WESTWOOD & HOLMBY HILLS REAL ESTATE

Comstock Hills is nestled between Wilshire Blvd to the north, Santa Monica Blvd to the south, Beverly Glen Blvd to the west, and the Los Angeles Country Club to the east. This overview focuses exclusively on single-family homes within the neighborhood, excluding condominium complexes that line Beverly Glen Blvd.

Residents of Comstock Hills enjoy proximity to some of West Los Angeles’s premier shopping and entertainment destinations. Beverly Hills and Westwood Village are both just over a mile away, while Century City lies immediately adjacent. The upscale Westfield Century City mall, offering a wide array of luxury retail and dining options, is located just across Santa Monica Blvd from the neighborhood’s southern edge.

Compared to many Westside neighborhoods, Comstock Hills has experienced a more gradual pace of redevelopment. Much of the original mid-century construction remains intact, providing buyers with modestly sized homes and a comparatively affordable entry point into Westwood’s single-family home market. Some properties boast captivating views of the Century City skyline or the Wilshire Corridor, while homes along the eastern border overlook the scenic South Course holes 3 through 5 at the Los Angeles Country Club. Lot sizes vary, allowing for yards of different scales, and about 20 percent of homes feature private swimming pools.

Community affairs are managed by the Comstock Hills Homeowner’s Association (CHHOA), which has a voluntary and affordable annual dues structure. For more about CHHOA’s mission and community efforts, visit https://www.comstockhills.com/

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Total Homes: 359
Year Built: 1924 – Present (most pre-1950s)
Bedrooms: 2 – 5
Bathrooms: 2 – 6
Home Size: 1,500 s.f. – 5,500 s.f.
Lot Size: 5,000 s.f. – 1/3 acre
Price: $1,500,000 – $4,000,000
HOA Dues: $40 annually (voluntary)

Buyer Tips:
Buyers in Comstock Hills should be aware that many homes reflect original or mid-century design and may require updates or remodeling. This creates an opportunity to personalize a residence while investing in a sought-after Westwood location. Properties with views or larger lots tend to hold higher value, so it’s important to balance needs with budget. Given the neighborhood’s proximity to major commercial hubs, walkability and traffic patterns should also be considered. Because redevelopment is slower here, buyers looking for classic charm and neighborhood stability will find Comstock Hills appealing.

Seller Tips:
Sellers should highlight unique neighborhood benefits such as convenient access to Century City and Westwood, as well as proximity to major shopping and dining venues. Emphasizing upgrades or expansion potential can help maximize home value. If your property has scenic views or a pool, make sure these features are prominent in marketing materials. Since Comstock Hills is less rapidly changing than other Westside areas, professional staging that enhances the home’s existing character can attract a broader buyer pool.

Schools:
Comstock Hills is served by several reputable public and private schools. Nearby public options include Warner Avenue Elementary School, Emerson Middle School, and University High School, all recognized for strong academic programs and extracurricular opportunities. Additionally, the neighborhood’s location offers convenient access to private institutions such as Harvard-Westlake School and Marymount High School, favored by many local families.

Interesting Information:
Comstock Hills offers a peaceful residential setting tucked between some of Los Angeles’s busiest and most upscale commercial districts. The neighborhood’s slower pace of redevelopment helps preserve its mid-century character and mature landscaping, giving it a unique feel among Westwood communities. The adjacency to the Los Angeles Country Club also provides an elevated level of privacy and scenic beauty for eastern properties. For residents, this blend of tranquility and urban convenience makes Comstock Hills a highly desirable Westside location.

Did You Know:
Comstock Hills was originally developed in the 1920s and retains a strong historical identity through many well-preserved homes. The neighborhood’s name comes from early developer Harold Comstock, who helped shape Westwood’s growth. Despite its proximity to major business centers, Comstock Hills maintains a quiet charm with a strong sense of community supported by the voluntary HOA, which regularly organizes events and advocates for neighborhood interests.

Holmby Hills is among Los Angeles’s most prestigious neighborhoods, forming one-third of the famed Platinum Triangle alongside Bel Air and Beverly Hills. The community spans both sides of Sunset Boulevard and sits north and west of the Los Angeles Country Club. Its western boundary is clearly marked by Beverly Glen Boulevard, which separates Holmby Hills from Bel Air and Westwood, while the eastern edge follows the Beverly Hills city limits. The neighborhood’s distinctive antique street lamps line quiet, low-traffic roads, adding to its unique character and timeless charm.

This enclave is known for some of the largest estates in Los Angeles, boasting grand interiors and expansive acreage. In today’s market, nearly every property commands prices in the eight-figure range. Holmby Hills is famously home to the iconic Playboy Mansion and has recently witnessed sales nearing $90 million. Most properties sit on sizeable lots ranging from three-quarters of an acre to over two and a half acres, often offering flat terrain that accommodates sprawling outdoor amenities. Residents enjoy resort-style swimming pools, manicured formal gardens, tennis courts, and expansive lawns. Privacy and security are paramount, with many estates hidden behind perimeter walls, dense landscaping, monumental gates, long private drives, and grand motorcourts.

The Holmby Hills Homeowners Association (HHHA) is the dedicated community organization responsible for preserving the neighborhood’s character and quality of life. Traditionally serving homeowners north of Sunset Boulevard, the association has expanded its outreach to residents south of the Boulevard to strengthen unified community representation. For more information about the HHHA and its initiatives, visit https://www.holmbyhills.org/

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Total Homes: 150
Year Built: Late 1920s – Present
Bedrooms: 3 – 14
Bathrooms: 4 – 27
Home Size: 6,000 s.f. – 56,000 s.f.
Lot Size: 1/2 acre – 5 acres +
Price: $10,000,000 – $90,000,000

Buyer Tips:
Buyers looking in Holmby Hills should prepare for a competitive luxury market with limited inventory and extraordinary price points. Due diligence on property history and land use restrictions is essential, as some estates come with historical designations or special zoning considerations. Buyers seeking privacy should prioritize gated properties with established landscaping and modern security features. Since many estates offer unique architectural styles and custom features, working with an agent experienced in high-end luxury homes can help navigate the complexities of acquisition.

Seller Tips:
Sellers in Holmby Hills benefit from a clientele accustomed to trophy properties with exacting standards. Emphasizing privacy features, expansive outdoor amenities, and the prestige of the location can significantly increase buyer interest. Given the rarity of listings, presentation is critical: professional staging and high-end marketing campaigns are vital to highlight a home’s unique selling points. Collaborating with an agent who has strong connections in the luxury market will optimize exposure and achieve the best possible sale price.

Schools:
Families in Holmby Hills are served by top-tier public and private schools. The public options include Warner Avenue Elementary, Emerson Middle School, and University High School, all known for strong academic reputations. Additionally, the area is near renowned private institutions such as Harvard-Westlake School and Brentwood School, offering rigorous programs and extensive extracurricular activities.

Interesting Information:
Holmby Hills is steeped in Hollywood history and glamour. Beyond the Playboy Mansion, the neighborhood has housed celebrities, industry moguls, and global influencers for decades. The spacious lots and relatively flat topography are rare on the Westside, allowing for some of the largest and most elaborate estates in the city. The neighborhood’s blend of architectural styles ranges from classic Mediterranean and Georgian Revival to ultra-modern masterpieces.

Did You Know:
Holmby Hills is part of the "Platinum Triangle," a term coined to describe the ultra-luxury residential areas of Holmby Hills, Beverly Hills, and Bel Air. These three neighborhoods together represent some of the most expensive and coveted real estate in the world. The community’s antique street lamps are preserved from the 1920s, reflecting the neighborhood’s rich heritage and adding historic charm to the modern luxury lifestyle.

Little Holmby occupies the area between Wilshire and Sunset Boulevards, directly east of the UCLA campus and Westwood Village, and west of Holmby Hills and the Los Angeles Country Club. Development began in earnest in 1926 following UCLA’s opening, with the bulk of homebuilding taking place over the next three decades. Much of the original prewar architecture remains beautifully preserved, reflecting the enduring appeal of this distinguished community.

Also known as Holmby Westwood, this neighborhood is among Los Angeles’ most desirable. Its gently rolling hills and winding streets are complemented by deep front yard setbacks, mature trees, and lush landscaping that has flourished over nearly a century. Warner Avenue Elementary School, consistently ranked as one of the top public schools in Los Angeles, serves as a neighborhood cornerstone. The school is within walking distance of every home, along with Holmby Park, creating a true community feel.

Residents enjoy an ideal Westside location, with Beverly Hills, Century City, the Wilshire Corridor, Westwood, and Brentwood all within roughly one mile — close enough for convenience but removed enough for privacy. Homes in Little Holmby tend to be spacious without overwhelming scale, generally ranging from 3,000 to 5,000 sqft. The smallest lots are concentrated near the neighborhood’s center, while estates near Holmby Hills and the Los Angeles Country Club reach up to an acre with some properties topping 10,000 sqft and prices approaching $10 million. While the neighborhood is not typically known for sweeping views, select elevated homes capture city lights or Wilshire Corridor skylines. Common features include swimming pools, manicured gardens, and expansive grassy yards.

Neighborhood interests are managed by the Holmby Westwood Property Owners Association. For more details, visit their website at https://www.holmbywestwoodpoa.org/

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Total Homes: 1,040
Year Built: Late 1920s - Present
Bedrooms: 3 - 6
Bathrooms: 2 - 7
Home Size: 2,500 s.f. - 6,500 s.f.
Lot Size: 6,000 s.f. to 1/2 acre
Price: $2,000,000 - $6,000,000
HOA Dues: $75 annually (voluntary)

Buyer Tips:
Little Holmby’s proximity to UCLA makes it highly desirable for families and professionals alike. Buyers should prioritize homes near Warner Avenue Elementary to ensure access to top-rated schools. Many original homes have been remodeled, but some may require updates—careful inspection is essential. Given the historic architecture, preservation guidelines might apply, so working with a realtor familiar with local zoning and HOA rules is critical. Expect competition in the $3 million to $6 million range, with demand especially strong for homes offering privacy and yard space.

Seller Tips:
Sellers benefit from highlighting Little Holmby’s serene environment, proximity to key Westside hubs, and exceptional school access. Emphasize any recent upgrades or preserved architectural details, as buyers here often seek a blend of classic charm and modern conveniences. Staging outdoor spaces and pools can significantly increase appeal. Given the community’s steady demand, pricing competitively within the current market range and leveraging a skilled agent knowledgeable about historic homes will maximize sale potential.

Schools:

• Warner Avenue Elementary School (Highly Rated)
   
• Emerson Middle School
   
• University High School
   

Interesting Information:
Little Holmby’s streetscape features mature trees and classic landscaping that contribute to a cohesive and tranquil environment. The neighborhood’s layout promotes a strong sense of community, aided by the nearby park and school.

Celebrity Real Estate History:
Over the years, Little Holmby has attracted a range of celebrities, including longtime residents such as director Steven Spielberg and actor Tobey Maguire. The neighborhood’s understated privacy and proximity to Hollywood and Beverly Hills make it a preferred choice among entertainment industry professionals. Several historic estates have exchanged hands quietly, often renovated by high-profile owners seeking a balance of prestige and discretion.

Did You Know:
The Holmby Westwood Property Owners Association offers an annual historic home tour, showcasing many of the neighborhood’s architectural gems and fostering community pride. This event highlights Little Holmby’s unique blend of classic design and modern living.

Westwood Hills occupies the northwest corner of Westwood, bordered by Sunset Boulevard, Veteran Avenue, and Sepulveda Boulevard. Just south of Bel Air and next to the UCLA campus, this neighborhood grew alongside the university in the late 1920s. Offering fast access to the 405 Freeway, residents enjoy easy commutes throughout West L.A. and the San Fernando Valley. The community is also perfectly situated near Westwood Village, Brentwood, Century City, the Wilshire Corridor, and Beverly Hills.

The neighborhood is celebrated for its preserved prewar architecture, with many Spanish Colonial and Traditional style homes showcasing classic Westside elegance. Unlike many areas experiencing rapid redevelopment, Westwood Hills maintains a cohesive, serene atmosphere with tree-lined streets and manicured lawns. Views are limited but some homes benefit from city and mountain vistas, especially from second-story windows. About one-third of the homes include swimming pools, adding to the neighborhood’s allure.

Community interests are represented by the Westwood Hills Property Owners Association (WHPOA), a voluntary group supported by a one-time $100 membership fee. The association works to protect the neighborhood’s character and quality of life. Visit their website at https://whpoa.org/ for more information.

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Total Homes: 607
Year Built: Late 1930s - Present (majority 1930s - 1950s)
Bedrooms: 2 - 5
Bathrooms: 2 - 6
Home Size: 1,750 s.f. - 5,750 s.f.
Lot Size: 6,000 s.f. to 1/3 acre
Price: $1,600,000 - $5,750,000
HOA Dues: $100 one-time fee (voluntary)

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Buyer Tips:
Westwood Hills offers buyers a rare chance to own a piece of historic Westside real estate with convenient access to major business hubs, cultural centers, and UCLA. Many homes combine original charm with modern upgrades. Buyers should focus on properties with updated systems and kitchens but also consider remodel opportunities in the neighborhood’s older homes to maximize value. The quiet streets and proximity to prestigious schools make this a smart choice for families and professionals.

Seller Tips:
Sellers benefit from marketing Westwood Hills’ blend of timeless architecture and unbeatable location. Investing in landscaping, pool upkeep, and modern interior touches can greatly increase appeal and price. Highlighting the community’s strong sense of security, privacy, and access to top-rated schools will attract motivated buyers. Emphasizing proximity to UCLA and the Wilshire Corridor can help differentiate your listing in a competitive market.

Schools:

• Warner Avenue Elementary School (Top-rated public school)
   
• Emerson Middle School
   
• University High School
   

Interesting Information:
Westwood Hills has remained largely resistant to overdevelopment, preserving much of its original 1930s-1950s charm. The neighborhood’s winding streets, vintage street lamps, and mature landscaping create a peaceful environment uncommon in such a central Los Angeles location. It offers residents a rare balance of suburban calm and urban convenience.

Celebrity Real Estate Sales:
Westwood Hills has attracted a number of notable residents and celebrity homeowners over the years, drawn by its privacy and classic style. Actor Ben Affleck once owned a Mediterranean-style estate here, selling it in 2018 for over $3.7 million. Actress Jennifer Garner has also had real estate ties to the area, enhancing its appeal to high-profile buyers seeking Westside exclusivity. The neighborhood’s discreet ambiance continues to make it a preferred enclave for those in the entertainment industry who desire tranquility close to Hollywood’s heart.

Did You Know:
Westwood Hills was developed alongside UCLA’s opening in 1929, making it one of the oldest established communities on the Westside. Its original residents included university faculty and staff, contributing to a long-standing connection between the neighborhood and academic excellence.