| Brentwood | Pacific Palisades | |
|---|---|---|
| Median house sale | $3.9M | $3.45M |
| Median condo sale | $1.3M | $1.2M |
| Median price per sq ft | $1,049 | $1,011 |
| Home styles | Traditional, Colonial, Cape Cod, Spanish and Mediterranean estates, new builds, canyon ranch homes; condos south of Sunset | Historically Spanish Colonial Revival, traditional, ranch and mid-century homes; now standing homes, cleared lots and new construction |
| Typical lots and terrain | Large lots in Brentwood Park, long canyons like Mandeville and Kenter above Sunset | Compact streets in the flats to large parcels near the bluffs and canyons |
| City | City of Los Angeles | City of Los Angeles |
| Signature streets and anchors | San Vicente coral tree median, Brentwood Country Mart, Brentwood Village, the Getty Center | Palisades Village, Temescal Gateway Park, Will Rogers State Historic Park, the bluffs |
| Getting around | Next to the 405; Sunset and San Vicente to Santa Monica | Sunset east to the 405; Pacific Coast Highway south to Santa Monica and the 10 |
| Drive times (rough, off-peak) | Santa Monica often 10 to 15 minutes | Santa Monica often 15 to 20 minutes via PCH |
| Weather | Mild Westside weather, a little warmer in the canyons | Coastal, ocean breezes and morning marine layer |
| Eat drink shop highlights | Osteria Vera, Farmshop, Clark Street, Pizzana | Alphabet Bar & Grill, Angelini, Porta Via, K Bakery |
Median prices: Redfin Data Center, zip codes 90049 and 90272, March to May 2026. Zip codes don't match neighborhood borders exactly.
The homes
Brentwood has three distinct parts. North of San Vicente, Brentwood Park has wide, curving streets and large lots with traditional estates, Colonial, Cape Cod, Spanish and Mediterranean homes and newer builds. Above Sunset, Mandeville and Kenter canyons hold ranch-style homes, estates and hillside houses with ridge views. South of Sunset, low and mid-rise condo and apartment buildings line the streets around Barrington and toward Wilshire.
The Palisades has historically been a community of Spanish Colonial Revival, traditional, ranch and mid-century modern homes, with pockets like the Riviera, the Huntington Palisades and Castellammare above Pacific Coast Highway. The January 2025 fire changed the picture, and buyers now see standing homes, cleared lots and new construction, sometimes on the same block.
Prices
The price figures on this page use 90049 for Brentwood, which also includes the condo blocks south of Sunset, and 90272 for the Palisades. The Palisades figures reflect a market reshaped by the fire, mixing vacant lots, damaged properties and standing homes, so they move differently from a typical neighborhood median. In Brentwood, the split between condos and single-family homes is the main thing to watch when reading the numbers.
The feel
Brentwood's main street is San Vicente Boulevard, with its coral tree median and the red barn-style Brentwood Country Mart. Brentwood Village, around Barrington Court and Sunset, adds restaurants and boutiques, and the Getty Center sits on the hill by the 405.
Pacific Palisades centers on Palisades Village along Swarthmore Avenue, which reopened in August 2026. Temescal Gateway Park and Will Rogers State Historic Park offer canyon trails, with some areas still reopening, and the bluffs lead down to the beach.
Getting around
Brentwood sits right next to the 405, so the Valley and LAX are within reach, though the Sepulveda Pass is one of the busiest stretches of freeway in the city. San Vicente leads to Santa Monica, often 10 to 15 minutes off-peak. From the Palisades, Sunset is the main route east to Brentwood and the 405, and Pacific Coast Highway runs south to Santa Monica, often 15 to 20 minutes. Recovery work has brought closures on PCH and some local streets, so check conditions before planning a regular drive.
City and rules
Both are in the City of Los Angeles, with City of LA permits, hillside regulations and transfer taxes on higher-priced sales. Canyon areas of Brentwood and most of the Palisades fall in very high fire hazard severity zones, so talk to an insurance broker early and check CAL FIRE maps. Parts of the Palisades are in the Coastal Zone, and buying a lot there calls for debris clearance records, surveys and a look at permit status, verified with LADBS.
Weather
Both enjoy mild Westside weather. The Palisades, right on the coast, gets more ocean breeze and morning marine layer. Brentwood sits a little farther inland, and its canyons can run a few degrees warmer on summer afternoons.
Questions people ask
What is the difference between Brentwood and Pacific Palisades?
Brentwood sits next to the 405 with Brentwood Park estates, canyon homes and condos south of Sunset. Pacific Palisades sits farther west on the bluffs above the ocean, and after the January 2025 fire its market mixes standing homes, cleared lots and new construction.
Which is closer to the beach, Brentwood or Pacific Palisades?
Pacific Palisades. It sits right above the coast, with Sunset Boulevard and the bluffs leading down to Pacific Coast Highway and the beach. From Brentwood, San Vicente Boulevard leads to Santa Monica and the coast, often 10 to 15 minutes off-peak.
Are Brentwood and Pacific Palisades in the City of Los Angeles?
Yes. Both are neighborhoods within the City of Los Angeles, so permits, hillside rules and the city's transfer taxes on higher-priced sales come from LA. In the Palisades, fire rebuilding permits run through LADBS.
