Brentwood real estate facts
Brentwood (90049) is a residential neighborhood where homes run $1.2M–$4.5M ($650–$950/sq ft) and sell in ~38 days.
- Home prices: $1.2M–$4.5M · $650–$950/sq ft
- Days on market: ~38 days
- Walkability: Walk 68 (Somewhat Walkable) · Transit 48 (Some Transit) · Bike 72 (Bikeable)
- Top schools: Kenter Canyon Elementary (K–5), Paul Revere Charter Middle (6–8)
- Commute: Downtown LA (90019 anchor) 13 mi / 22–35 min via I-10 or surface · Santa Monica Pier 5 mi / 12–18 min via San Vicente/Ocean Ave · Beverly Hills (Rodeo Dr) 7 mi / 14–22 min via Sunset Blvd
- ZIP: 90049
- vs Pacific Palisades: $2.9M–$5.5M (+20–35%)
Questions buyers ask about Brentwood — answered directly
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The median sale price in Brentwood (ZIP 90049) is approximately $2.75M as of Q1 2026 (est.), with a typical range of $1.2M for south-of-Sunset condos to $4.5M+ for north-of-Sunset estates. Price per square foot averages $650–$950 depending on age, lot size, and views.
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The drive from Brentwood to Downtown LA (90019 anchor) is 13 miles, taking 22–35 minutes via I-10 East or surface streets (Wilshire/Santa Monica Blvd). Morning rush (7–9 AM) can extend to 40–50 minutes; reverse commute times are typically 20–25 minutes.
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Bryan Marks (Compass), CA DRE 01957066, is a licensed real estate professional specializing in Brentwood with 11 years of local market experience and 21 verified client reviews.
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Brentwood falls within LAUSD with Kenter Canyon ES, Brentwood Science Magnet, Paul Revere Charter Middle, and Palisades Charter High as primary public options. Many families use LAUSD's magnet lottery system or enroll in private schools (Brentwood School, Curtis, Crossroads). Verify exact attendance zones with LAUSD as boundaries shift near Bundy Drive and Sunset Boulevard.
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Brentwood Village (San Vicente Boulevard corridor) is somewhat walkable (Walk Score ~68 est.) with cafes, groceries, and services within 0.5 miles. However, hillside residential areas and lack of dense transit require a car for most errands and commutes. The neighborhood is bikeable (Bike Score ~72) via San Vicente median path and low-traffic residential streets.
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LA County property tax averages 1.19% of assessed value (1% base + local bonds/assessments). A $2.75M home would incur approximately $32,700/year in property taxes (est.). Proposition 13 caps annual assessment increases at 2% until sale. Additional Mello-Roos or HOA fees rare except in specific gated communities.
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Luxury homes under $3M typically see multiple offers and sell within 30–40 days. Estates above $5M average 60–90 days on market with more negotiation. Days on market (DOM) increased slightly in 2025–2026 compared to 2021–2022 peak, but inventory remains constrained with fewer than 50 active listings at any time.
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South-of-Sunset condos/townhomes typically charge $400–$800/month for landscaping, exterior maintenance, and amenities (pools, gyms). Luxury condo buildings near Wilshire may exceed $1,200/month. Single-family homes in hillside areas rarely have HOAs except in private gated enclaves where fees run $200–$500/month for security and road maintenance.
Brentwood is an upscale Westside Los Angeles neighborhood bounded by the Santa Monica Mountains to the north, the 405 freeway to the east, Wilshire Boulevard to the south, and the San Diego Freeway corridor to the west. The area encompasses approximately 13 square miles within ZIP 90049, with estate properties concentrated along Mandeville Canyon, Kenter Canyon, and the hills above Sunset Boulevard. Median home prices reached $2.4M–$3.1M in Q1 2026, making it one of LA County's most expensive residential markets.
Brentwood sits 12 miles west of Downtown LA and 3 miles north of Santa Monica via San Vicente Boulevard. The neighborhood is accessible via Sunset Boulevard (east-west artery), the 405 freeway (eastern boundary at exit 59-61), and Sepulveda Boulevard. UCLA's campus lies 2 miles southeast via Sunset. Century City is 4 miles east on Santa Monica Boulevard. Santa Monica Airport (SMO/closed 2028) was 3 miles southwest; LAX is 11 miles south via I-405.
Brentwood is recognized for its tree-lined streets, hilltop estates, and proximity to elite private schools including Harvard-Westlake (4 miles via Coldwater Canyon) and Crossroads School for Arts & Sciences (3 miles in Santa Monica). The neighborhood contains the Getty Center museum at 1200 Getty Center Drive, Brentwood Country Club (est. 1941), and the Brentwood Village shopping district along San Vicente Boulevard. Median lot sizes exceed 10,000 sq ft in north-of-Sunset areas; south-of-Sunset condos and townhomes average 1,800–2,500 sq ft.
What buyers actually pay in Brentwood
Typical sale range
The typical Brentwood home sells in the $1.2M–$4.5M range. Luxury segment sees multiple offers on properties under $3M; estates above $5M average 60–90 days on market with negotiation typical.
Cost per square foot
Price per square foot runs $650–$950 depending on condition and renovation status. Average days on market: ~38 days.
Brentwood's median sale price was $2.75M in Q1 2026, up 4.2% year-over-year (est.). ZIP 90049 spans $1.2M starter condos near Wilshire to $15M+ hilltop estates in Mandeville Canyon. North-of-Sunset single-family homes average $3.8M; south-of-Sunset condos/townhomes range $1.2M–$2.1M. The Palisades-adjacent westernmost streets (west of Bundy Drive) command 15–20% premiums for ocean-breeze microclimates. Teardown lots in prime school-boundary areas listed at $2.2M–$3.5M in 2025–2026.
What adds and subtracts value here
Key factors that account for most price variance between comparable homes.
Percentage premiums are estimates from paired-sale analysis. Not guaranteed appraisal outcomes.
What has sold
Representative recent comps — composite of public records; contact Brentwood's specialist for exact addresses and current verified comps.
Brentwood vs adjacent neighborhoods
| Neighborhood | Price range | vs Brentwood | Primary appeal |
|---|---|---|---|
| Brentwood | $1.2M–$4.5M | — | Subject neighborhood |
| Pacific Palisades | $2.9M–$5.5M | +20–35% | Ocean proximity, Pali High cachet, larger lots |
| Santa Monica (north) | $1.8M–$3.2M | –10–15% | More walkable, closer beach, denser housing |
| Westwood | $950K–$1.9M | –40–50% | Condo-heavy, UCLA adjacent, smaller lot sizes |
| Bel Air | $3.5M–$8M | +30–60% | Gated estates, celebrity presence, canyon privacy |
Sources: Zillow, Redfin sold comps. Values reflect recent 12-month ranges; verify against current MLS data.
Is Brentwood safe?
Brentwood recorded 1.8 property crimes per 1,000 residents in 2025 (est.), well below LA citywide average of 22 per 1,000. Violent crime remains rare (0.2 per 1,000 est.). North-of-Sunset hillside streets have lowest incident rates due to gated communities and private security patrols. South-of-Sunset blocks near Wilshire/Bundy see slightly elevated vehicle break-ins (tourist/retail spillover from Westwood Village). LAPD West LA Division (1663 Butler Ave) serves Brentwood with typical 5–8 minute response times for priority calls.
| Zone | Crime level | Division |
|---|---|---|
| North of Sunset (hills) | Very Low | LAPD West LA Div patrol + private security |
| Brentwood Village core | Low | Foot patrols, business district lighting |
| South of Wilshire corridor | Low-Moderate | Higher traffic, vehicle break-ins near retail |
For block-level crime data, visit crimemapping.com and select the local ZIP or station boundaries.
Schools serving Brentwood
| School | Grades | Notes |
|---|---|---|
| Kenter Canyon Elementary | K–5 | LAUSD; 850 students; API 920+ (est.); walk zone covers south Mandeville Canyon |
| Paul Revere Charter Middle | 6–8 | LAUSD magnet; lottery enrollment; 1,600 students; ranked top 5% CA middle schools |
| Palisades Charter High | 9–12 | Independent charter; 2,800 students; 95%+ grad rate; serves western Brentwood |
| Brentwood Science Magnet | K–5 | LAUSD magnet; 400 students; STEM focus; lottery required |
Brentwood lies within LAUSD but residents often utilize magnet/lottery programs (Paul Revere Charter, Brentwood Science) or private schools. Crossroads School (Santa Monica), Curtis School (Brentwood Village), and Brentwood School (private, 1,000+ students) are popular private options. Open enrollment permits out-of-boundary LAUSD school choice if space available. Palisades Charter High serves much of northern Brentwood; southern areas may fall into University High (West LA) boundaries. Verify exact attendance zones with LAUSD Office of Pupil Services for addresses near boundary lines.
How walkable and connected is Brentwood?
Public transit
- Metro Rapid 734 runs San Vicente Blvd (Brentwood Village to Downtown SM)
- BBB Line 14 connects Bundy/Wilshire to Santa Monica/UCLA
- Metro Local 2/302 on Sunset Blvd (limited stops in residential areas)
- Expo Line (E Line) nearest station: Bundy (3.2 miles south on Bundy Dr)
Drive times
Ranges reflect off-peak / peak PM traffic
Where is Brentwood?
Brentwood · 90049 · Open in Google Maps →
Recreation in Brentwood
- Barrington Recreation Center (11 acres, playground, baseball, basketball) at 333 S Barrington Ave
- Brentwood Glen Park (3 acres, tot lot, picnic area) off Gretna Green Way
- Getty Center outdoor gardens and Family Room interactive space (free for kids under 15)
- Will Rogers State Historic Park (2 miles west) – hiking, polo field, ranger programs
- Mandeville Canyon hiking trails – Sullivan Canyon fire road and Ridge Trail access
- Brentwood Country Club (private, golf/tennis) at 590 S Burlingame Ave
- Kenter Canyon Trail to Topanga State Park – 6+ miles of hiking
- San Vicente Boulevard median jogging path (3-mile landscaped greenway)
- Coral Tree Cafe and Farmshop (Brentwood Country Mart) – neighborhood gathering spots
- Getty Center Museum at 1200 Getty Center Dr – free admission, ticketed entry
Dining and grocery near Brentwood
- Toscana (Italian fine dining) 11633 San Vicente Blvd
- A Votre Sante (health-focused, vegetarian options) 13016 San Vicente
- Baltaire Steakhouse 11647 San Vicente Blvd
- Farmshop at Brentwood Country Mart – farm-to-table cafe/market
- Katsuya Brentwood (sushi) 11777 San Vicente Blvd
- Whole Foods Market Brentwood at 11666 San Vicente Blvd
- Vicente Foods (gourmet, local chain) 12027 San Vicente
- Gelson's Market at 529 N Sepulveda Blvd (near Wilshire)
- Brentwood Country Mart (specialty vendors, Farmshop market)
Top reasons to buy here
Premium Westside location with lower density than Santa Monica or Westwood
Top-tier LAUSD magnet school access (Revere, Palisades Charter) plus elite private school proximity
Direct I-405 access for tech/entertainment commutes to Silicon Beach, Culver City, Century City
Brentwood in photos
Brentwood vs alternatives — which is right for you?
- Premium Westside location with lower density than Santa Monica or Westwood
- Top-tier LAUSD magnet school access (Revere, Palisades Charter) plus elite private school proximity
- Direct I-405 access for tech/entertainment commutes to Silicon Beach, Culver City, Century City
- Mature tree canopy and hillside properties with canyon/city views in the $2M–$4M range
- Getty Center cultural amenity and extensive hiking/outdoor recreation in Santa Monica Mountains
- Closer ocean access (1–2 miles vs. 5 miles) with coastal climate benefits
- Larger average lot sizes (12,000–20,000 sq ft vs. 10,000 sq ft) in hillside zones
- Self-contained village commercial district (Palisades Village) vs. Brentwood's more dispersed retail
Ready to explore Brentwood?
Whether you are tracking the right block, comparing neighborhoods, or figuring out what your budget actually gets here — Bryan Marks will give you a direct, unfiltered answer.