Welcome to Brentwood
Brentwood is an extremely wealthy neighborhood in Los Angeles which also has one of the lowest population densities in LA. It rests along the slopes of the majestic Santa Monica mountains. Brentwood is comprised of high-end boutiques and elegant restaurants with massive houses near the slope of the mountains.
Being one of the poshest neighborhoods in Los Angeles, you will see many celebrities, world-class venues and attractions, picturesque parks, and other outdoor spaces, and many upscale shops, establishments, and more. You can hike and bicycle on the beautiful trails to enjoy the breath-taking views.
What to Love
Brentwood could sound boring to most people when they hear that it’s a posh neighborhood with one of the lowest population densities in Los Angeles. However, this could not be farther from the truth. Brentwood has so much to do and love that almost anyone can have an incredible time there.
- The privacy
- Beautiful beaches
- Family-friendly communities
- Diversity of residents and attractions
- Elegant homes
- High-end attractions and establishments
The Communities of the Brentwood Neighborhood
Brentwood is a stable and safe community where most schools perform well above the state-wide goals and the crime like 44% lower than the Los Angeles County average.
There are various communities within the Brentwood neighborhood. Brentwood Circle is a notable guard-gated community within Brentwood. This gated community is comprised of massive houses that consist of Mediterranean, Mid Century Modern, and French Provincial architecture with luxurious landscaping. The restaurants, fitness centers, and other attractions are within close proximity to this gated community. Mountaingate is a neighborhood within Brentwood that is located on top of the Santa Monica mountains. This is a planned community with 298 residences. There are single-family homes and town homes that this community consists of. The country club has two golf courses, a pro shop, tennis courts, and a spa. You need to purchase a membership separately for the Country Club. Brentwood Country Estates is another guard-gated community that has many high-profile and celebrity residents who love their privacy and the beautiful views they get to enjoy in their spectacular homes. This community has estates, mansions, and mega-mansions that very few places can say they have in Los Angeles.
Dining, Shopping, and Entertainment
There are numerous dining establishments in Brentwood that you need to eat at. One of these is Sushi Sasabune which has some of the best sushi in Brentwood, so if you are a fan of sushi and other Japanese-style food, then you need to come here. Vincenti is the best Italian restaurant in Brentwood. There are other Italian restaurants, but this is the one you need to eat at if you are looking for an Italian-themed meal. Pizzana offers many dishes that are popular with almost everyone and you cannot go wrong eating here. You are going to live with a big smile on your face and a full stomach after you have satisfied your hunger.
There are many places to shop in Brentwood, these include Brentwood Country Mart, Brentwood Gardens Plaza, and Brentwood Place Shopping Center. Each of these places offers so much to their customers. There are many smaller shops within these markets and centers so you are sure to find almost everything you might need. From groceries to shopping at high-end boutiques, these are some of the most popular shopping destinations in Brentwood.
Entertainment is easy to come by in Brentwood. One of the most well known places in Brentwood is The Getty, you can check out the art but the real wonder for most people comes from the magnificent views of the open space, the gardens, and the architecture. You can also take in the views from the picturesque parks and have a great time out with friends and family, go cycling and hiking and really appreciate the beauty of Brentwood.
Things to Do
Visit the Bar Toscana, which is a sleek, Milan-inspired lounge that specializes in Italian cocktails and stuzzichini. This place has a relaxed atmosphere where you can relax and let the worries of the day go. Check out the Skirball Cultural Center, which is a museum and cultural center that uses the history of the Jewish experience as a base to tell the stories about multiculturism in America and the progress of democratic ideals throughout the world. This place also has well-curated world music, theatre, comedy, film, and literary programs. The Getty can also be visited for the reasons mentioned in the above section. If you love to see art, then check out the sculptures and painting from Europe, America, and Asia. You can even have a picnic in the picnic area which is open up until about 30 minutes before the museum closes.
Explore the Nesbitt House, which is one of Brentwood’s architectural masterpieces. It was designed by Richard Neutra and it won a Distinguished Honor Award from the Southern California American Institute of Architect. If you are an architectural buff, then you can continue exploring the residential areas of Brentwood and find so may other masterpiece designed by world-famous architects.
Schools
Brentwood is a well-known neighborhood which has many schools, and this makes Brentwood a great choice for homeowners with children. There are public and private schools in the neighborhood which do very well compared to most schools in Los Angeles County.
- Community Magnet Charter Elementary School – Public
- Warner Avenue Elementary School – Public
- Renaissance Arts Academy – Public
- Brentwood School East and West Campus – Private
- Archer School For Girls – Private
- Futures Academy – Brentwood – Private
- Kenter Canyon Elementary School - Public
Brentwood: 3-Year Market Projection
2026
- Active Listings: Likely to stay elevated (~540–560), as many homeowners test the market while buyers remain selective.
- Closed Sales: Projected ~165–175, below long-term averages, reflecting cautious buyer sentiment.
- Median Prices: Stabilization phase. Expect list prices around $4.9M–$5.0M, with solds slightly lower at $4.6M–$4.7M.
- $/Sq.Ft.: Near $1,400–$1,450, holding close to 2025 levels.
- Key Factor: Persistently high interest rates keep financed buyers cautious, but luxury cash buyers prevent major price declines.
2027
- Active Listings: Moderates to ~500–520 as discretionary sellers step back.
- Closed Sales: Rebound to ~180–190, signaling renewed absorption.
- Median Prices: Modest appreciation resumes: list ~$5.1M, sold ~$4.8M–$4.9M.
- $/Sq.Ft.: Climbs toward $1,475–$1,525.
- Key Factor: Global equity market stability and foreign wealth flows revive Brentwood’s luxury demand, particularly for move-in-ready estates.
2028
- Active Listings: Balances near ~470–490, with healthier turnover.
- Closed Sales: Pushes toward ~200, closer to pre-pandemic norms.
- Median Prices: Growth regains momentum: list $5.3M–$5.5M, sold $5.0M–$5.2M.
- $/Sq.Ft.: Likely to reach $1,550–$1,600.
- Key Factor: With interest rates stabilizing or easing, coupled with ongoing international demand and limited supply of premier luxury homes, Brentwood reasserts its long-term value trajectory.
Summary Projection
- Short-term (2026): Stabilization, sales subdued, pricing flat-to-soft.
- Mid-term (2027): Market recovery begins as confidence and global demand strengthen.
- Long-term (2028): Healthy appreciation resumes, with fundamentals driving sustainable growth rather than speculative froth.
Bottom Line: Brentwood’s luxury market is moving from correction (2023–2025) into a stabilization and rebound cycle (2026–2028). Expect fewer deals than at peak years, but steady long-term appreciation supported by global capital and scarcity of prime inventory.
Download Brentwood Data
Brentwood Market Analysis (2013–2025)
1. Active Listings & Closed Sales
- Inventory ranged from a low of 356 (2022) to a high of 602 (2018).
- Closed sales peaked in 2021 at 319 transactions, reflecting the post-pandemic buying surge.
- The closure rate fluctuated widely, dropping to 29.8% in 2025, indicating fewer deals despite higher list activity.
2. Median Pricing Trends
- Median list prices grew from ~$2.3M in 2013 to ~$4.8M in 2025.
- Median sold prices closely tracked list prices but showed softening post-2022, with 2025 sales closing at ~$4.53M, below peak listing expectations.
- The strongest seller alignment was in 2022, where sold prices ($3.75M) exceeded list ($3.51M).
3. Price Per Square Foot
- Values rose steadily from $842/Sq.Ft. in 2013 to over $1,412/Sq.Ft. in 2025.
- 2021–2022 saw a significant surge above $1,200/Sq.Ft., driven by competitive luxury demand.
- Post-2023, growth slowed but held in the $1,300–$1,400/Sq.Ft. range.
4. Total Sold Volume
- Strongest year: 2021 at $1.8B, reflecting peak luxury absorption.
- Weaker years: 2013 ($756M) and 2025 ($974M), despite high listing prices, because of fewer transactions.
- This shows Brentwood’s luxury market is supply heavy, but absorption sensitive.
5. Sale-to-List Ratios
- Generally in the 93%–98% range, with the weakest ratios in 2025 (~94%).
- Peak efficiency: 2016–2018 (~97%–98%), showing tighter negotiation gaps.
Brentwood: 3-Year Market Projection (2026–2028)
2026
- Active Listings: Elevated (~540–560), as sellers continue to test high valuations.
- Closed Sales: ~165–175, still sluggish relative to 2021 highs.
- Median Prices: Flat-to-soft; list ~$4.9M–$5.0M, sold ~$4.6M–$4.7M.
- $/Sq.Ft.: ~$1,400–$1,450, holding steady.
- Key Factor: Interest rates remaining “higher for longer” keep buyers selective; cash deals dominate luxury tiers.
2027
- Active Listings: Moderates (~500–520) as discretionary sellers pull back.
- Closed Sales: Modest rebound to ~180–190, signaling cautious confidence returning.
- Median Prices: Modest lift; list ~$5.1M, sold ~$4.8M–$4.9M.
- $/Sq.Ft.: ~$1,475–$1,525.
- Key Factor: Equity markets and foreign wealth flows revive, with Brentwood’s proximity to Beverly Hills and Pacific Palisades attracting international buyers.
2028
- Active Listings: Balanced (~470–490).
- Closed Sales: Push toward ~200, approaching healthier pre-pandemic absorption.
- Median Prices: Renewed momentum; list ~$5.3M–$5.5M, sold ~$5.0M–$5.2M.
- $/Sq.Ft.: Could reach ~$1,550–$1,600.
- Key Factor: Stable rates, continued inflows of global capital, and demand for turnkey luxury estates support long-term appreciation.
Summary
- 2013–2025: Brentwood’s luxury market saw massive appreciation ($842 → $1,412/Sq.Ft.), record 2021 volumes ($1.8B), and weaker absorption by 2025.
- 2026–2028 Projection: Market stabilizes in 2026, modest rebound in 2027, and healthy appreciation resumes in 2028. Sales remain lower than pandemic peaks, but Brentwood’s status as a premier luxury neighborhood ensures long-term value growth.
Bottom Line: Brentwood is transitioning from a correction (2023–2025) into a measured recovery (2026–2028). Inventory will stay ample, but values remain anchored by scarce luxury supply and deep-pocketed demand.
