Coastal Los Angeles Market Report

Where are coastal Los Angeles sellers getting their asking price?

Only one market in this snapshot closed above asking. Santa Monica finished the 30 days at a 102 percent sale to list ratio on 17 closed sales, the single strongest pricing result in the corridor. Westchester and the South Bay both landed at exactly 100 percent, which means the typical seller there got the number being asked on the day the deal was signed.

Below that line, Marina del Rey came in at 99 percent, Pacific Palisades and Venice both at 97 percent, and Brentwood last at 95 percent. Brentwood is the outlier worth naming: it has the highest median sold price in the corridor at $4,807,500 and the weakest sale to list ratio of the seven markets, roughly five points behind Westchester and the South Bay and seven points behind Santa Monica.

One caution on what this ratio actually measures. Sale to list compares the closing price against the asking price in effect at the time, not against the original list price. A home that was reduced twice and then sold at its reduced number can still post a high ratio. A 100 percent result says the final ask was accurate. It does not say the first ask was.

Where is coastal Los Angeles inventory deepest right now?

Marina del Rey carries the most standing inventory in the corridor with 166 active listings, followed by Brentwood at 123, Venice at 108 and the South Bay at 102. Pacific Palisades has 90 active listings, Santa Monica 79, and Westchester the thinnest shelf at 58.

Raw counts are misleading on their own, because these markets are different sizes. A more useful comparison is how many active listings are standing for every sale that closed in the same 30 days:

• Pacific Palisades: 90 active against 7 closed sales, about 12.9 active listings per sale.
• Brentwood: 123 active against 16 closed sales, about 7.7 per sale.
• Venice: 108 active against 16 closed sales, about 6.8 per sale.
• Marina del Rey: 166 active against 25 closed sales, about 6.6 per sale.
• Santa Monica: 79 active against 17 closed sales, about 4.6 per sale.
• Westchester: 58 active against 16 closed sales, about 3.6 per sale.
• South Bay: 102 active against 40 closed sales, about 2.6 per sale.

That reordering changes the picture. Marina del Rey has the biggest pile of listings but also the second highest sale count in the corridor at 25, so it is turning over. Pacific Palisades has fewer listings than Marina del Rey, Brentwood or Venice, yet it recorded only 7 sales in the window, which makes it by far the thinnest transaction market on this page. The South Bay is the busiest: 40 closed sales, 40 new listings and 102 active.

That ratio is arithmetic on two columns of the table above. It is not a months of supply forecast and it does not predict what the next 30 days will do.

Where do coastal Los Angeles homes sit on the market longest?

Three markets share the longest median days on site at 60: Pacific Palisades, Brentwood and Marina del Rey. The South Bay sits at 48. At the fast end, Santa Monica listings have a median of 33 days on site, with Venice and Westchester both at 36.

Read this column carefully. Median days on site here describes listings that are currently active, so it measures how long unsold inventory has been standing, not how long it took a closed sale to find its buyer. A 60 day median tells you the market is carrying aged inventory. It does not tell you that every home takes 60 days to sell.

Even with that caveat, the split lines up with the pricing column. Santa Monica has the shortest median days on site and the only above asking result in the corridor. Brentwood has one of the longest and the weakest sale to list ratio. Those two facts tend to travel together: when accurately priced homes clear quickly, what is left standing is the inventory that was priced ahead of the market.

Why is the Pacific Palisades median asking price so far above the median sale?

Pacific Palisades shows the widest spread on this page. The median sold price over the last 30 days was $3,429,563. The median active asking price is $8,297,000, and the median new listing came on at $8,847,500. That is an asking price roughly two and a half times the median closing.

That gap is a composition story. Seven sales closed in the window, which is a very small sample, and the standing inventory skews toward rebuilt and new construction product that is listing far above anything that has recently closed. Two different populations of property are being measured in the same table, and the median is doing what a median does when the mix shifts.

The practical consequence for a buyer or a seller is that neither number on its own is a valuation. A Palisades seller cannot price to the $8,297,000 median active figure, because that is what is being asked, not what is being paid. A Palisades buyer cannot anchor to the $3,429,563 median sold figure either, because seven closings do not describe a specific property, a specific street or a specific construction standard. Land and rebuild inventory is tracked separately on the Pacific Palisades lots page.

What is Monica Antola's read on the coastal market?

The video further down this page is Monica's own first quarter 2026 read on the same corridor. Her qualitative account and this quarter's numbers point in the same direction on three of the markets in the table.

There are serious buyers showing up specifically for this neighborhood right now. Not because they're chasing a deal, but because they understand the long-term value of this community. What's complicated is the insurance conversation. It's real, it's shaping every transaction.

Monica Antola on Pacific Palisades, Westside Market Pulse, Q1 2026

That squares with a market posting only 7 closings against 90 active listings. When insurance evidence has to be assembled property by property before a deal can be written, transaction counts fall even when buyer interest does not.

Santa Monica, north of Montana specifically, is still one of the more competitive pockets on the Westside. Well-priced, well-presented homes are getting real attention fast.

Monica Antola, Westside Market Pulse, Q1 2026

Santa Monica is the market that delivered a 102 percent sale to list ratio and a 33 day median days on site in this snapshot, the fastest and the strongest pricing result of the seven.

Brentwood is in a recalibration moment. The sellers who priced into last year's optimism are sitting. The ones who came in with accurate, well-supported pricing, those moved. The market there isn't soft, it's just honest.

Monica Antola on Brentwood, Westside Market Pulse, Q1 2026

Brentwood's numbers in this window are consistent with that description: the corridor's lowest sale to list ratio at 95 percent, a 60 day median days on site, and 123 active listings against 16 closed sales.

How should you read these numbers?

This page is a 30 day snapshot of a thin luxury market. That carries specific limits, and it is worth being explicit about them.

• The samples are small. Pacific Palisades recorded 7 closed sales in the window. Santa Monica, Venice, Brentwood and Westchester each recorded 16 or 17. In markets this size, a handful of unusual sales moves a median by hundreds of thousands of dollars. Treat single month movement as noise until it repeats.
• Sold and active are different populations. The median sold column describes homes that closed. The median active and median new listing columns describe homes that are for sale. Comparing them shows the spread between asking and closing, which is useful, but it is not a price change.
• A median is not a valuation. None of these figures price a specific property. Condition, street, lot, view, construction standard, insurance status and permit history all move a coastal Los Angeles price far more than a market wide median does.
• The South Bay row is three cities. It combines Manhattan Beach, Hermosa Beach and Redondo Beach, which are distinct markets with distinct price levels. Use the South Bay community page for city level detail.
• Malibu here is land. The Malibu figures on this page come from a land and lots market, not a homes market. Do not compare them to the home markets in the main table.
• The window moves. These figures update as new sales close. The report above is dated September 21, 2026, and the live widgets on each community page will already have moved past it.

Used properly, a snapshot like this is a framing tool. It tells you which questions to ask about a property, not what that property is worth.

Frequently asked questions

What date and source do these coastal Los Angeles market figures come from?

Every figure in the tables above was recorded on September 21, 2026 from CRMLS data delivered through iHomeFinder, covering the last 30 days. The figures update as new sales close, and the live version of each market sits on its own community page.

Which coastal Los Angeles market had the strongest sale to list ratio?

Santa Monica, at 102 percent over 17 closed sales. It was the only one of the seven home markets where the typical seller closed above the asking price. Westchester and the South Bay both finished at exactly 100 percent, and Brentwood was lowest at 95 percent.

Which coastal Los Angeles market has the most homes for sale?

Marina del Rey, with 166 active listings, followed by Brentwood at 123, Venice at 108 and the South Bay at 102. Westchester has the fewest at 58. Pacific Palisades has 90 active listings but only 7 closed sales in the window, which makes it the thinnest transaction market of the seven.

Why is the Pacific Palisades median asking price so much higher than the median sale price?

The median sold price over the last 30 days was $3,429,563, while the median active asking price is $8,297,000. The standing inventory skews toward rebuilt and new construction homes listing well above anything that has recently closed, and only 7 sales closed in the window. The two columns measure different sets of property, so the gap reflects the mix rather than a single market wide price level.

Are the Malibu figures on this page home prices?

No. The Malibu market report used here is bound to a land and lots market. The $1,500,000 median sold price, 85 percent sale to list ratio, 130 day median on site and 254 active listings all describe vacant land and lot inventory, not Malibu houses.

For a property specific read on any of these markets, contact the Antola Coastal Group or browse the coastal community guides.