Buying a Home in Brentwood, Los Angeles
Brentwood is an affluent residential neighborhood in the Westside region of Los Angeles, occupying approximately 7.8 square miles in ZIP code 90049. It is bounded by Pacific Palisades to the west, Bel Air to the north, Westwood and the UCLA campus to the east, and Sawtelle and West Los Angeles to the south. The 405 freeway runs along the eastern edge and the 10 connects south. Sunset Boulevard forms the northern residential boundary before entering the canyon to Pacific Palisades. The neighborhood is within the City of Los Angeles -- not a separate incorporated city like Beverly Hills -- and is served by LAUSD and LAPD.
Brentwood's real estate market is defined by what CRMLS describes as "the intersection of old-money establishment and new-wealth entertainment and technology sector buyers." With a median household income of approximately $186,000 and a median home price between $2.6M and $3.25M depending on the data source, Brentwood consistently ranks among the top 1% of California markets by home value. The neighborhood's 8 micro-zones span $2.2M to $8.5M in median price per CRMLS data, creating a wide range of entry points within a single neighborhood identity. Homes near the Getty Center and the Westridge-Canyonback Wilderness Park trade at the top of that range while the flatter streets near Wilshire Boulevard offer more accessible entry points.
San Vicente Boulevard -- The Neighborhood's Defining Feature
San Vicente Boulevard runs east-west through the heart of Brentwood with a distinctive 1.5-mile tree-lined median planted with coral trees -- one of the most photographed and iconic streetscapes in Los Angeles. The median serves as a popular jogging and walking path that has become the social heart of the neighborhood. The corridor anchors Brentwood's commercial district with Jon & Vinny's, Baltaire steakhouse, and the Brentwood Country Mart -- a nostalgic open-air shopping and dining complex that has been a community institution since the 1940s. Properties within easy walking distance of San Vicente command an 8% premium over comparable Brentwood properties away from the corridor, per CRMLS data. The boulevard defines Brentwood's identity more than any other single physical feature.
The Getty Center -- Cultural Capital and Property Premium
The J. Paul Getty Museum at the northern edge of Brentwood is one of the world's major art museums, perched above the 405 freeway with sweeping views of Los Angeles. The Getty's architecture by Richard Meier, its permanent collection, and its role as a public cultural institution give Brentwood a neighborhood identity that no other Westside community has. Per CRMLS data, homes within one mile of the Getty command an 8% premium attributable to proximity. For buyers who value cultural institutions as neighborhood amenities, the Getty's presence is a durable and irreplaceable asset.
Brentwood Neighborhood Guide for Buyers
Brentwood's 8 CRMLS micro-zones span $2.2M to $8.5M in median price. Here are the four key buyer-facing sub-markets.
The streets of Brentwood Park and upper Brentwood approaching the Santa Monica Mountains represent the neighborhood at its most exclusive. Gated compounds, large lots, complete privacy, and canyon adjacency define this sub-market. Many of Brentwood's most significant estates are here -- properties that rarely come to market and when they do attract a patient, sophisticated buyer pool with a very specific set of requirements. The Getty Center is immediately adjacent to the northern edge of this area. Price points are the highest in Brentwood and often the highest in the 405 corridor.
The residential streets within easy walking distance of San Vicente Boulevard offer Brentwood's best combination of lifestyle and community access. The coral tree median, the jogging path, Brentwood Country Mart, and the commercial corridor's restaurants and boutiques are the core reasons buyers specifically target this part of the neighborhood. Craftsman and Spanish Colonial homes from the 1920s-1940s mix with more contemporary builds on generous lots. The 8% walkability premium documented by CRMLS reflects real buyer demand for this specific sub-area. Well-priced homes on the best streets in this area move faster than Brentwood's overall average.
The residential streets in south Brentwood approaching Wilshire Boulevard and the Santa Monica border offer the most accessible price points in the neighborhood. This area has a more urban character than upper Brentwood, with higher density, more condos and townhomes alongside the SFR inventory, and better freeway access via the 10 and 405. Buyers who specifically want the Brentwood address and 90049 ZIP code at the most accessible price point consistently find the best value in south Brentwood. Kenter Canyon Elementary is accessible from this area, providing public school quality above the LAUSD average.
Brentwood has meaningful condo and townhome inventory primarily in south Brentwood near Wilshire Boulevard and the 405 corridor. Condos start around $900K-$1.2M, providing an accessible entry into the 90049 ZIP code and the neighborhood's school and lifestyle amenities. For buyers who want the Brentwood address and Kenter Canyon Elementary access without the full SFR commitment, the condo market provides a practical path. Condos below $1.5M use the $7,250 flat fee tier. HOA fees vary and should be reviewed carefully as part of due diligence.
Schools Serving Brentwood LA
Brentwood is served by LAUSD but has some of the strongest public and private school options in the city. The private school infrastructure is among the best on the Westside.
| School | Type | Grades | District | Rating | Notes |
|---|---|---|---|---|---|
| Kenter Canyon Elementary | Public | K-5 | LAUSD | The standout LAUSD public elementary in Brentwood. One of the highest-rated public elementaries in the City of LA. Strong academics, high parent engagement, and a student profile that produces exceptional outcomes. The Kenter Canyon attendance zone adds measurable value to homes within its boundary -- verify zone boundaries with LAUSD before purchasing. | |
| Paul Revere Charter Middle | Charter | 6-8 | LAUSD authorized | One of the top charter middle schools in Los Angeles. Competitive admission but accessible to Brentwood students. Feeds into University High School. Widely cited as the primary middle school choice for Brentwood families using public/charter options. | |
| University High School | Public | 9-12 | LAUSD | The local LAUSD high school for Brentwood. One of the stronger LAUSD high schools in the city -- above average in academic outcomes. Notable alumni include numerous entertainment industry professionals. A reasonable standard-attendance option for families in the northern Brentwood/Westwood area. | |
| Brentwood School | Private | K-12 | Independent | Elite K-12 private school with two campuses in Brentwood. One of the most sought-after private schools on the Westside. Strong college placement and athletic programs. Annual tuition approximately $45,000-$50,000. A primary driver of family demand in Brentwood for buyers who prioritize private K-12 education. | |
| Archer School for Girls | Private | 6-12 | Independent | All-girls private school in Brentwood. Strong academic reputation and college placement. A popular choice for Brentwood families seeking private secondary education for daughters. | |
| Brentwood Science Magnet | Public Magnet | K-5 | LAUSD | LAUSD magnet school with competitive admission. Alternative to Kenter Canyon for families whose children do not fall within the Kenter attendance zone. Provides above-average public elementary access within Brentwood. |
Brentwood LA Real Estate Market -- Verified 2026 Data
Important note: "Brentwood" also refers to a city in Contra Costa County (East Bay). All data below is specific to Brentwood, Los Angeles (90049), not Brentwood, CA.
| Metric | Brentwood LA (90049) | Source / Notes |
|---|---|---|
| Median sale price (Dec 2025) | $2.6M | Redfin; up 29.3% YoY -- small sample size contributes to volatility |
| Median sale price (Q4 2025) | $3.25M | CRMLS; considered most comprehensive for this market |
| Zillow ZHVI | $2.7M | Down 1.0% YoY; includes all property types |
| Average sale price (Mar 2026) | $3.89M | Homes.com; average skews above median due to high-end transactions |
| Price per sq ft | $1,078/sqft | Movoto Feb 2026 active listings; down 6% YoY |
| Days on market | 52 – 79 days | Homes.com: 52 days | Redfin: 79 days (Dec 2025) -- varies by price tier |
| Micro-zone price range | $2.2M – $8.5M | CRMLS 8 micro-zones -- wide variance within single neighborhood |
| Getty Center proximity premium | +8% | CRMLS data -- homes within 1 mile command measurable premium |
| San Vicente walkability premium | +8% | CRMLS data -- properties near corridor command premium |
| Annual transactions | 680+ | CRMLS -- one of the most active luxury markets in LA County |
Brentwood vs. Nearby Westside Communities
Brentwood buyers most often cross-shop Pacific Palisades, Santa Monica, Westwood, Beverly Hills, and Malibu.
| What Matters | Brentwood | Pacific Palisades | Santa Monica | Westwood | Beverly Hills |
|---|---|---|---|---|---|
| Median SFR range | $2.6M - $3.25M | $3.5M - $5M+ | $2.5M - $3.5M | $2.5M - $4M | $4.2M - $4.8M |
| Flat fee tier | $9,250 | $9,250 | $9,250 | $9,250 | $9,250 |
| City status | City of LA (LAUSD) | City of LA (LAUSD) | Own city (SMMUSD) | City of LA (LAUSD) | Own city (BHUSD) |
| Top public elementary | Kenter Canyon (9/10) | Palisades El. (9/10) | Franklin El. (9/10) | Westwood El. (8/10) | El Rodeo (9/10) |
| Top public HS | University HS (8/10) | Palisades HS (8/10) | Santa Monica HS (8/10) | University HS (8/10) | Beverly Hills HS (8/10) |
| Own police dept | No (LAPD) | No (LAPD) | Yes (SMPD) | No (LAPD) | Yes (BHPD) |
| Beach access | 10-15 min drive | Direct (Will Rogers) | Direct (walkable) | 15 min drive | 20 min drive |
| Cultural institution | Getty Center | None nearby | Broad Museum access | Hammer Museum | Rodeo Drive |
What You Keep at Closing -- Brentwood LA Price Points
Based on a 2.5% seller-offered commission. Math verified. All Brentwood SFR purchases fall in the $9,250 flat fee tier.
Brentwood and the Westside
Roman serves Brentwood and all surrounding Westside communities under the same flat fee.