The Westside real estate market is experiencing a unique moment. With inventory still tight and buyer expectations shifting, strategic sellers are positioning themselves for premium results.
By Derrick Ruiz
eXp Realty | 40+ Years Westside Experience
Here's what the data tells us—and what it doesn't.
The 2026 Westside Los Angeles real estate market is not a frenzy. It's not a crash. It's something far more nuanced — and for sellers who understand the dynamics, it presents real opportunity.
Across neighborhoods like Venice, Santa Monica, Brentwood, Mar Vista, Playa Vista, and Westwood, we're seeing a market that rewards preparation, positioning, and precision.
After four decades selling homes and investment property on the Westside, I can tell you this: markets like this separate strategic sellers from reactive ones.
While new listings have ticked up slightly compared to the ultra-tight 2022–2024 cycle, quality inventory remains limited. Move-in ready homes in prime locations still command attention. Buyers have options — but not an abundance of exceptional options.
That distinction matters.
Well-prepared homes priced correctly are still seeing strong activity. Overpriced or poorly presented properties are sitting.
We're seeing bifurcation. Homes that check the boxes — updated condition, realistic pricing, strong location — are moving within 30 days. Properties that "test the market" often linger 60–90+ days and eventually reduce.
The first 21 days remain critical. That initial exposure window determines momentum.
Interest rate volatility has changed buyer psychology. Today's Westside buyer is educated, cautious, and data-driven. They are comparing recent closed sales closely and negotiating harder on properties that feel aspirationally priced.
However, strong emotional appeal still drives premium results — especially in lifestyle-driven areas like Venice and Santa Monica.
Numbers don't capture psychology.
The Westside buyer pool includes:
Many of these buyers are waiting — not because they lack funds — but because they lack confidence in value.
A properly positioned listing restores that confidence.
The Westside is not just about square footage. It's about:
Walkability to Abbot Kinney
Ocean proximity
Estate-style privacy
Neighborhood charm
Modern tech-community living
Proximity to UCLA and Century City
One of the biggest mistakes sellers are making this year is anchoring to 2021–2022 peak pricing without adjusting for today's financing environment.
"Leave room to negotiate."
Create competition.
In this market, pricing 3–5% strategically below perceived market value can create urgency and drive multiple offers. Overpricing by that same margin can cost months of carrying costs and weaken negotiating leverage.
Precision pricing backed by micro-neighborhood comps is critical.
Today's buyers expect:
On the Westside, presentation isn't optional. It's the difference between average and premium.
Even small improvements — paint, lighting, landscaping — can deliver outsized returns relative to cost.
For duplexes, triplexes, and apartment properties — especially under Los Angeles rent control — sellers must factor in:
Investor buyers are underwriting more conservatively in 2026. Strong financial documentation and realistic income projections help maintain value.
The most successful Westside sellers in 2026 are:
Preparing 60–90 days before going live
Reviewing hyper-local comparable sales
Investing in staging and lifestyle marketing
Being realistic about price — but firm on value
Timing launch windows strategically