Brentwood

The short version

Median price

$2.7M

ZIP codes

90049

Region

Westside Los Angeles

County

Los Angeles County

Schools covered

5 rated

Mid-2026 public-market estimates put the median between roughly $2.4M and $2.8M across all property types, with detached houses commonly trading at $3.5M+. Premier Brentwood Park and Mandeville Canyon estates reach $15M–$30M+, while San Vicente Corridor condos start near $500K.

About Brentwood

Brentwood is a 7.8-square-mile section of the Westside — an LA City neighborhood, not a separate city — bounded by Pacific Palisades, Bel Air, Westwood/UCLA, and Sawtelle/West LA. It is anchored by the Getty Center, San Vicente Boulevard's coral tree-lined median and jogging path, the Brentwood Country Mart, and access to some of LA's most desirable schools. What distinguishes it from neighboring Westside alternatives is the family-luxury orientation: where Bel Air emphasizes estate-scale old money and Pacific Palisades emphasizes coastal family luxury, Brentwood is established affluent family residential with strong schools and walkable amenities.

Where Locals Actually Eat

Hidden gems and city-specific favorites — no chains.

• Baltaire — the neighborhood steakhouse anchor on San Vicente; patio, bar scene, and a serious wine list.
• Toscana Brentwood — rustic Northern Italian that has held the same San Vicente corner for more than 30 years.
• Matū Kai — 100% grass-fed New Zealand wagyu from the Matū and HiHo Cheeseburger team; opened at 11777 San Vicente in April 2025.
• Divino — tucked into Barrington Court since 1996; homemade pasta and fresh seafood.
• Farmshop — Brentwood Country Mart's all-day California kitchen and market, from breakfast through dinner.
• Reddi Chick — the Country Mart's legendary open-air chicken stand — cheap, messy, and an institution.

Just Opened

New to Brentwood — restaurants, businesses, and entertainment that weren't here last year.

• Neighborly — chef-curated food hall that landed at 11754 San Vicente in April 2026; four menus under one roof — What’s Gaby Cooking, Mini Kabob, Questlove’s Mixtape, and Palermo Pizza Club — counter service, no reservations.
• Terroni Brentwood — the Southern Italian group’s third LA room, opened in summer 2026 at 155 S Barrington Pl; Neapolitan pizza, fresh pasta, and a grocer-style front of house.
• Sora Brentwood — hand-roll bar at 906 S Barrington Ave, open since June 4, 2026.
• Ggiata Brentwood — the LA deli’s first Brentwood counter, opened November 17, 2025 at 11640 San Vicente — East Coast-style Italian subs, open daily 8am–9pm.

Openings verified as of September 2026.

Top-Rated Schools

• Kenter Canyon Elementary Charter — K-5 LAUSD charter in the Palisades Charter Complex; ranked in the top 5% of California public schools.
• Paul Revere Charter Middle — 6-8 LAUSD charter; strong academic reputation and multiple programs.
• University High School Charter — 9-12 LAUSD affiliated charter in West LA whose attendance area covers much of Brentwood.
• Brentwood School — K-12 independent; consistently top-ranked in LA, with a substantial scholarship program.
• Archer School for Girls — 6-12 independent girls’ school on a Brentwood campus; STEAM emphasis.

Fun Places & Local Character

• The Getty Center — Richard Meier’s hillside campus; admission is free but requires a timed-entry reservation, and parking is paid.
• Brentwood Country Mart — independent boutiques and food stalls at 26th and San Vicente since 1948.
• The San Vicente median — a 1.5-mile coral tree-lined jogging and walking path from Bundy Drive to 26th Street.
• Westridge-Canyonback Wilderness Park — hiking, biking, and horseback access from upper Brentwood.
• Will Rogers State Historic Park — reopened with limited access in November 2025 after the Palisades Fire burned 99.5% of the park; the trails are back, but the historic ranch house was lost and State Parks is only now beginning the public planning process for the park’s future.

What's Coming & What to Watch

The Kenter Canyon Elementary boundary — per CRMLS data, addresses inside the attendance boundary command an 8–9% premium over otherwise-comparable Brentwood inventory, and families targeting the school remain a consistent buyer pool.

Measure ULA’s rising thresholds — Brentwood is in LA City, so the transfer tax applies: as of July 1, 2026 the thresholds adjusted for inflation to 4% above $5.4M and 5.5% at or above $10.9M. They step up every July, so confirm the current figures before pricing an upper-tier deal.

Wildfire and insurance in the canyons — Mandeville Canyon, Sullivan Canyon, and the upper hillside portions carry real wildfire exposure. Bind insurance quotes before offering; availability has shifted the math on some hillside properties.