Selling or Buying in 90049? Brentwood Real Estate Market Insights – May 2025
Brentwood SFR Market - May 2025 Data
The median list price for single-family homes in 90049 is $6,872,500, with prices per square foot at $1,606. That’s among the highest in West Los Angeles. However, the Market Action Index is sitting at 31, showing only a slight advantage for sellers.
Inventory is growing, now at 164 homes, and the average days on market is over 109. This means that while the Brentwood market is still strong, buyers are no longer rushing. Many listings are sitting, and 30% have had price reductions.
Breakdown by price tier:
Top 25%: $20M estates, 9,700 sq. ft., 7–8 beds, luxury new construction, 0 absorbed
Upper tier: $10.7M homes, 6,600 sq. ft., 5 beds, low turnover
Mid-tier: $4.5M homes, 3,500 sq. ft., older stock, some activity
Entry-tier: $3M homes, 2,300 sq. ft., 3 beds, 5 absorbed, more movement
Sellers in the lower segment are seeing quicker sales. At the high end, listings often need to be strategic and realistic on price to avoid long hold times.
Brentwood Condo Market: Balanced, But Cautious
Condos in Brentwood are faring a little differently. The median list price is now $1,249,500, with new listings coming in lower at $849,000. This signals that sellers are responding to buyer resistance.
The Market Action Index is 34, and while that still leans toward sellers, it’s dropped from last month. Inventory is up to 76 units, and while median days on market is 56, some listings are moving slower—especially those priced above buyer expectations.
Price tiers for Brentwood condos:
Top 25%: $2.4M, spacious (2,176 sq. ft.), 3 beds, 3 baths, average DOM (Date on the market): 77
Upper-mid: $1.37M, 1,700 sq. ft., 2 beds, modern, 35 DOM
Lower-mid: $999K, 1,385 sq. ft., 63 DOM, slower absorption
Entry-level: $729K, compact units (under 1,000 sq. ft.), moving faster with 70 DOM
Rent demand is decent, with median rents at $3,745, which helps appeal to investor-buyers. Still, only 18% of listings have reduced prices, and 18% have been relisted, suggesting sellers are adjusting slowly.
Brentwood 90049 Income Property Market – May 2025
The Brentwood income property market remains robust, driven by investor demand and limited inventory.
SOLD Income Properties Brentwood, 90049
Recent closings reveal strong investor appetite for well-positioned income properties—those that are priced right and offer rental upside. Price per square foot ranged from $361 to $567, depending on unit mix and condition. Days on market (DOM) varied, with some selling instantly and others lingering for months, depending on how competitive the pricing was.
ACTIVE Listings Multifamily, 90049
Current listings range from small duplexes to 26-unit complexes. Asking prices span from $1.35M to $8.89M, with price per square foot between $329 and $1,162. However, several of these have been sitting on the market, signaling buyer hesitation at certain price points.
Examples:
11362 Homedale St | Duplex | $2.395M | $1,162/SqFt
11831 Mayfield Ave | 7 Units | $3.4M | $560/SqFt
833 Moraga Dr | 21 Units | $8.895M | $329/SqFt
PENDING Sales Multifamily Brentwood
Properties in escrow show where buyers are responding. Price per square foot for pending deals is clustered between $476 and $630. These listings had varying DOM—some going into escrow in under two weeks, others taking months, suggesting selective buyer engagement.
Examples:
11938 Dorothy St | 8 Units | Pending | $630/SqFt
12033 Goshen Ave | 9 Units | Pending | $498/SqFt
11666 Mayfield Ave | 15 Units | Pending | $476/SqFt
Trends:
Properties with 6–10 units remain the sweet spot for buyers.
Larger buildings are sitting longer unless priced aggressively.
The $/SqFt varies dramatically, signaling that location, lot size, and future upside (e.g., ADU potential) matter more than ever.
Bottom Line
The Brentwood income property market remains active but price-sensitive. Investors are showing up—but only for assets that are realistically priced or offer tangible upside. Overpriced listings are sitting, while well-positioned properties continue to get scooped up. If you're considering selling, understanding your building's market position is key.
With ever-changing laws, retrofitting requirements, disclosure rules, and the mansion tax, navigating a sale can be complex. If you own property in Brentwood and are curious about its value or considering selling, we offer a complimentary consultation to guide you through every step.
All data is sourced from Altos Research, which provides weekly market reports, as well as from the MLS. It has been dissected and simplified for clarity. We’re a local agency with a pulse on the market. Whether you’re refinancing or need a home value, we’re here to help—no pressure, just a clear evaluation for any purpose.