Brentwood

Overview

Brentwood runs from the 405 freeway west toward the Palisades, between Wilshire Boulevard and Mulholland. The Brentwood Country Mart has served the neighborhood since 1948, and schools include Brentwood School and the Archer School for Girls.

The market

108 homes closed in the second quarter of 2026 against 188 listings, averaging 50 days on market, at a median of $2.46 million. 634 Moreno Avenue, a seven bedroom Brentwood home built in 2025, is currently offered at $15,995,000 through Carolwood Estates.

For Buyers

What Is Hard to Find

Brentwood buyers most often look for a new or fully rebuilt home north of Sunset with a flat lot, pool and privacy, close to the Brentwood Country Mart and the area’s schools. Those homes are in demand from families and are limited by the supply of parcels that can be rebuilt. Buyers who want a quieter street away from Sunset and San Vicente traffic, or a lot with mature trees that provide privacy without years of planting, narrow the field further. Gated homes in the hills above Sunset are rarer again.

Notable Streets

Moreno Avenue and South Bundy Drive illustrate the range: 634 Moreno Avenue is a 2025 built home on about 0.26 acre, and 971 South Bundy Drive, a six bedroom home with a guest house, was leased through Yasmine and Zac Mostame in July 2026. Brentwood runs from the 405 west toward the Palisades, so each pocket has a different feel.

Lot Sizes

Lot sizes in Brentwood vary from standard residential parcels south of Sunset to larger estate lots in the hills. 634 Moreno Avenue sits on about 11,253 square feet, and 971 South Bundy Drive on about 7,666 square feet. Usable flat area and the ability to add a pool and guest house matter more than the gross figure. Before an offer, we check the parcel against current Los Angeles zoning, setbacks and any hillside rules so that a buyer planning to expand knows what is possible.

Architecture

Brentwood offers traditional houses, mid century homes and new construction in transitional and modern styles. 634 Moreno Avenue, with seven bedrooms and about 8,990 square feet, is representative of recent new builds.

Price Ranges

Sotheby’s International Realty reported a Q2 2026 median of $2.46 million, down 20 percent year over year, and an average of $3.66 million. Redfin reported about $2.3 million over a similar period. New construction estates sit well above those figures: 634 Moreno Avenue is offered at $15,995,000.

Current Opportunities

634 Moreno Avenue is currently offered at $15,995,000, with seven bedrooms, nine baths and about 8,990 square feet. For homes not on the open market, see the off-market collection. Recent leases include 971 South Bundy Drive and, in nearby 90024, 343 Veteran Avenue.

Off Market Access

Brentwood is one of the focus areas on Yasmine’s Carolwood profile. Carolwood’s pocket listing portal was reported by The Real Deal in May 2025 to hold more than $1 billion in private inventory. Share your criteria and we will search private inventory and approach owners directly. Because Brentwood has a large number of builders and investors, some new construction is sold before completion, and those conversations happen between agents long before a public listing. Buyers who can move quickly, with financing or proof of funds ready, are the ones owners agree to meet. Start on the off-market page.

For Sellers

What Buyers Want

Brentwood buyers, many of them families, want a turnkey home with a flat yard, pool, guest space, modern systems and an easy route to school and work. Since the January 2025 Palisades Fire, some buyers who would have bought in the Palisades are also shopping Brentwood, and they ask about fire hardening.

What Makes One Property Outperform Another

Location north of Sunset or on a quiet street, a flat lot with a pool, and complete, permitted construction separate the top performers. Design quality and an indoor outdoor flow are what buyers compare against other new builds. Brentwood buyers tour many homes in a short period, so details such as ceiling height, natural light in the kitchen and family room, a primary suite with a real dressing area and a garage that fits current vehicles decide which home wins when two are similarly priced.

Recent Notable Sales

We publish Brentwood sales only when confirmed against a primary source. Market wide, 108 homes closed in Q2 2026 against 188 listings, averaging 50 days on market. Our team’s recent Brentwood activity includes the July 2026 lease of 971 South Bundy Drive at $26,500 per month.

Pricing Considerations

With 188 active listings and a median down 20 percent year over year in Q2 2026, buyers have choices. Price against recent comparable new construction and adjust honestly for lot size and location. 634 Moreno Avenue was earlier offered at a higher price before its relisting at $15,995,000, a reminder that the first price shapes the campaign.

Common Seller Mistakes

Pricing to last year’s market, launching before staging and photography are complete, ignoring the condition of the yard and pool that families inspect closely, and relying on a public listing alone when many qualified buyers are working privately with agents.

Private Sale Opportunities

A private sale lets a Brentwood owner test price with qualified buyers before going public. It also keeps a new build from collecting days on market before it is finished and fully presented. See our sell off-market page.