Quick answer: Since Labor Day 2026, 53% of the 447 homes listed in Brentwood, Santa Monica, Venice and Mar Vista have sold or found a buyer. Homes that were priced right sold in under three weeks, for a little over asking. Homes priced too high sat for more than two months and sold for about 10% less. Santa Monica and Mar Vista are selling fastest. Brentwood is selling slowest.
Key takeaways
53% of Westside homes listed since Labor Day have sold or found a buyer.
24% were taken off the market and put back up at a lower price.
On a $3 million home, the wrong starting price cost sellers about $350,000.
Under $3 million, about 2 in 3 homes sold. Over $5 million, only 1 in 3 did.
In Pacific Palisades, the first rebuilt homes are now for sale, mostly between $4.3 and $5 million.
How is the Westside LA housing market doing in fall 2026?
Since Labor Day, our team has tracked every house listed in Brentwood, Santa Monica, Venice and Mar Vista. As of October 30, here’s where all 447 homes stand:
53% sold or found a buyer
24% were taken off the market, then put back up at a lower price
23% were taken off the market and haven’t come back
About half of the homes sold. The other half either cut the price or gave up for now. We’ll update these numbers as the season goes on.
Does the asking price affect how much a home sells for?
Yes, more than anything else. Here’s an example.
Two Westside homes are both listed at $3 million this fall. One is priced right and sells in less than three weeks, for a little over the asking price. The other is priced too high. It sits for more than two months, and the owner ends up taking about $350,000 less.
It’s the same kind of house, with the same buyers. The difference is the first price.
Buyers today watch new listings closely. When a home is priced right, they move fast. When it isn’t, they wait for the price to come down, and it usually does.
Why can “sold in 8 days” be misleading?
When a home is taken off the market and put back up, the “days on market” count on Zillow and Redfin starts over at zero.
More than 1 in 4 homes for sale on the Westside right now has already been on the market once this year without selling. Most came back about 6% cheaper. So if a neighbor’s home looks like it sold quickly, it may have been for sale since May.
How are luxury homes over $5 million selling on the Westside?
More slowly. Under $3 million, about two out of three homes sold. Buyers in that range have few choices, so they compete for the good ones.
Over $5 million, only one in three sold. Buyers in that range have plenty to choose from, and they’re taking their time.
How is each Westside neighborhood doing?
Santa Monica real estate: the fastest sales on the Westside
About 6 in 10 Santa Monica homes listed since Labor Day have sold or found a buyer. Those homes sold in a typical 17 days, tied with Mar Vista for the quickest on the Westside. Homes that sold in the first three weeks got about 3% over asking. The few that took more than two months sold for about 14% under.
Between $2 and $3 million, 8 in 10 homes have sold. Above $5 million, fewer than half have. About half of the 70 Santa Monica homes for sale today are priced above $5 million.
Mar Vista homes: steady, and close to asking
About 6 in 10 Mar Vista homes (including Palms) listed since Labor Day have sold or found a buyer, in a typical 18 days. Sold homes went for almost exactly their original asking price. Homes that took more than two months sold for about 9% under.
Between $2 and $3 million, nearly 3 in 4 homes have sold. From $3 to $5 million, fewer than half have. Of the 53 Mar Vista homes for sale today, only 1 in 10 has been on the market more than three months. That’s the lowest share on the Westside.
Venice housing market: homes are selling, but slowly
About 55% of Venice homes listed since Labor Day have sold or found a buyer, close to the Westside overall. But they took a typical 50 days to sell. That’s about twice as long as the Westside as a whole, and nearly three times as long as Santa Monica.
Selling quickly still paid off. Venice homes that sold in the first three weeks got about 4% over asking. Those that took more than two months sold for about 8% under. Under $3 million, about 2 in 3 Venice homes have sold. Above $3 million, fewer than 4 in 10 have. More than half of the 101 Venice homes for sale today are priced above $3 million.
Brentwood home sales: the most homes for sale, the fewest sold
About 4 in 10 Brentwood homes listed since Labor Day have sold or found a buyer, the lowest share on the Westside. They sold in a typical 29 days. Homes that sold in the first three weeks got full asking. Those that took more than two months sold for about 20% under.
Under $3 million, about 6 in 10 homes have sold. Above $5 million, 3 in 10 have. Brentwood has 124 homes for sale today, the most on the Westside, and 6 in 10 are priced above $5 million.
What’s happening in Pacific Palisades after the fire?
Since the fire, about 7 out of 10 Palisades lots offered for sale have sold, typically for around $1.85 million. Lots that were priced right sold in about two weeks.
That rush has slowed. Most of the lots for sale today have been waiting for more than two and a half months.
The bigger news is that the first rebuilt homes are now for sale, most priced between $4.3 and $5 million. Of the 98 Palisades homes for sale today, only 7 have a buyer. The coming year will show what buyers are willing to pay for a new Palisades home.
What does this mean if you’re selling?
The first two weeks after your home goes up for sale matter most. That’s when the most buyers are paying attention, and when you’re most likely to get your best offer. If the price starts too high and has to come down later, you usually walk away with less money.
What does this mean if you’re buying?
Look at homes that have been for sale for more than two months, or that were taken off the market and put back up. Those sellers are usually the most willing to make a deal.
Frequently asked questions
How long does it take to sell a house on the Westside of Los Angeles?
It depends on the neighborhood. Since Labor Day 2026, homes that sold took a typical 17 days in Santa Monica, 18 in Mar Vista, 29 in Brentwood and 50 in Venice.
What percentage of Westside homes are selling?
As of October 30, 2026, 53% of the 447 homes listed since Labor Day in Brentwood, Santa Monica, Venice and Mar Vista have sold or found a buyer.
Which Westside neighborhood is selling fastest?
Santa Monica and Mar Vista. In both, about 6 in 10 homes have sold, in under three weeks.
Is it a good time to buy a luxury home on the Westside?
Buyers over $5 million have the most choice right now. Only about 1 in 3 homes in that range has sold, so sellers there are more open to negotiating.
Are homes selling in Pacific Palisades after the fire?
Lots are. About 7 in 10 lots offered since the fire have sold, typically for around $1.85 million. Rebuilt homes are just coming to market. Of 98 homes for sale, 7 have a buyer.
Want these numbers for your street?
Every Westside neighborhood is moving at its own pace this fall. If you’re thinking about buying or selling, we’ll walk you through what the numbers mean for your home. Call us at 310.853.2643 or email info@paulsalazargroup.com.
Paul Salazar is a Westside Los Angeles real estate agent with Compass, serving Mar Vista, Venice, Santa Monica, Brentwood and Pacific Palisades.
