The short answer: In Q3 2026, 83 homes sold in Mar Vista at a median sale price of $2.35 million, up about 1% from Q3 2025, while the median price per square foot fell 6% to $1,102. The price went up because larger homes made up more of what sold, not because homes gained value. Homes took a median of 17 days to sell, 47% sold under asking, and the $2 million to $4 million range stayed the tightest part of the market. (Source: MLS, Palms–Mar Vista area)
Mar Vista had one of its more interesting summers in years. The headline price held up, but almost everything underneath it shifted, from which homes sold to how long they took and how much buyers were able to negotiate. If you own in Mar Vista or you’re thinking about buying here, which price range your home sits in now matters more than the neighborhood median does.
How many homes sold in Mar Vista in Q3 2026?
Between July and September 2026, 83 homes closed in Mar Vista, down 14% from the 97 that closed in Q2 2026 and down 18% from the 101 that closed in Q3 2025. Total sales volume was $227 million, flat with the spring and down 15% from $266 million a year earlier. (Source: MLS, Palms–Mar Vista area)
| Metric | Q3 2025 | Q3 2026 | Change |
|---|---|---|---|
| Homes sold | 101 | 83 | −18% |
| Total sales volume | $266.5M | $227.0M | −15% |
| Median sale price | $2,325,000 | $2,350,000 | +1% |
| Median price per sq ft | $1,175 | $1,102 | −6% |
| Median home size sold | 2,028 sq ft | 2,116 sq ft | +4% |
| Median days on market | 13 | 17 | +4 days |
| Sold over asking | 42% | 36% | −6 pts |
| Sold under asking | 38% | 47% | +9 pts |
| Sold below original list price | 39% | 49% | +10 pts |
| Active listings, end of September | 100 | 101 | +1% |
Mar Vista closed sales, Q3 2026 vs. Q3 2025. Source: MLS, Palms–Mar Vista area.
Why did the median price go up while price per square foot went down?
When the median sale price rises and the median price per square foot falls at the same time, the neighborhood isn’t getting more expensive. The mix of homes that sold is changing. In Q3 2026, the typical Mar Vista home that sold was about 2,116 square feet, up from 2,028 a year earlier, and far fewer homes under $2 million changed hands. (Source: MLS, Palms–Mar Vista area)
Sales under $2 million fell from 36 in Q3 2025 to 20 in Q3 2026, so that range went from 36% of all sales to 24%. With fewer smaller homes in the mix, the larger homes set the headline number. This is why I always tell homeowners to watch price per square foot rather than the median, because the median tells you what sold and the price per foot tells you what your home is worth.
Share of Mar Vista sales by price range, Q3 2025 vs. Q3 2026
The $2M–$4M range grew from 47% to 59% of all Mar Vista sales. Source: MLS, Palms–Mar Vista area.
Is the Mar Vista market slowing down?
The pace slowed this summer. The median home took 17 days to sell compared with 13 in Q3 2025, and August came in at 23 days, the slowest August in Mar Vista since 2016. Last summer, 42% of homes sold over asking and 38% sold under, and this summer that flipped, with 36% selling over and 47% selling under. Almost half of the homes that sold, 49%, also closed below their original list price, compared with 39% a year earlier. (Source: MLS, Palms–Mar Vista area)
There were 101 homes on the market at the end of September, about 3 months of supply at the current pace.
What is your Mar Vista home worth right now?
Neighborhood numbers only tell part of the story. Our team will pull the closed sales on your street and send you a private value range.
Get My Home ValueMar Vista price tiers: what’s happening in each price range?
The clearest way to understand this market is tier by tier, because each price range had a very different quarter. Here’s how Q3 2026 compared with Q3 2025. (Source: MLS, Palms–Mar Vista area)
| Price range | Homes sold | Share of sales | Median price | Median $/sq ft | Median days | Sold over asking |
|---|---|---|---|---|---|---|
| Under $2M | 36 → 20 | 36% → 24% | $1.68M → $1.58M | $1,075 → $1,076 | 17 → 14 | 36% → 30% |
| $2M–$4M | 47 → 49 | 47% → 59% | $2.55M → $2.58M | $1,212 → $1,107 | 13 → 17 | 47% → 47% |
| $4M–$7M | 18 → 14 | 18% → 17% | $4.51M → $4.47M | $1,204 → $1,148 | 12 → 23 | 39% → 7% |
| $7M+ | 0 → 0 | — | — | — | — | — |
Mar Vista closed sales by price range, Q3 2025 → Q3 2026. Source: MLS, Palms–Mar Vista area.
Under $2 million
- 20 sales, down from 36
- Price per foot flat at $1,076
- Homes sold in about 14 days
- 24 for sale, 7 in escrow in early October
Buyers still want this range. There just weren't as many of these homes changing hands, and that drop is a big part of why the neighborhood median rose.
$2 million to $4 million
- 49 sales, 59% of all sales
- Price per foot down 9% to $1,107
- 17 median days, up from 13
- 27 for sale, 9 in escrow, under 2 months of supply
This is now the heart of Mar Vista and the tightest range in the neighborhood, even though buyers are paying less per foot than last summer.
$4 million to $7 million
- 14 sales, down from 18
- Median days roughly doubled, from 12 to 23
- 1 of 14 sold over asking, vs. 7 of 18 last year
- 16 for sale, 2 in escrow
This range cooled the most. More than half of these homes sold under asking, and price per foot fell 5% to $1,148.
$7 million and above
- No public sales in Q3 2025 or Q3 2026
- No active listings in early October
- One home over $7M under contract off market
Once it closes, expected late 2026 or early 2027, it will be the second-highest sale in Mar Vista history, behind PSG's $10 million record sale on Modjeska Place.
For sale and in-escrow counts are an MLS snapshot from October 9, 2026.
What is the 6-month and 12-month trend in Mar Vista?
The long-term and short-term trends are telling slightly different stories right now. Over the last 12 months, October 2025 through September 2026, 314 homes closed in Mar Vista, down 12% from the 12 months before, while the median price per square foot was about $1,123, up 1%. Over a full year, prices held steady while the number of sales came down. (Source: MLS, Palms–Mar Vista area)
The short-term view shows the softening. For the first 9 months of 2026, the median price per square foot ran about $1,112, down 2% from the same stretch of 2025, and the median home took 15 days to sell instead of 12. Over the last 6 months, April through September, price per foot ran about $1,093, down 5% from the same 6 months last year.
| Window | Homes sold | Change | Median $/sq ft | Change | Median days | Sale-to-list |
|---|---|---|---|---|---|---|
| 12 monthsOct 2025–Sep 2026 | 314 | −12% | $1,123 | +1% | 15 | 99.1% |
| 9 monthsJan–Sep 2026 | 239 | −10% | $1,112 | −2% | 15 | 99.0% |
| 6 monthsApr–Sep 2026 | 180 | −4% | $1,093 | −5% | 16 | 98.8% |
Each window compared with the same months one year earlier. Medians are monthly medians weighted by number of sales. Source: MLS, Palms–Mar Vista area.
Each window compared with the same months one year earlier. Medians are monthly medians weighted by number of sales. Source: MLS, Palms–Mar Vista area.
How will 7% mortgage rates affect Mar Vista?
We’re now back in a 7% interest rate market, which will affect inventory, sale prices and demand across the entire Westside, not only Mar Vista. The market was already softening before the September rate change, and higher rates will make it harder for homes to move in the months ahead. Through the first 9 months of 2026, sellers landed at about 99% of their list price, which is the most negotiating room Mar Vista buyers have had in any year since 2019.
How do Mar Vista home prices compare with 5 and 10 years ago?
In the first 9 months of 2026, 239 homes closed in Mar Vista. From 2017 through 2019, before COVID, that number ran about 244 a year, so the pace of this market is almost exactly where it was before the pandemic. The difference is price. Back then homes sold for a median of about $854 per square foot, and in 2026 it’s $1,112, about 30% higher. (Source: MLS, Palms–Mar Vista area)
Mar Vista median price per square foot, January–September of each year
Medians are monthly medians weighted by number of sales. Source: MLS, Palms–Mar Vista area.
The rate shock changed the market’s pace without changing its prices very much. In 2022, buyers paid almost 104% of asking and price per foot hit its high at $1,152. In 2023, closings fell to 171 through September, the lowest in our data going back to 2012, because few owners wanted to give up a low mortgage rate, and there were only about 66 homes for sale in a typical month. Even then, price per foot only slipped about 5%.
Price per foot in Mar Vista today is still about 3% below that 2022 high, which means 4 years of flat pricing per foot after a decade of steady climbing.
| Period (Jan–Sep) | Homes sold | Median sale price | Median $/sq ft | Median days | Sale-to-list |
|---|---|---|---|---|---|
| 201610 years ago | 269 | $1.31M | $799 | 40 | 100.2% |
| 2017–2019Pre-COVID, per year | 244 | $1.55M | $854 | 24 | 99.5% |
| 2020 | 176 | $1.79M | $945 | 8 | 99.5% |
| 20215 years ago | 315 | $1.95M | $1,028 | 14 | 100.9% |
| 2022 | 217 | $1.94M | $1,152 | 11 | 103.7% |
| 2023 | 171 | $1.92M | $1,090 | 14 | 99.4% |
| 2024 | 197 | $2.00M | $1,098 | 12 | 99.7% |
| 2025 | 266 | $2.23M | $1,137 | 12 | 100.2% |
| 2026 | 239 | $2.19M | $1,112 | 15 | 99.0% |
Mar Vista sales, January through September of each year. Source: MLS, Palms–Mar Vista area.
Over 10 years, the median sale price in Mar Vista is up about 67% and price per foot is up 39%. Compared with 2021, the median is up 12% and price per foot is up 8%. That gap tells you most of the growth came from what’s being sold, which is bigger homes and newer construction, rather than every house being worth more per foot. The neighborhood didn’t get cheaper, it got bigger.
What does the Q3 2026 Mar Vista market mean for sellers and buyers?
If you own under $2 million, homes in your range are still selling in about 2 weeks and price per foot held flat, so the demand is there if you price it right.
If you own between $2 million and $4 million, you’re in the tightest range in the neighborhood, but buyers are paying less per foot than last summer, so price on what this year’s comparable sales support rather than last year’s.
If you own between $4 million and $7 million, be patient and realistic, because more than half of these homes sold under asking this summer and it took about 3 weeks to get there.
If you’re buying, this is the best negotiating window Mar Vista has had since 2019, especially above $4 million, and the rate-shock years showed that when this market slows down, prices tend to hold rather than fall.
Frequently Asked Questions
What happened to Mar Vista home prices in Q3 2026?
The median sale price in Mar Vista was $2.35 million in Q3 2026 (July through September), up about 1% from $2.325 million in Q3 2025. The median price per square foot fell 6%, from $1,175 to $1,102, because more of the homes that sold were larger homes, not because individual homes gained value.
How many homes sold in Mar Vista in Q3 2026?
83 homes closed in Mar Vista between July and September 2026, down 18% from 101 in Q3 2025 and down 14% from 97 in Q2 2026. Total sales volume was $227 million.
How long does it take to sell a home in Mar Vista right now?
The median home in Mar Vista took 17 days to sell in Q3 2026, compared with 13 days in Q3 2025. Homes between $4 million and $7 million took a median of about 23 days, roughly double the year before.
Are Mar Vista homes selling over asking?
Less often than last year. In Q3 2026, 36% of Mar Vista homes sold over asking and 47% sold under, compared with 42% over and 38% under in Q3 2025.
Which Mar Vista price range is the most competitive?
The $2 million to $4 million range. It made up 59% of all Q3 2026 sales, and with 27 homes for sale and 9 in escrow in early October, it had less than 2 months of supply.
Is the Mar Vista real estate market slowing down?
Over the last 12 months, Mar Vista's median price per square foot was up 1%, so prices have held steady. Over the last 6 months it was down 5% compared with the same months a year earlier, and homes are taking longer to sell, which points to a market that is softening rather than falling. With mortgage rates back around 7%, PSG expects demand to stay cautious into 2027.
Is now a good time to buy in Mar Vista?
Buyers have more negotiating room than at any point since 2019, with sellers landing at about 99% of list price through the first 9 months of 2026. Price per square foot is still about 3% below its 2022 high, which gives buyers room to negotiate, especially above $4 million.
Curious what this means for your home?
The headline median doesn’t tell you what your home is worth. Price per square foot and this year’s comparable sales do. If you own in Mar Vista or you’re thinking about buying here, reach out to the Paul Salazar Group at info@paulsalazargroup.com and we’ll put together a free, no-pressure look at the recent sales closest to your street and what they mean for your next move.
Data in this report comes from the MLS for the Palms–Mar Vista area. Q3 figures are calculated from individual closed sales for July 1 to September 30 of 2025 and 2026. Multi-year and rolling-window figures are monthly MLS medians weighted by number of sales. Active and in-escrow counts are as of October 9, 2026. Information is deemed reliable but not guaranteed.
