The Hidden Story Behind Brentwood Park’s Biggest Sales

Here's a number that sounds great and means nothing: the last ten homes sold in Brentwood Park, the estate pocket of Los Angeles between Sunset and San Vicente, in the 90049 ZIP, went for a median of 12 days on market at exactly 100% of asking.

That's what the MLS reports. It's not what happened. We pulled all ten closings from March through August 2026, then went back and found every prior listing on each one, the expired ones, the withdrawn ones, the ones that reappeared months later with a new MLS number and a fresh, flattering day count.

The scoreboard has been scrubbed. Here's the real one

What did homes actually sell for in Brentwood Park in 2026?

That last line is the story. A genuinely hot market doesn't produce an even split between homes bidding over ask and homes closing under it. You get that when two different things are happening at once.

Why is the days-on-market number in Brentwood Park misleading?

Because the clock resets. When a listing expires or is withdrawn and returns with a new MLS number, days on market starts over at zero, and the year of failure underneath it disappears.

Three of these ten did exactly that.

155 N. Anita Ave reports 19 days. It first listed in November 2024 at $11,499,000, was raised to $12,395,000 in March 2025, returned in April 2026 at $10,850,000, and closed June 2nd at $8,872,260, roughly 568 days and $2,626,740 below the original ask.

334 N. Carmelina Ave reports 27 days. It launched January 2025 at $14,500,000, cut to $11,999,000, relisted at $11,550,000, and closed at $10,184,000. About 420 days and $4,316,000 off, 29.8%.

12928 Evanston St, the $29,000,000 top sale, shows 0 days. It had been marketed on and off for roughly 17 months prior, at $21,500,000 and later $19,500,000, under bankruptcy court supervision.

If you're benchmarking against a neighbor's "sold in three weeks" story, you may be comparing yourself to an eighteen-month grind with three price cuts buried underneath it.

How many Brentwood Park homes sell off-market?

Nearly half the money did. Three of the ten never had a real public marketing period:

• 12928 Evanston St - $29,000,000. The remarks read "For comp purposes only." Listed and closed the same day.

• 311 S. Bristol Ave - $14,025,000. No list date at all.

• 220 N. Cliffwood Ave - $11,550,000. Listed Tuesday, closed Wednesday, at exactly asking.

That's $54,575,000, 44.7% of total volume, that no public buyer ever saw.

Paul Salazar, a Compass agent with more than $750 million in Westside Los Angeles sales, notes this share is high even for Brentwood Park, where private trades have always made up a meaningful slice of volume.

It cuts two ways for sellers: your comps are incomplete, and your buyer pool is bigger than the MLS shows.

What happens when a Brentwood Park home is overpriced?

It doesn't sit. It bleeds. Anita and Carmelina didn't fail on quality or timing. They launched at numbers the market couldn't reach and spent 14 to 19 months finding that out, one cut at a time. Both ended 22% to 30% below original ask.

Compare that to sellers who priced where buyers actually were:

240 S. Bristol Ave asked $9,500,000 and closed 11 days later at $14,600,000, 153.7% of ask.

344 S. Cliffwood Ave, the Borun House, a single-owner mid-century by Benton & Park with an original Garrett Eckbo garden, asked $9,950,000, was in escrow in one day, and closed at $11,991,578.

160 N. Cliffwood Ave listed at $7,400,000, raised to $7,600,000 four days later, and closed at $7,775,000. That one was ours, along with Christian Hose.

Same neighborhood, same six months, opposite outcomes. The difference wasn't the house. It was the launch number.

Are buyers in Brentwood Park paying for the house or the lot?

The lot, and it isn't close. 155 N. Anita Ave was the only home here built in the last three decades, new 2024 construction, 9,777 square feet, every finish a buyer could want. It sold for $907 per square foot. The median for the other nine, all built in the 1930s through '50s, was $2,689. Anita's lot was 10,210 square feet, the smallest of the ten, by roughly half.

Newest house. Smallest lot. Worst result.

Meanwhile 240 S. Bristol, 2,869 square feet, built in 1948, and not long for this world, went 53.7% over asking. Nobody bought that house. They bought 19,497 square feet of Bristol Avenue.

In Brentwood Park, the dirt is the asset and the house is a rounding error. That's different from the rest of the Westside, in Santa Monica or Mar Vista, condition still moves the number. In this pocket of Los Angeles, it barely registers.

Is now a good time to sell in Brentwood Park?

If you own land here and will price where the market can reach, yes. Four of ten sold over ask. One went 53.7% over. One was in escrow in a day. One raised its price mid-listing and still closed above the new number.

If you're anchored to a number you saw in 2022, the data is just as clear: 14 to 19 months, three price cuts, and a close 22% to 30% below where you started. The launch price is the entire ballgame. Not staging, not marketing, not timing. The number.

The 10 sales, reported vs. actual

FAQ

Where is Brentwood Park? Brentwood Park is an estate neighborhood on the Westside of Los Angeles, California, within the 90049 ZIP code. It sits in the Brentwood area between Sunset Boulevard and San Vicente Boulevard, and is known for large flat lots, mature trees, and traditional architecture.

What is the median home price in Brentwood Park? Across the last ten closed sales in Brentwood Park, Los Angeles (March–August 2026), the median sale price was $10,867,000, with total volume of $122,163,588. Prices ranged from $7,015,750 to $29,000,000.

How long do homes take to sell in Brentwood Park? The MLS reports a median of 12 days for Brentwood Park homes, but that figure resets each time a listing is withdrawn and relisted. Accounting for prior listings, two of the ten most recent sales took approximately 420 and 568 calendar days from first listing to closing.

Do homes in Brentwood Park sell over asking price? It's roughly an even split. Of the last ten sales, four closed above asking, two closed at exactly asking, and four closed below. The highest was 240 S. Bristol Ave at 153.7% of ask; the lowest was 155 N. Anita Ave at 81.8%.

What is the price per square foot in Brentwood Park? The median across the last ten sales was $2,689 per square foot. The range is wide because buyers are valuing land over improvements, the newest home in the group sold for $907 per square foot while older homes on larger lots sold for several times that.

How many Brentwood Park homes sell off-market? In the most recent ten sales, three closed without a public marketing period, representing $54,575,000, about 44.7% of total volume. One was entered into the MLS explicitly "for comp purposes only."

Why do Brentwood Park buyers pay so much for older homes? Because most are buying the lot, not the house. Many older properties in Brentwood Park sit on significantly larger parcels and are purchased for redevelopment. The most recent data shows lot size driving price far more than home age, size, or condition.

How much do overpriced Brentwood Park listings lose? In the two clearest recent cases, homes that launched above market closed 22.8% and 29.8% below their original asking prices, after 14 and 19 months on and off the market.

Thinking about selling in Brentwood Park?

The data above makes one thing clear: the number you launch at determines almost everything that follows. We track every sale in Brentwood Park, including the ones that never hit the MLS, and we'll tell you honestly where your home sits.

Paul Salazar Group | Compass 📞 310.853.2643 🌐 paulsalazargroup.com