Zip code 90049, Mar 2026 to May 2026, from the Redfin Data Center. 90049 covers Brentwood and the hills north of Sunset, plus the condo blocks south of Sunset. Zip codes don't line up neatly with neighborhood borders, and medians hide a wide range of homes, so treat these as a rough feel for the area.
San Vicente Boulevard was laid out in 1905 with a Pacific Electric streetcar line running down its center. After the tracks came out in the 1940s, horticulturist Samuel Ayres and nurseryman Hugh Evans pushed to plant coral trees on the old right of way, and the median, now Los Angeles Historic-Cultural Monument No. 148, became Brentwood's main street and unofficial logo.
The homes
North of San Vicente Boulevard, Brentwood Park is the classic picture: wide, curving streets, mature trees and large lots holding traditional estates, Colonial and Cape Cod style homes, Spanish and Mediterranean houses, and a steady stream of newer builds on assembled or rebuilt parcels. Many homes sit well back from the street behind hedges and gates. Nearby, Brentwood Circle is a small gated enclave of single-family homes close to Sunset.
Above Sunset, the land climbs into canyons. Mandeville Canyon runs for miles as a long, winding road with ranch-style homes, estates and horse properties along its length, and Kenter Canyon and the surrounding hills add hillside homes with ridge and canyon views. South of Sunset, the feel changes: low and mid-rise condo and apartment buildings line streets around Barrington Avenue and toward Wilshire Boulevard, a common entry point into the area.
The feel
- San Vicente Boulevard has a wide grassy median planted with coral trees, a favorite route for runners and cyclists heading toward Santa Monica.
- Brentwood Country Mart, a red barn-style collection of shops and cafes at 26th and San Vicente, has been a neighborhood fixture for decades.
- Brentwood Village, around Barrington Court and Sunset, is a compact cluster of restaurants, coffee shops and boutiques.
- The Getty Center sits on the hilltop by the 405, with its gardens, travertine buildings and views stretching from the mountains to the ocean.
Eat, drink, shop
- Osteria Vera (San Vicente Blvd). A brick-walled Italian room carrying on Vincenti-style classics, with cacio e pepe finished tableside. The Infatuation
- Matū Kai (San Vicente Blvd). A dim, modern steakhouse built around grass-fed wagyu. The Infatuation
- Farmshop (Brentwood Country Mart, 26th St). An all-day California restaurant in the Country Mart, known for its poached chicken salad. The Infatuation
- Clark Street Brentwood (Barrington Ct). A bakery and cafe with excellent bread, pastries and sandwiches. The Infatuation
- Pizzana (San Vicente Blvd). Stylish Neapolitan pizza, with a salted caramel panna cotta worth saving room for. The Infatuation
- The Wilkes (S Barrington Ave). A vintage-style steakhouse with white tablecloths, martinis and a standout schnitzel. The Infatuation
Getting around
Brentwood sits right next to the 405, so the Valley and LAX are both reachable, though the Sepulveda Pass is one of the busiest stretches of freeway in the city. Sunset Boulevard runs east to Westwood and Beverly Hills and west to the Palisades and the coast, and San Vicente leads straight to Santa Monica, often 10 to 15 minutes outside rush hour. Canyon roads like Mandeville have one main way in and out, so plan for that on busy days.
What's new
- Sepulveda Transit Corridor. In January 2026, the Metro board picked an underground heavy rail route linking the Valley to the Westside through the Sepulveda Pass, with a Getty Center connection still being studied. Construction is years away. Source.
- Palisades Village, a short drive west on Sunset, reopened in August 2026 after fire repairs. Source.
- Will Rogers State Historic Park, just west in the Palisades, partly reopened in November 2025, with trails, the polo field and lawns open while rebuilding continues. Source.
Good to know
- City of LA rules apply. Brentwood is part of the City of Los Angeles, so permits, zoning and the city's transfer taxes on higher-priced sales all come from LA. Verify current rates with the city.
- Fire zones in the canyons. Mandeville, Kenter and the hills north of Sunset generally fall in very high fire hazard severity zones, and the area has seen fires in recent years. Insurance can be harder to place, so talk to a broker early and check the address on CAL FIRE's hazard maps.
- Hillside rules. Homes in the hills fall under the City of LA's hillside regulations, which can limit size, grading and additions. Look closely at slopes, retaining walls and drainage during inspections.
- Condo homework. South of Sunset, review HOA budgets, reserves, rules and any planned assessments before you commit.