The Story Behind Brentwood Park's 2026 Biggest Closings

Ten homes. Roughly $121.9M in closed volume. Days on market ranging from same-day to ninety-six.

We pulled apart the ten biggest Brentwood Park sales of the past six months, and every one of them turned out to be a case study in strategy. Same neighborhood, same six months, opposite experiences, and the difference almost never came down to the house.

The top 10 Brentwood Park sales, last six months

1. 12928 Evanston St - $29,000,000

5 bed / 8 bath · 11,330 sq ft · $2,560/sq ft · 0.73-acre lot

The price history here is a saga. It sold in 2015 for $13.275M. It came back in September 2024 at $21.5M as a bankruptcy sale, got cut to $19.5M, was relisted in March 2025 at $34.5M, and then closed privately at $29M in March 2026, entered into the MLS as a comp only. The seller more than doubled a 2015 basis. That is how the very top of this market trades now.

2. 240 S Bristol Ave - $14,600,000

4 bed / 8 bath · listed at $9,500,000 · 54% over ask · 11 days

A 1948 house, 2,869 square feet, on a 19,497 sq ft lot. Public records show no arm's-length sale on this property in decades, and the annual property tax bill was about $6,000, which tells you how long the family held it. Priced at $9.5M, the land war did the rest: $14.6M in 11 days, which works out to $5,089 per square foot of house. Nobody paid that for the house. They paid it for the dirt.

3. 311 S Bristol Ave - $14,025,000

4 bed / 4 bath · off-market · 0 days

Never publicly listed. A 1954 house, 3,745 square feet, on just over half an acre, $3,745/sq ft, another land-value trade. Records show only a 2022 trust-level transfer, so this was likely another long family hold that traded quietly through agent relationships. Two of the three biggest Bristol-corridor sales this cycle happened off-market or over ask in under two weeks.

4. 344 S Cliffwood Ave - $11,991,578

5 bed / 5 bath · listed at $9,950,000 · 20.5% over ask · 1 day

The Borun House: a 1960 mid-century by Benton & Park with a Garrett Eckbo garden, held by a single owner for 66 years, on a street-to-street 26,299 sq ft parcel. Listed July 9. Sold in one day, $2M over ask. When a house has never traded in its life and the architecture is real, the market doesn't negotiate. It competes.

5. 12940 Hanover St - $10,300,000

3 bed / 3 bath · off-market · 0 days

Another private sale entered into the MLS as a comp. It never hit Zillow. $10.3M on a roughly half-acre Hanover Street lot, traded quietly. The last recorded transfer on this property was back in 2015.

6. 334 N Carmelina Ave - $10,184,000

5 bed / 4 bath · ~30% below original ask · ~18 months of market time

First time on the market in over fifty years, a trust sale, sold as-is. The listing history tells the whole story: launched January 2025 at $14.5M, relisted July 2025 at $11,999,000, adjusted to $11.55M, closed at $10.184M. A three-quarter-acre lot with a Getty view is a phenomenal asset, but an aspirational first price cost this estate a year and a half and $4.3M of negotiating position.

7. 155 N Anita Ave - $8,872,260

6 bed / 9 bath · final list $10,850,000

Brand-new 2024 construction, Modern French, 9,777 square feet, north of Sunset. The listing history is a lesson in itself: it came to market in November 2024 at $11.499M, was raised to $12.395M, was relisted at that price in March 2025, then repositioned at $10.85M before closing at $8.87M, roughly $907/sq ft, and about 28% below its peak ask. Big new spec product is negotiating hard right now, while land and pedigree are getting bid up. Sellers of new construction should read that twice.

8. 222 Avondale Ave - $8,750,000

5 bed / 7 bath · 96 days, the longest of the ten

A custom contemporary the owner built in 2001, south of Sunset near the Country Mart. Listed in March 2025 at $10,995,000, repositioned at $9.75M, closed at $8.75M. Ninety-six days isn't a bad house, it's a price finding its buyer in public, in slow motion, with the days-on-market counter running the whole time.

9. 140 S Burlingame Ave - $7,150,000

4 bed / 5 bath · listed at $6,999,000 · 2% over ask · 32 days

A 3,344 sq ft single-story from 1939 on over half an acre, with no prior sale on record and a tax assessment that suggests decades of ownership. Priced honestly at $6.999M, it drew attention fast and closed slightly over ask. This is what the entry point to Brentwood Park looks like in 2026: $7M+ for the lot and the address.

10. 13041 Evanston St - $7,015,750

4 bed / 4 bath · 97.5% of ask · 14 days

Last sold in September 1988 for $1,723,630. Thirty-eight years later it closed at just over $7M, roughly four times the 1988 price, in two weeks, on the smallest lot of the ten (8,122 sq ft). Even the "smallest" deal on this list is a generational-wealth story.

What it all adds up to

Brentwood Park is a generational market. At least five of these ten homes hadn't traded in 25 to 66 years. Inventory here comes from life events, not market conditions.

The land is the asset. The two highest price-per-foot sales were 1940s and '50s houses at $5,089 and $3,745 per square foot, because buyers underwrote the lots, not the kitchens.

Pricing strategy decided every outcome. The homes priced at or below the market's read got bid up 2% to 54% in 1 to 32 days. The homes that opened high gave back 20–30% and spent months to a year and a half doing it publicly.

Carmelina's sellers lost $4.3M of negotiating position to a first price. Cliffwood's seller made $2M over ask in a day. Same neighborhood. Same six months. Opposite experiences.

How we approach a Brentwood Park sale

Selling your home is one of the most significant financial decisions you'll make, and we treat it that way. Every engagement starts with one question: what are your goals? Maximum price. Fastest sale. An off-market test. Buy first, sell second. No two sellers want the same thing, so there's no template campaign here, we build the strategy around what moves you forward.

If maximizing price is the goal, and for most sellers it is, we walk the house and show you what actually drives value at the lowest cost. Sometimes that's paint, staging, or decluttering. It's rarely a kitchen or bath remodel, even when sellers assume it is. We know who the buyer is for your specific home, so we know exactly how to position it for them, and prep is one call, one team, every detail handled by our trusted vendor network.

Then comes the part most agents skip. Before your home ever hits the open market, we test pricing off-market through Compass three-phase marketing, Top Agent Network, and two decades of agent relationships. Days on market never becomes a liability, we adjust on real feedback before you go live, or sell off-market entirely.

When we launch, we launch strong: daytime and twilight photography, floor plans, video, reels, email, mailers, and targeted ads. Curated images, not a photo dump, plus a custom open house strategy for each listing. When offers come in, twenty years of relationships go to work on every term, not just price. And you get weekly updates with real data throughout. No fluff.

Frequently asked questions

What is the most expensive home sold in Brentwood Park recently? 12928 Evanston St closed at $29,000,000 in March 2026, 5 bed / 8 bath, 11,330 square feet on a 0.73-acre lot, roughly $2,560 per square foot. It traded privately and was entered into the MLS as a comp only.

What does it cost to buy into Brentwood Park in 2026? The entry point is roughly $7M. The lowest of the ten largest sales, 140 S Burlingame Ave, closed at $7,150,000 for a 3,344 sq ft single-story from 1939, buyers are paying for the lot and the address.

Q: How long does it take to sell a home in Brentwood Park?
A: Among the top ten 2026 sales, correctly priced homes sold in 1 to 32 days, while overpriced homes took 96 days to 18 months and closed 20–30% below their original asking prices.

Do Brentwood Park homes sell off-market? Frequently at the top of the market. Three of the ten largest sales, 12928 Evanston, 311 S Bristol, and 12940 Hanover, traded privately with zero days on market and were entered into the MLS afterward as comps.

Should I remodel my kitchen before selling in Brentwood Park? Usually no. In a market where buyers are underwriting the land, remodels rarely return their cost. Paint, staging, and decluttering typically move the number more, and on lot-driven sales the house itself is being valued at land price regardless.

What happens if I list too high? You pay for it in public. 334 N Carmelina Ave launched at $14.5M and closed at $10.184M eighteen months later, about 30% below the original ask. The days-on-market counter runs the entire time, and every reduction tells buyers to wait for the next one.

Let's Talk

If you're curious what precise pricing looks like for your home, no listing pitch, just the walk-through and the honest number, that's a conversation we're always glad to have.

Paul Salazar - 310-387-1976

Kyle Amicucci - 310-824-3474