Neoclassical-influenced houses and California bungalows. Over 70 sites have received recognition as Los Angeles Historic-Cultural Monuments. Most were built in the 1920s, ranging from $800,000 to $2.5 million. “It’s been a phenomenal market to own and invest in,” Wintraub says. “Seeing the trajectory in the last five years has been amazing.” While most yards are filled with palm and fruit trees, others boast jasmine and bougainvillea vines. Lawns are beautifully landscaped, and no detail is spared on patios – prime for upscale entertaining.
Many churches are spread out throughout the West Adams neighborhood in Los Angeles.
Larger two story homes with red brick roofs add color and energy to the vibrant West Adams.
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A mecca for creatives and experimental restaurants
West Adams’ vibrant, diverse art and culinary scene makes it one of LA’s hip gems. “It’s a breeding ground for creatives and experimental restaurateurs,” says Wintraub. Thinkspace Gallery and MUzeuMM are popular venues, and the pink-hued, Bob Marley mural-clad Band of Vices gallery offers rotating exhibits to give a platform to marginalized creative communities. A world of multicultural cuisine runs along West Adams Boulevard. The Michelin-awarded Bee Taqueria’s festive yellow patio lures foodies in and keeps them with its authentic tacos. Farmhouse Kitchen Thai Cuisine provides lavishly plated dishes in a pink-hued atmosphere. Dive into West African/California fusion at Alta Adams, which opened six years ago. “They’re doing soul food in an elevated way,” says Wintraub. “It speaks to the roots of the neighborhood.” Or head to the iconic 60-year-old Johnny’s for its stacked-high pastrami sandwiches and Jewish deli favorites. Hip-hop enthusiasts mingle at Delicious Pizza, created by record label Delicious Vinyl, founded in the 1980s. A neighborhood staple, the eatery has served up tasty slices and all-ages block parties for 30 years. Tartine satisfies any sweet tooth with its pastries, croissants and wood-fired bread. Retailers here are just as eclectic as its food and mural-splashed art scene. Peruse vinyls at High Fidelity Records or pick up vintage apparel or unique home décor at Brother Brother. For a divey vibe and stiff drink, head to The Bar at Johnny’s or enjoy natural wine al fresco at Highly Likely. Grab essentials at a neighborhood bodega or head to Western Plaza Shopping Center, which offers Food4Less, CVS and other retailers. Historic and iconic places pepper the landscape, from the 24th Street Theatre, the South Seas House and the landmark Golden State Mutual Life Insurance Building – West Adams’ rich past is well preserved.
Band of Vices in West Adams provides an art space for the often overlooked artists.
Try a slice of pizza and a cold beer at Delicious Pizza, a hip hop themed joint in West Adams.
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Outdoor recreation for all
Shoot hoops or let the kids play at the jungle-themed playground at Westside Neighborhood Park. Vineyard Recreation Center provides a range of activities for residents, including a youth summer basketball camp, a community room and programs ranging from boxing to dance and fitness. A small pocket park, Gladys Jean Wesson Park is a beloved gathering space featuring a tot lot, a shaded public plaza, outdoor fitness stations and public art with a children's poem etched into the plaza’s shade panels.
Westside Neighborhood Park in West Adams is a great place to walk your dog or ride your bike.
Locals enjoy practicing basketball at Vineyard Recreation Center in West Adams.
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Top marks for Los Angeles Unified Schools
Served by the Los Angeles Unified School District, local students attend Cienega Elementary, Johnnie Cochran Jr. Middle and West Adams Preparatory High School. Cienega received a B-minus from Niche, and the middle school received a C. Cienega offers a summer learning program, parent workshops and The Walking Classroom, a program combining literacy and fitness. Earning a B-minus from Niche, the high school provides swimming and football teams, STEM education and the West Adams Labyrinth, a living green space for reflection and meditation. Students can also attend a variety of private and charter academies.
Cienega Elementary
school street view.
Susan Miller Dorsey High School is part of the Los Angeles Unified School District.
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A neighborhood staple
The neighborhood’s signature event is the annual West Adams Avenues Jazz & Music Festival, featuring live performances, dancing and food trucks.
Grab some chicken legs from street vendors in West Adams.
A variety of pop up events make the West Adams night life a hot spot in the area.
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Riding around West Adams
Walkable to restaurants, shops and galleries, West Adams’ proximity to Interstate 10 and Venice Boulevard also helps residents easily reach Downtown L.A. in 4 miles, Santa Monica Airport in 10 miles and Culver City in 5 miles. A light rail line also passes through West Adams, getting residents from downtown to Santa Monica.
West Adams has bus stops conveniently positioned on the main strip near shops and restaurants.
The E Metro Line connects West Adams with downtown Los Angeles and other major areas.
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
Interested in learning more about homes in this area?
Reach out to
Erica Walden,
an experienced agent in this neighborhood.
Parks in this Area
Westside Neighborhood Park
Basketball
Trails
Playground
Syd Kronenthal Park
Baseball/Softball
Basketball
Tennis
Genesee Avenue Park
Picnic Area
Trails
Playground
Rancho Cienega Sports Center Park
Baseball/Softball
Basketball
Football
Gladys Jean Wesson Park
Playground
Vineyard Recreational Center
Basketball
Picnic Area
Playground
Transit
Airport
Los Angeles International
16 min drive
Subway
Expo/La Brea
Bus
Crenshaw & Exposition
Bus
Adams & Crenshaw Blvd. (Southbound)
Bus
Adams & Dunsmuir
Bus
Buckingham & 29th St. (Southbound)
Bus
Jefferson & Alsace
Bus
West & Buckingham (Southbound)
Bus
Adams & Somerset Dr. (Southbound)
Reviews
Niche Reviews
3.99 Reviews
2.0Unknown
12/7/2023Niche Review
Uh, 80 percent black isn't "diverse", let's dispel that myth. This neighborhood has some cool bungalows etc, it was a cool white area at one time, but to pay over a million to live in the Hood is ridiculous. The neighborhood definitely isn't safe and yes it's getting some gentrification but the area south of to still look like Boyz in the Hood. Hard no, ask in another 20 years
5.0Current Resident
5/18/2019Niche Review
This area is filled with culture and a loving community that looks out for each other. There is always something to do, but plenty of places to relax if you want to wind down.
5.0Current Resident
4/5/2021Niche Review
Living is West Los Angeles is great. Have everything near by. Downtown LA is only 10-15 minutes away. Santa Monica is also near by. have the beach just few minutes away, cant be mad at that. Originally coming from South Orange County.
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Crime and Safety
1 - Low Crime, 10 - High Crime
West Adams
US
Homicide
4
4
Sexual Assault
3
4
Assault with Weapon
4
4
Robbery
5
4
Burglary
4
4
Motor Vehicle Theft
5
4
Larceny
3
4
Crime Score
4
4
Source: WhatIsMyCrimeRisk.com
Demographics and Home Trends
On average, homes in West Adams, Los Angeles sell after 43 days on the market compared to the national average of 47 days. The average sale price for homes in West Adams, Los Angeles over the last 12 months is $1,205,285, up 10% from the average home sale price over the previous 12 months.
Welcome to 2700 and 2702 Palm Grove Ave.-a stunning new construction home in the heart of red-hot West Adams. Best of all, **YOU CAN OWN THIS PROPERTY FOR AS LITTLE AS $2,925/month** thanks to rental income from the legal 1BD/1BA ADU (estimated rent: $2,950), offsetting a $5,875 monthly mortgage. The front home offers 4BD/3BA with an open, sunlit floor plan, sleek modern finishes, recessed
Welcome to 2700 and 2702 Palm Grove Ave.-a stunning new construction home in the heart of red-hot West Adams. Best of all, **YOU CAN OWN THIS PROPERTY FOR AS LITTLE AS $2,925/month** thanks to rental income from the legal 1BD/1BA ADU (estimated rent: $2,950), offsetting a $5,875 monthly mortgage. The front home offers 4BD/3BA with an open, sunlit floor plan, sleek modern finishes, recessed
Home appraised at $1,350,000 on 3/25/25 (appraisal available upon request). Seller is motivated and has aggressively priced the home to sell. All offers will be considered, so don’t miss this opportunity to submit your client’s offer!Beautifully Remodeled Spanish-Style Home in West Adams – $25K Closing Cost Credit!Welcome to this stunningly remodeled Spanish-style home in the sought-after West
Contiguous property behind this property is also on the market. Please contact agent for details.ED1 Eligible Site- This property has been confirmed for ED 1 expedited processing.
Contiguous property behind this property is also on the market. please contact agent for details. ED 1 Eligible Site. • This property has already been confirmed eligible for ED 1 expedited processing
Amazing opportunity to add value in a prime location! Amazing property located on a beautiful tree-lined street close to everything, including many popular shops and restaurants in Mid-City, West Adams and Culver City. We are very pleased to offer 2911 Wellington Road, a 3 bedroom 2 bath totaling 1,333 sf on an underutilized 5,233 square foot lot zoned R2 with huge potential to significantly
Soaring 31 stories into the sky as the tallest free-standing structure in the area, ARQ transforms the landscape of Los Angeles. A triumphant expression of a modern new lifestyle, ARQ is situated atop Cumulus District, the citys upcoming destination for innovators and creatives. Envision luxury living with unobstructed views and impeccable amenities elevated, down to the last detail. Greystar
**1.5 MONTH FREE PROMO + $750 TOUR AND APPLY BONUS - SEE FULL DESCRIPTION**BRAND NEW**IN-UNIT LAUNDRY**PET FRIENDLY**CENTRAL A/C**ENSUITE BEDROOMS**2 PARKING**PRIVATE GARAGES**BALCONIES**DIFFERENT FLOORPLANS AVAILABLE** This brand-new, spacious 1,840 SF 4-bedroom, 3.5-bathroom tri-level townhome in Mid-City offers contemporary luxury nestled at the end of a cul-de-sac. Designed with high-quality
Located at the nexus where the dynamism and vibrancy of Culver City and West Adams meet, VOX breaks out as the heartbeat of the new Cumulus District neighborhood. Here, creators, makers, and thought leaders can come together and thrive in over 160,000 sq ft of thoughtfully-designed indoor and outdoor amenities that take the new work-live-play lifestyle to a whole other level. Greystar California,
Interested in learning more about homes in this area?
Reach out to
Erica Walden,
an experienced agent in this neighborhood.
Average Home Value
Source: Public Records
Property Mix - Square Feet
This Neighborhood Has More Renters
Demographics
Total Population
22,070
Median Age
38
Population Density
24 ppl/acre
Population under 18
22.6%
On par with the national average
23.8%
Population over 65
14%
Below the national average
19.1%
Finances
Median Household Income
$57,370
Below the national average
$71,702
Average Household Income
$78,427
Education and Workforce
High School Graduates
71.9%
Below the national average
89.1%
College Graduates
21.6%
Below the national average
34.1%
Advanced Degrees
6.1%
% Population in Labor Force
67.6%
Weather
Annual Precipitation
14''
Average Winter Low Temperature
48°F
Average Summer High Temperature
83°F
Annual Snowfall
0''
Area Factors
Very Bikeable
Bike Score®
73/ 100
Very Walkable
Walk Score®
83/ 100
Good Transit
Transit Score®
60/ 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.
Disclaimer: Certain information contained herein is derived from information provided by parties other than Homes.com. Our sources include: Accuweather, Public Records and Neustar. All information provided is deemed reliable, but is not guaranteed to be accurate and should be independently verified.
