BRENTWOOD

Although once privately accessible, Brentwood Circle is now a private guard-gated community. Residents successfully petitioned city officials in the mid 1990s to allow for the installation of gates, thus privatizing five streets north of Sunset Blvd just west of the 405 Freeway. Homeowners feared a surge in traffic as visitors to the Getty Center - under construction at the time just north of the community - would mistakenly assume the neighborhood could be used as a shortcut to reach the museum. A deal was reached with the Getty Trust to cover initial costs, with homeowners responsible for ongoing expenses and all future maintenance. The main gate and sole entrance is located at the intersection of Woodburn Drive and Sunset Blvd. Two additional exits are located at Layton Drive and Gunston Drive.

All lots in the community are generous in size, however greater acreage tends to be proportional to greater distance from Sunset Blvd. The largest estates along the northern periphery would likely fetch eight figure price tags in today's market, and exceed the upper bound of the size range given below. Homes along the eastern fringe of the neighborhood look over the adjacent canyon, while properties in the upper reaches of the community boast city light and ocean views.

Brentwood Circle is one of many neighborhoods which fall under the umbrella of the Brentwood Homeowners Association. This volunteer group was incorporated in 1946 and represents community interests regarding traffic, development, and environmental concerns. BHA dues are voluntary and range from $100 (basic) to $1,000 (benefactor). For more information about this association, the benefits of membership, and the allocation of funds, please visit their website @ https://brentwoodhomeowners.org/

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Total Homes: 76

Year Built: Late 1920s - Present

Bedrooms: 2 - 7

Bathrooms: 3 - 8

Home Size: 2,000 s.f. - 9,500 s.f.

Lot Size: 1/3 acre to 2 acres

Price: $3,500,000 - $10,000,000

HOA Dues: Approx. $320 - $350 per month

This neighborhood is tucked on the south side of Sunset Blvd between Brentwood Circle and Brentwood Glen, just west of the 405 Freeway. Historically, traffic on Layton, Woodburn, and Gunston Drives flowed freely across Sunset Blvd. In the mid 1990s Brentwood Circle erected gates, privatizing the aforementioned streets north of Sunset and effectively separating the two communities. As Brentwood Circle gained a distinct identity, so thus did this adjacent area. 

Although public access here isn't restricted, many properties are secured by individual gates. While a number of residences have undergone remodels or additions over the decades, only a handful of homes have been entirely razed and redeveloped. Consequently, the neighborhood retains much of its original charm. Roughly half the homes have pools while large yards and Getty Center views feature prominently throughout the community.  

This enclave of homes is located just seconds (though far out of earshot) from access to the 405 Freeway, facilitating ease of access to the area's major commuting corridor. Brentwood Village is equally close by, offering shopping, dining, and residential serving retail outlets. 

The neighborhood falls under the umbrella of the Brentwood Homeowners Association. The BHA was incorporated in 1946 and represents interests regarding traffic, development, and environmental concerns for many Brentwood neighborhoods. Dues are voluntary and range from $100 (basic) to $1,000 (benefactor). For more information about this association, the benefits of membership, and the allocation of funds, please visit their website @ https://brentwoodhomeowners.org/

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Total Homes: 65

Year Built: Late 1937 - 1953

Bedrooms: 2 - 6

Bathrooms: 2 - 6

Home Size: 1,750 s.f. - 6,500 s.f.

Lot Size: 8,500 s.f. to 1/2 acre

Price: $2,250,000 - $6,500,000

Brentwood Flats is an unofficial name given to the area bounded by San Vicente Blvd to the south, Canyon View Drive to the east, Sunset Blvd to the north, and the Veteran Affairs campus to the west. The neighborhood is predominantly single family by area, with condominium and apartment complexes clustered along Barrington Avenue on the eastern side of the community. All residents enjoy proximity to both Brentwood Village and the commercial corridor along San Vicente Blvd which hosts a Sunday farmer's market. Easy access to the 405 Freeway affords added convenience to commuters.

SINGLE FAMILY HOMES:

Homes in Brentwood Flats vary significantly in price and size. The neighborhood has seen a surge in redevelopment over the last fifteen years as homeowners seek to capitalize on the lot value of modest mid-century homes. Expectedly, the trend is toward two story residences of greater square footage. Most properties can accomodate swimming pools and/or a lawn.

Single family homes in Brentwood Flats fall under the umbrella of the Brentwood Homeowners Association. This volunteer group was incorporated in 1946 and collectively represents the interests of a number of Brentwood communities regarding traffic, development, and environmental concerns. BHA dues are voluntary and range from $100 (basic) to $1,000 (benefactor). For more information about this association, the benefits of membership, and the allocation of funds, please visit their @ https://brentwoodhomeowners.org/

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ORIGINAL CONSTRUCTION HOMES

Year Built: 1920s - 1950s

Bedrooms: 2 - 6

Bathrooms: 1 - 5

Home Size: 1,200 s.f. - 4,500 s.f.

Lot Size: 5,000 s.f. - 1/2 acre

Price: $1,650,000 to $4,500,000

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NEWER BUILD HOMES

Year Built: 1980s - Present

Bedrooms: 3 - 6

Bathrooms: 3 - 7

Home Size: 3,000s.f. - 7,000 s.f.

Lot Size: 6,000 s.f. - 1/2 acre

Price: $3,000,000 to $7,500,000

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ORIGINAL CONSTRUCTION HOMES:

Year Built: 1920s - 1950s

Bedrooms: 2 - 6

Bathrooms: 1 - 5

Home Size: 1,200 s.f. - 4,500 s.f.

Lot Size: 5,000 s.f. - 1/2 acre

Price: $1,650,000 to $4,500,000

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NEWER BUILD HOMES

Year Built: 1980s - Present

Bedrooms: 3 - 6

Bathrooms: 3 - 7

Home Size: 3,000s.f. - 7,000 s.f.

Lot Size: 6,000 s.f. - 1/2 acre

Price: $3,000,000 to $7,500,000

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CONDOMINIUMS:

Condominium construction in the neighborhood has been ongoing since the 1950s, with a new development opening every few years. Studio and one bedroom units are generally under $500,000 and provide the lowest barrier of entry into the Brentwood market. Monthly homeowners dues vary considerably between buildings depending on age and amenities, among other factors. Condominium residents are within walking distance of shops and restaurants in both Brentwood Village and along San Vicente Blvd. The area is also home to a concentration of large apartment complexes.

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Year Built: Late 1950s - Present

Bedrooms: Studio - 3

Bathrooms: 1 - 3

Home Size: 500 s.f. - 3,000 s.f.

Price: $350,000 - $2,000,000

HOA Dues: Varies

Brentwood Glen is quaint neighborhood of predominantly single family homes just south of Sunset Blvd. The community represents the eastern boundary of Brentwood, and occupies a secluded strip of land bordered by the 405 Freeway to the east and the Veterans Administration and Brentwood School to the west. Traffic is limited largely to residents as the neighborhood has only one through street. Shops and restaurants in Brentwood Village are just minutes away and immediate access to the freeway is available via ramps at Sunset Blvd.

Smaller lot sizes have largely prevented the mansionization occurring in many other areas of Brentwood. Even newly rebuilt residences tend to top out around 4,000 s.f. and have not significantly altered the character of the neighborhood. The community is exceptionally well maintained, and many original homes have been updated or remodeled to varying degrees over the years. Most properties have small front and rear yards and a number feature detached garages.

In addition to representing community interests, The Brentwood Glen Association (BGA) maintains a number of resident committees and organizations. An annual membership of $50 is encouraged but not mandatory. For detailed information please visit the BGA Website @ https://brentwoodglen.blogspot.com/

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Total Homes: Approx. 450 plus a handful of multi-family units

Year Built: Late 1930s - 1950s

Bedrooms: 2 - 5

Bathrooms: 1 - 4

Home Size: 1,300 s.f. - 4,500 s.f.

Lot Size: 5,000 s.f. to 9,000 s.f.

Price: $1,450,000 - $3,500,000

HOA Dues: $50 annually (voluntary)

Brentwood Hills is located along the mountain crest between Mandeville and Sullivan Canyons. The community sits on the fringe of urban development, and is surrounded by open space to the north and west. A number of trailheads originate directly from within the community, connecting to the extensive hiking and mountain biking network in the Santa Monica Mountains. The Westridge-Canyonback Wilderness Park (with access at the summit of Westridge Road) is one of the few areas in urban Los Angeles that permits supervised dogs to be off leash.

Many homes in Brentwood Hills offer commanding views of the city, ocean, and surrounding canyons; panoramas of the Los Angeles basin can extend from the Palos Verdes Peninsula in the south to the downtown L.A. skyline in the east. This relaxed neighborhood exemplifies hilltop living. The neighborhood is removed from the congestion of city life, yet is just ten minutes from both Brentwood and Palisades Villages.

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Community interests are overseen by the Brentwood Hills Homeowners Association (BHHA), which works in conjunction with both the adjacent Mandeville Canyon Association and Upper Mandeville Canyon Association to protect and preserve quality of life and the natural surroundings. The $50 annual membership fee is voluntary but encouraged. For more information on the BHHA please visit their website @ https://www.brentwood-hills.org/

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Total Homes: Approx. 510

Year Built: Late 1950s - Present (peak 1960s)

Bedrooms: 3 - 6

Bathrooms: 2 - 6

Home Size: 2,000 s.f. - 5,500 s.f.

Lot Size: 8,000 s.f. - 1 acre

Price: $1,800,000 - $5,000,000

Brentwood Park is the most expensive and prestigious non-gated/private neighborhood in Brentwood. The character of this highly sought after area is protected by strict CC&Rs and zoning regulations governing setbacks and minimum lot size. Homes must be at least fifty to one hundred feet from the street, and fifteen to twenty-five feet from side property lines. Brentwood Park is distinguished by eight landscaped roundabouts and traffic islands, a hallmark remnant of dozens that originally dotted every intersection in the community. 

Unsurprisingly, this coveted neighborhood has seen a proliferation of redevelopment in recent years. Virtually all two bedroom homes have been demolished, with three bedroom residences now following suit. Properties under 4,000 s.f. are becoming scarce and homes up to 5,000 s.f. are razed on a regular basis. The estates which replace them are generally 6,000 s.f. and larger. Street frontages are meticulously landscaped and the majority of homes are gated. Swimming pools are prevalent throughout the community. Select estates offer detached guest houses and additional amenities including tennis courts, theaters, and gyms.

The Brentwood Park Property Owners Association (BPPOA) was incorporated in 1942 to enforce deed restrictions. Today, in addition to overseeing proper land use, the BPPOA organizes annual social events and finances a 16 hour a day, 7 day a week security patrol. For detailed information on the history of Brentwood Park and the BPPOA please visit their website @ https://www.brentwoodpark.org/

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Total Homes: Approx. 460

Year Built: 1920s - Present

Bedrooms: 3 - 8

Bathrooms: 3 - 13

Home Size: 3,500 s.f. - 15,000 s.f.

Lot Size: 1/3 acre to 1 acre +

Price: $6,000,000 - $20,000,000

HOA Dues: $500 annually

This neighborhood sits adjacent to the eastern boundary of Brentwood Park, west of Kenter Canyon and north of Sunset Blvd. Although many properties along North Carmelina Avenue echo Brentwood Park's large lots and prominent setbacks, they fall outside the boundary of the Brentwood Park Property Owners Association. Nearly all estates in the northern portion of the community boast pools, park like grounds, and significant square footage. A handful of properties are exceptionally large and exceed the upper bounds of the statistics given below.  

Clustered closer to Sunset Blvd, comparatively modest homes on smaller lots offer a lower barrier of entry into the neighborhood. Unlike in adjacent Brentwood Park, a handful of two bedroom homes (and a significant number of three bedroom homes) have continued to survive the waves of redevelopment sweeping the area. A series of cul-de-sacs off the east side of Carmelina Avenue provide additional seclusion for homeowners concerned with privacy and traffic. Lots along the eastern fringe of the community sit atop a low plateau overlooking Kenter Canyon.

The neighborhood is one of many that falls under the umbrella of the Brentwood Homeowners Association. The BHA was incorporated in 1946 and represents interests regarding traffic, development, and environmental concerns for many Brentwood neighborhoods. Dues are voluntary and range from $100 (basic) to $1,000 (benefactor). For more information about this association, the benefits of membership, and the allocation of funds, please visit their website @ https://brentwoodhomeowners.org/

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Total Homes: Approx. 145

Year Built: 1920s - Present

Bedrooms: 2 - 6

Bathrooms: 2 - 8

Home Size: 1,500 s.f. - 8,000 s.f.

Lot Size: 7,500 s.f. to 1 acre

Price: $3,000,000 - $12,000,000

Bundy Canyon extends from Sunset Blvd into the foothills of the Santa Monica Mountains. An unofficially defined neighborhood, Bundy Canyon is geographically self contained and largely confined to resident only traffic. Side streets and cul-de-sacs branch off of North Bundy Drive, the main thoroughfare running the full length of the community. Recreation enthusiasts will enjoy direct access to mountain trails via the St. Mary's Fire Road. Despite enjoying a distinctly pastoral feel, downtown Brentwood is just minutes away. 

Homes in Bundy Canyon vary significantly in terms of price and size. The largest lots are found in the upper reaches of the community between The Getty Museum and Mt. St. Mary's College. Many properties offer swimming pools and a small handful boast tennis courts. Views are limited by the surrounding hillsides, but some homes at higher elevations peek over the canyon walls. 

Bundy Canyon is part of a larger area represented by the Brentwood Homeowners Association. This volunteer group was incorporated in 1946 and represents community interests regarding traffic, development, and environmental concerns. BHA dues are voluntary and range from $100 (basic) to $1,000 (benefactor). For more information about this association, the benefits of membership, and the allocation of funds, please visit their website @ https://brentwoodhomeowners.org/

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ORIGINAL CONSTRUCTION HOMES

Year Built: 1920s - 1970s

Bedrooms: 2 - 6

Bathrooms: 2 - 6

Home Size: 1,250 s.f. - 6,000 s.f.

Lot Size: 5,000 s.f. - 1/2 acre

Price: $1,350,000 to $5,000,000

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NEWER BUILD HOMES

Year Built: Late 1980s - Present

Bedrooms: 4 - 6

Bathrooms: 4 - 7

Home Size: 4,000.f. - 9,000 s.f.

Lot Size: 7,000 s.f. - 1/2 acre

Price: $3,750,000 to $7,500,000

Crestwood Hills spans a pair of ridges running along either side of Kenter Canyon, approximately five minute's drive time north of Sunset Boulevard. The community has a storied history dating back to 1947, when a group of artists, professors, and musicians sought to form a progressive nonprofit housing collective. Pooling resources, the group purchased 800 acres originally known as the Mutual Housing Tract. Home designs were spearheaded by A. Quincy Jones in collaboration with other notable architects. Members of the collective were able to choose from eight base models with optional modifications, leading to construction of 150 homes in the original tract. Approximately thirty of the aforementioned residences survive to this day with their original architectural integrity. 

The initial homes are a textbook example of mid-century modernist design. A set of architectural guidelines ensured that certain standards were adhered to as the remaining lots began to fill in, with the vast majority of homes built prior to 1970.  The neighborhood remains architecturally controlled to this day, with oversight aimed at preserving original character in the wake of ongoing additions and redevelopment.

Many of the characteristics that made Crestwood Hills desirable in the 1950s are still at play today. Most homes offer commanding views, from Santa Monica Bay across the Los Angeles basin. To take advantage of the views, large decks, walls of windows, and integrated indoor/outdoor spaces are common. The Crestwood Hills Association (CHA) continues to encourage a communal spirit among residents, welcoming neighbors and hosting community events in Crestwood Hills Park. The Association also maintains the cooperative nursery school established in the 1950s, where parents play an active role and are required to volunteer at least two days a month. For further information on the CHA or nursery school please refer to their respective websites @ https://www.crestwoodhills.com/ & https://crestwoodhillscoop.org/

Approximately one dozen homes in Crestwood Hills exceed the maximum size of 4,500 s.f. noted below. All were built post 1970, and the vast majority are situated along the northern fringe of the community. These select homes are 5,000 to 10,000 s.f. in size and would command around $5MM to $10MM.

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Total Homes: 350

Year Built: Late 1950s - Present

Bedrooms: 2 - 5

Bathrooms: 2 - 5

Home Size: 1,400 s.f. - 4,500 s.f.

Lot Size: 7,000 s.f. acre to 1/2 acre

Price: $1,650,000 - $4,000,000

HOA Dues: $75 annually

Situated between Sullivan and Kenter Canyons, Mandeville Canyon reaches over five miles north from Sunset Blvd to a terminus just shy of Mulholland Drive near the crest of the Santa Monica Mountains. The lower portion of the canyon (discussed on this page) is wider and more prestigious, distinguished from Upper Mandeville by comparatively flat acreage and a separate homeowner's association. Liberal building pads are able to accommodate larger homes, and short drive times to Sunset bolster desirability.

Homes in Lower Mandeville trend surprisingly large for a canyon setting. While properties can be found representing both the upper and lower bounds of the statistics below, the vast majority of homes are between 2,500 s.f. and 6,500 s.f. and fall in the $3,000,000 to $8,000,000 price range. Views are naturally limited to the few homes perched part way up the canyon walls. Many homes offer swimming pools and lawns set amidst dense trees and privacy enhancing foliage.

Community interests in Lower Mandeville Canyon are overseen by the Mandeville Canyon Association (MCA). Founded in 1939, the association works in conjuction with the Upper Mandeville Canyon Association to the north and the Brentwood Hills Association to the west to ensure balance between development and environmental concerns in the area. For more information on the MCA please visit their website @ https://themca.org/

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Total Homes: Approx. 240

Year Built: Mid 1930s - Present

Bedrooms: 2 - 8

Bathrooms: 2 - 8

Home Size: 1,500 s.f. - 14,000 s.f.

Lot Size: 7,000 s.f. - 2+ acres

Price: $2,000,000 - $20,000,000

MountainGate is a planned community of 298 homes that was built in phases between 1979 and 1999. The 870 acre community is located at the crest of the Santa Monica Mountains, west of the Sepulveda Pass. Encircled by open space, MountainGate provides a true rural feel rarely achieved in Los Angeles. The unique location is excellent for commuters, just one mile (and zero stop lights) from the 405 Freeway and midway between the L.A. basin and San Fernando Valley. Nearly every home in the community offers some combination of mountain, canyon, city lights, and/or golf course views. 

The focal point of the community is the members only MountainGate Country Club. The club boasts 27-holes of Ted Robinson designed championship golf. The three distinct 9-hole courses (North, Lake, and South) can be played in any combination. Practice facilities include a driving range and chipping/putting green. In addition to golf, members enjoy use of 16 lighted tennis courts and a clubhouse with locker rooms, meeting rooms, and banquet facilities. Both fine and casual dining options are located on site. Various levels of membership are available including full golf, social, and tennis. For further details and membership pricing please consult the MountainGate Country Club website @ https://www.mtngatecc.com/ 

MountainGate is comprised of five gated communities: The Ridge, The Terrace, The Vista, The Crown and Stoney Hill (for detailed information on each continue reading below). While each sub community maintains its own homeowners association, community wide interests are represented by the MountainGate Community Association (MCA) and the MountainGate Open Space Maintenance Association (MOSMA).

The Ridge was the first community to be developed in MountainGate. This guard gated enclave of two-story townhomes sits on a promontory above the Sepulveda Pass. The townhomes are clustered in 13 buildings along a single looping street. Homes have two car direct entry garages and the neighborhood provides an on site parking lot for guests. In addition to the community pool and spa, HOA dues cover common area landscaping, exterior maintenance, and structural earthquake and fire insurance.

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Total Homes: 72

Year Built: 1979

Bedrooms: 2 - 3

Bathrooms: 2.5 - 4

Home Size: 3,000s.f. - 4,000 s.f.

Price: $1,550,000 to $2,200,000

HOA Dues: Approx. $950 - $1,150 per month

The Terrace was the second phase of MountainGate construction. This community of bi-level townhomes overlooks the Tennis Club and hole 3 of the North Course. With home prices starting around one million, residences in The Terrace are the most affordable point of entry into Mountain Gate living. The homes are arranged in five buildings of 4-6 units and offer attached two car garages. A community swimming pool, spa, and bbq are tucked into a hillside oasis surrounded by mature trees and lush vegetation. In addition to the aforementioned amenities, HOA dues cover common area landscaping, entry gates, maintenance of building exteriors, and structural earthquake and fire insurance. 

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Total Homes: 24

Year Built: 1980

Bedrooms: 2

Bathrooms: 2 - 3

Home Size: 2,400s.f. - 2,800 s.f.

Price: $1,200,000 to $1,600,000

HOA Dues: $930 - $965 per month

On par with The Terrace in terms of price and size (see above), townhomes in The Vista offer another comparatively affordable Mountain Gate housing option. The community is protected by a double layer of security, as the entry gates sit beyond the Stoney Hill guard station, which is manned 24 hours a day. Homes are clustered in five buildings of 3-5 units and feature direct entry two car garages. Residents enjoy a private pool and spa. In line with all attached MountainGate communities, HOA dues cover common area landscaping, exterior maintenance, and structural earthquake and fire insurance.

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Total Homes: 19

Year Built: 1981 - 1982

Bedrooms: 1+Den - 2

Bathrooms: 2 - 3

Home Size: 2,350s.f. - 2,750 s.f.

Price: $1,200,000 to $1,600,000

HOA Dues: $850 - $1,150 per month

The Crown encompasses all properties located on Canyonback Drive along a ridge on the western fringe of the MountainGate community. The neighborhood was built in various phases from 1981 to 1991 and offers a number of townhome styles in addition to detached SFD. Many of the townhomes are quite large and have the feel of a single family residence. Select "attached" units boast lot sizes up to 9,000 s.f., backyards with pools, and/or three car garages. 

The Crown is serene and tranquil, flanked by open hillsides. Hiking trails originate at both ends of the community and beckon nature enthusiasts. The Canyonback cul-de-sac is secured by gates and monitored by surveillance cameras. HOA dues vary by home but range from approximately $800 - $1,150. All residents of the community share a pair of tennis courts, heated swimming pool, and spa. Additionally, dues contribute to the cost of a 24-hour security patrol, common area landscaping, exterior maintenance, and structural earthquake and fire insurance. 

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PHASE 1 ATTACHED

(both sides of Canyonback, closest proximity to entry gate)

Total Homes: 25

Year Built: 1981

Bedrooms: 2 - 3

Bathrooms: 2.5 - 4

Home Size: 2,750 s.f. - 4,250 s.f.

Price: $1,600,000 to $2,200,000

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PHASE 2 ATTACHED

(east side of Canyonback, south of single family detached homes)

Total Homes: 18

Year Built: 1986 - 1987

Bedrooms: 3 - 4

Bathrooms: 3.5 - 4.5

Home Size: 3,500 s.f. - 4,500 s.f.

Price: $1,800,000 to $2,400,000

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PHASE 3 ATTACHED

(west side of Canyonback, between pool and tennis courts)

Total Homes: 11

Year Built: 1989

Bedrooms: 4 - 5

Bathrooms: 5 - 6

Home Size: 4,100 s.f. - 5,000 s.f.

Price: $2,200,000 - $2,600,000

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SINGLE FAMILY DETACHED

(east side of Canyonback, opposite tennis courts)

Total Homes: 17

Year Built: 1991

Bedrooms: 4 - 5

Bathrooms: 4.5 - 6.5

Home Size: 4,250 s.f. - 5,000 s.f.

Price: $2,300,000 - $2,750,000

Stoney Hill is located along the southern side of the community and comprises the bulk of single family homes in MountainGate. These Mediterranean style residences represent a significant value on a square footage basis as compared to Brentwood proper. The neighborhood is surrounded by the South course and the Santa Monica Mountains. Many of the homes are clustered around quiet cul-de-sacs and shared driveways. The community is accessed via a guard gated entrance on Stoney Hill Road. A residents only pool house, swimming pool, and spa is located at the intersection of Stoney Hill and Promontory. Homeowners fees cover maintenance of the aforementioned amenities in addition to common area landscaping and a 24-hour security patrol.

A half dozen custom estates are located in this area of the MountainGate community; four on independently gated Mountain Crest Lane and two behind the Stoney Hill guard gate. These residences are significantly larger than other homes in MountainGate, ranging from 6,000 s.f. to 13,000 s.f. and valued around $5,000,000 to $10,000,000.

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Total Homes: 112

Year Built: 1983 - 1999

Bedrooms: 3 - 5

Bathrooms: 3.5 - 5.5

Home Size: 3,500 s.f. - 6,000 s.f.

Price: $2,000,000 - $3,500,000

HOA Dues: Approx. $800- $950 per month

This unofficial neighborhood encompasses homes north of Sunset Blvd between Bundy Canyon and Brentwood Circle. The community rises on a gentle slope into the foothills of the Santa Monica Mountains, relatively flat in the south and rising more dramaticlally in the upper reaches north of Barrington Avenue. Shops and restuarants at Brentwood Village, The Brentwood School, and The Archer School for Girls sit along the southern fringe of the community. A small number of apartments and condominiums are also found along the north side of Sunset.

This area is highly sought after for its large lots of mostly usable acreage. The majority of properties easily accommodate swimming pools, with ample additional space for a yard (and even a tennis court in a number of cases). Flag lots line the lower western side of Saltair Avenue. Views vary significantly throughout this North of Sunset enclave. Expectedly, the finest views are afforded to homes at higher elevations or fronting the adjacent canyons, although some properties in the neighborhood's interior enjoy sight lines of the Getty Center or city, particularly from upper floors. The trend in the community is toward larger homes and estates, which are generally gated to enhance privacy and security. On the opposite end of the spectrum, over a dozen two and three bedroom homes under 2,500 s.f. provide a comparatively affordable ownership opportunity, but rarely come to market.

The neighborhood falls under the umbrella of the Brentwood Homeowners Association. The BHA was incorporated in 1946 and represents interests regarding traffic, development, and environmental concerns for many Brentwood neighborhoods. Dues are voluntary and range from $100 (basic) to $1,000 (benefactor). For more information about this association, the benefits of membership, and the allocation of funds, please visit their website @ https://brentwoodhomeowners.org/

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Total Homes: Approx. 155

Year Built: Late 1920s - Present

Bedrooms: 2 - 7

Bathrooms: 2.5 - 8

Home Size: 2,000 s.f. - 8,000 s.f.

Lot Size: 9,000 s.f. to 1.5 acres

Price: $2,250,000 - $12,000,000

South Brentwood encompasses the area south/west of San Vicente Blvd and north of Wilshire Blvd, to the east of Santa Monica. The western boundary runs along Carmelina and Wellesley Avenues, and extends west to include a small pocket of homes south of Montana Avenue with Los Angeles addresses. The neighborhood contains approximately 400 single family homes and over 2,000 condominiums and apartments. Community interests are represented by the voluntary South Brentwood Residents Association, which offers various levels of membership. For in depth detail on the SBRA please visit their website @ https://southbrentwood.org/

SINGLE FAMILY HOMES:

Single family homes in South Brentwood are some of the most consistently affordable in the 90049 zip code. Modest lots provide a natural barrier to the mansionization occurring in many other Brentwood enclaves. Redevelopment is common, but even new homes top out around 6,000 s.f., with the average being significantly smaller. Single family homes occupy the western half of the neighborhood south of the Brentwood Country Club. Residents enjoy close proximity to grocery stores, restaurants, and residential serving retail. The Sunday farmer's market on Gretna Green is just a short walk from any residence in the community. Annual single family residence dues for the SBRA are $35 ($20 for seniors 65+).

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ORIGINAL CONSTRUCTION HOMES

Year Built: 1920s - 1955

Bedrooms: 2 - 5

Bathrooms: 1 - 4

Home Size: 1,000 s.f. - 3,500 s.f.

Lot Size: 4,000 s.f. - 1/3 acre

Price: $1,600,000 to $3,000,000

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NEWER BUILD HOMES

Year Built: 1980s - Present

Bedrooms: 3 - 5

Bathrooms: 3 - 6

Home Size: 2,500s.f. - 6,000 s.f.

Lot Size: 4,500 s.f. - 1/3 acre

Price: $2,000,000 to $4,500,000

Attached homes in South Brentwood are concentrated in the eastern portion of the community, between the Wilshire Blvd and San Vicente Blvd commercial zones. Conveniently, residents are mere blocks from an array of shops and restaurants lining both of these major thoroughfares. A handful of townhome communities built post 2000 represent a unique product type for the neighborhood, boasting 3-4 bedrooms and 2,750 s.f. - 4,750 s.f. of living space. These luxurious townhomes significantly exceed both the size and price ceiling of other attached offerings, commanding $1,500,000 - $3,000,000. Apartment complexes are interspersed with for sale buildings throughout the neighborhood.

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CONDOMINIUMS

Year Built: Late 1960s - Present

Bedrooms: 1 - 3

Bathrooms: 1 - 3

Home Size: 750 s.f. - 2,500 s.f.

Price: $475,000 - $1,500,000

HOA Dues: Varies (Approx. $200 up to $1,500 for a full service building)

Sullivan Canyon is a unique equestrian community just north of Sunset Blvd, west of Mandeville Canyon and east of the Pacific Palisades Riviera. This haven for horse enthusiasts is home to a community riding ring, horse corrals, and a network of mountain trails in adjoining Sullivan Canyon Park. Homes in the neighborhood are zoned for horses and many feature private stables and other equine facilities. Over the decades this coveted community has retained much of its original character, with tall mature trees flanking narrow country roads. 

Homes in the community vary significantly in size. Modest mid century ranch houses are interspersed with large estates and newer construction. The same geography that affords residents a secluded country living feel generally limits views to the hillsides flanking both sides of the canyon. Approximately half of Sullivan Canyon homes have swimming pools and many offer private gates for added security. Community interests are overseen by the Sullivan Canyon Property Owners Association (SCPOA).

In addition to the SPCOA, the Sullivan Canyon Preservation Organization (SPOA) exists to "manage for public benefit the open space located in Sullivan Canyon". The 8.3 acre horse riding club is open to the public for a fee but is capped at a limited number of members. Sullivan Canyon homeowners can bypass the 6-12 month membership waitlist. The cost of full access membership includes a one time initiation fee of $3,500 for the first rider (plus $1,000 for each additional rider from the immediate family), and access dues of $800 per year per rider and $1,000 per year per horse. Off peak, scheduled, and summer access rates are also available at various discounts to the full access rates. For more information please visit the SPOA website @ https://sullivancanyon.org/

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Total Homes: Approx. 80

Year Built: Late 1940s - Present

(bulk of homes built in the 40s & 50s with approximately a dozen post 80s builds)

Bedrooms: 2 - 6

Bathrooms: 2 - 7

Home Size: 2,000 s.f. - 7,500 s.f.

Lot Size: 1/2 acre to 2+ acres

Price: $3,500,000 - $13,000,000

For homeowners seeking a pastoral country feel in the heart of Los Angeles, Upper Mandeville Canyon offers the best of both worlds. Residents trade a few extra minutes of driving for a true sense of tranquility and escape from city life. As compared to the lower reaches of the canyon, homes are generally less expensive with smaller building pads. Lot sizes up to and over an acre are common, but much of the property often encompasses unusable hillside terrain. Many residences are located on shared driveways, cul-de-sacs, or flag lots set back from Mandeville Canyon Road. Befitting the rural nature of the community, construction is generally reliant on septic tanks.

Upper Mandeville is surrounded by an extensive network of hiking trails. The adjacent Westridge-Canyonback wilderness park is one of the few area in Los Angeles that permit supervised dogs off leash. The neighborhood is overseen by the Upper Mandeville Canyon Association (UMCA), which works in conjunction with the (Lower) Mandeville Canyon Association and the Brentwood Hills Homeowners Association to protect community interests and preserve quality of life and the natural surroundings. Basic voluntary membership starts at $75 annually. For more information on the UMCA please visit their website @ https://umca.wildapricot.org/

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Total Homes: Approx. 285

Year Built: 1950s - Present (majority 1950s)

Bedrooms: 2 - 5

Bathrooms: 2 - 6

Home Size: 1,500 s.f. - 6,000 s.f.

Lot Size: 7,000+ s.f. (see text above)

Price: $1,300,000 - $5,000,000