| Bel Air | Brentwood | |
|---|---|---|
| Median house sale | $3.4M | $3.9M |
| Median condo sale | n/a | $1.3M |
| Median price per sq ft | $1,069 | $1,049 |
| Home styles | 1920s and 1930s Mediterranean, Spanish and Italian Revival estates, Georgian and Regency homes, mid-century and ranch homes, large modern builds | Traditional estates, Colonial, Cape Cod, Spanish and Mediterranean homes and new builds; canyon ranch homes and horse properties; condos south of Sunset |
| Typical lots and terrain | Hillside, with large landscaped estate lots near Sunset and smaller sloped lots up the canyons | Large, flat lots in Brentwood Park; long, winding canyons like Mandeville and Kenter above Sunset |
| City | City of Los Angeles | City of Los Angeles |
| Signature streets and anchors | The East Gate at Sunset and Bel Air Road, Hotel Bel-Air, Bel-Air Country Club, Stone Canyon Reservoir | The San Vicente coral tree median, Brentwood Country Mart, Brentwood Village, the Getty Center |
| Getting around | Sunset along the bottom, the 405 to the west, Beverly Glen and Mulholland to the Valley | Next to the 405; Sunset east and west, San Vicente straight to Santa Monica |
| Drive times (rough, off-peak) | Westwood about 5 minutes, Beverly Hills 10 to 15, Santa Monica 15 to 20 | Santa Monica often 10 to 15 minutes via San Vicente |
| Weather | Mild Westside weather, a little warmer up the canyons | Mild Westside weather, a little warmer in the canyons |
| Eat drink shop highlights | The Restaurant at Hotel Bel-Air; the rest a short drive away in Westwood and Brentwood | Osteria Vera, Farmshop, Clark Street, Pizzana, The Wilkes |
Median prices: Redfin Data Center, zip codes 90077 and 90049, March to May 2026. Zip codes don't match neighborhood borders exactly.
The homes
Bel Air is estate country. Inside the original East Gate and West Gate sections just north of Sunset, 1920s and 1930s Mediterranean, Spanish and Italian Revival estates sit on large, landscaped lots, along with Georgian and Regency homes, several by Paul R. Williams. Farther north, Stone Canyon, Moraga Canyon and Roscomare mix 1950s and 1960s ranch and mid-century homes with newer builds on smaller hillside lots, and the guard-gated Bel Air Crest community sits up near the 405. Large modern spec houses, some of the biggest homes in Los Angeles, have replaced older houses on prime view lots across the hills.
Brentwood has three distinct parts. North of San Vicente, Brentwood Park has wide, curving streets and large, mostly flat lots with traditional estates, Colonial, Cape Cod, Spanish and Mediterranean homes and newer builds. Above Sunset, Mandeville and Kenter canyons hold ranch homes, estates and horse properties. South of Sunset, low and mid-rise condo and apartment buildings line the streets around Barrington and toward Wilshire, which gives Brentwood a range of home types that Bel Air mostly doesn't have.
Prices
The price figures on this page use 90077 for Bel Air and 90049 for Brentwood. The 90077 figures are almost all houses, from canyon homes on Roscomare to estates near the gates, and very large sales can swing the median from one quarter to the next. The 90049 figures blend Brentwood Park, the canyons and the condo blocks south of Sunset, so its house median is the closer comparison to Bel Air. In both, lot size, views and the age of the house move prices as much as square footage.
The feel
Bel Air is almost all residential, with winding roads, gated drives, old oaks and sycamores. Its landmarks are tucked into the hills: Hotel Bel-Air, opened in 1946 with its Swan Lake and gardens, the 1920s Bel-Air Country Club threading through the canyons, Stone Canyon Reservoir and Moraga Vineyards, which still grows wine grapes in Moraga Canyon. For restaurants and errands, Westwood and Brentwood are a short drive away.
Brentwood has more of a daily main street. San Vicente Boulevard's grassy coral tree median is a favorite route for runners and cyclists, the red barn-style Brentwood Country Mart has shops and cafes at 26th Street, and Brentwood Village around Barrington Court has restaurants, coffee and boutiques. The Getty Center looks down from the hilltop between the two, just west of the 405.
Getting around
The 405 runs between them, and both use the Sepulveda Pass to reach the Valley, one of the slowest stretches in the city at rush hour. Bel Air also has canyon routes: Beverly Glen and Mulholland connect to the Valley, and Sherman Oaks is about 15 minutes over the pass off-peak. From Bel Air, Westwood is about 5 minutes, Beverly Hills 10 to 15 and Santa Monica 15 to 20. From Brentwood, San Vicente leads to Santa Monica in 10 to 15 minutes, and Sunset runs west to the Palisades. In both, many hillside and canyon roads are narrow and winding, with one main way in and out.
City and rules
Both are in the City of Los Angeles, so City of LA permits and zoning apply, along with the hillside regulations that can limit house size, grading and additions. Large hillside projects that move a lot of soil generally need an approved haul route. The City of LA's Measure ULA transfer tax applies to sales above certain price thresholds; ask your escrow officer how it's handled. The hillside and canyon areas of both generally fall in very high fire hazard severity zones, so check the address on CAL FIRE maps and talk to an insurance broker early. For Brentwood condos, review HOA budgets, reserves and rules.
Weather
Both get mild Westside weather a few miles from the ocean, with cool mornings and comfortable afternoons most of the year. The canyons in each can run a few degrees warmer on summer afternoons than the flatter streets near Sunset and Wilshire.
Questions people ask
What is the difference between Bel Air and Brentwood?
Bel Air is a hillside estate area east of the 405, opened in the 1920s with gated entrances on Sunset and almost no shops of its own. Brentwood, west of the 405, has Brentwood Park's large flat lots, canyon homes above Sunset, condos south of Sunset and its own village shopping streets.
Are Bel Air and Brentwood part of the City of Los Angeles?
Yes. Both are neighborhoods in the City of Los Angeles, so LA permits, zoning and hillside regulations apply in each, and the City of LA's Measure ULA transfer tax applies to sales above certain price thresholds.
Which is closer to Santa Monica, Bel Air or Brentwood?
Brentwood. San Vicente Boulevard leads straight to Santa Monica, often 10 to 15 minutes outside rush hour. From Bel Air, Santa Monica is often 15 to 20 minutes, heading west on Sunset past Brentwood.
What kind of homes are in Bel Air compared to Brentwood?
Bel Air leans toward large hillside estates, from 1920s Mediterranean and Italian Revival homes to big modern builds on view lots. Brentwood has more variety: traditional estates on flat lots, canyon ranch homes and horse properties, and condo buildings south of Sunset.
