Searching for a low‑maintenance, lock‑and‑leave lifestyle on the Westside without giving up luxury finishes and a prime Los Angeles location? Brentwood’s condo and townhome market offers exactly that, with a tight spread between list and sale prices and a range of buildings near everyday conveniences. In this snapshot, you will see current pricing, where the best clusters sit, how condos compare to single‑family homes, and what to watch in HOAs and offers. You will also get a practical checklist to move from browsing to buying or selling with confidence. Let’s dive in.
Market snapshot: Brentwood condos and townhomes
Brentwood’s condo and townhome market in ZIP 90049 remains a high‑value, relatively steady segment. Here is what the latest data shows.
- Median list price for 90049 condos and townhomes sits around $1,249,000, based on an Altos Research neighborhood profile for February 2025. You can review the published figures in the Altos snapshot for 90049 condos and townhomes. See the Altos condo/townhome profile.
- Typical price per square foot is about $846, with roughly 53 active units and an average days on market near 81, per the same Altos dataset. Review the Altos indicators.
- Brentwood’s overall median sale price across all property types trends near $2.6 million, with sale‑to‑list ratios around 96 to 97 percent and median days on market in the 80s, according to recent neighborhood snapshots. This points to a market where final prices typically land close to list.
About geography and timing: the condo and townhome figures above refer to ZIP 90049 and reflect late‑2025 to early‑2026 reporting. Broker micro‑market reports for Brentwood’s ultra‑luxury tier often show higher values than the condo median, so use building‑level comps for precise pricing. For county and ZIP‑level context, you can also reference CRMLS MarketWatch. View the CRMLS Q4 2025 report.
Where the luxury stock sits
Luxury condos and townhomes in Brentwood cluster near walkable corridors that keep you close to daily errands, dining and fitness.
- Brentwood Village and San Vicente Blvd: A core of mid‑rise condos steps from restaurants and shops. Many recent listings and sales fall within a few blocks of San Vicente, appealing if you value a car‑light routine.
- Barrington and Bundy south of Sunset: A dense strip of full‑service buildings and townhome‑style developments. You will find amenity‑forward options here, often with concierge, secure parking and fitness rooms.
- Montana Avenue corridor: Boutique buildings and townhome layouts close to retail along Montana Avenue, ideal if a quieter, village feel is your priority.
Representative buildings and product types:
- New, amenity‑rich residence: Encore Brentwood at 505 S Barrington. Completed in 2024, it offers resort‑style amenities and a wide price band from lower two‑bedroom residences into multi‑million‑dollar penthouses. New construction like this sets a finish and amenity benchmark for the neighborhood.
- Full‑service boutique: The Westgate on Gorham Avenue exemplifies hotel‑like living with concierge services, fitness and pool. Buyers seeking a simple lock‑and‑leave or a pied‑à ‑terre often shortlist buildings in this category.
- Mid‑range clusters: Addresses along Barrington, Bundy and Montana feature regular resale activity with floorplans from efficient one‑bedroom condos to larger multi‑level townhomes.
Condos vs. single‑family: what to expect
Pricing and value gap
If you are comparing housing types, the price gap explains why condos and townhomes remain the primary entry for many Brentwood buyers. Condos and townhomes median list hovers near $1.25 million, while the broader Brentwood median sale across all types is closer to $2.6 million. The luxury micro‑market sits even higher, often in the multi‑million range for premium product. That spread attracts move‑down sellers and pied‑à ‑terre buyers who want location and convenience without the single‑family price or maintenance profile. Reference the Altos snapshot for 90049 condos.
Price per square foot and size
Published $/ft² varies by building, vintage and amenities. As a rule of thumb locally, condo $/ft² is often lower than single‑family for similar construction eras, but high‑amenity new buildings can push condo $/ft² much higher. In current data, condos and townhomes average roughly $846/ft², while the top luxury micro‑segments post materially higher averages. Use building‑level comps for accuracy.
Market speed and negotiation room
Desirable listings in Brentwood move faster than broader Los Angeles averages, yet you still see measured negotiations. With sale‑to‑list ratios commonly around 96 to 98 percent, expect modest bargaining room in many price bands. Well‑priced, amenity‑rich listings can attract multiple offers, especially in walkable corridors.
Buyer profiles and motivations
- Move‑down sellers prioritize convenience and security and often look for two to three bedroom townhomes that live like a smaller house.
- Busy professionals value full‑service buildings, secure parking and onsite fitness, accepting HOA dues as a time‑saver trade‑off.
- Pied‑à ‑terre and second‑home buyers are drawn to boutique, full‑service condos for true lock‑and‑leave living, a trend reflected in luxury condo demand. For broader context on where condos are performing, review The Agency’s latest Red Paper overview. Explore where condos are hot and not.
Supply, risk and timing
Limited new construction
Brentwood is largely built out and new luxury condo inventory is limited. When new product arrives, it commands attention and can reset buyer expectations for finishes and amenities. Encore Brentwood is a recent example, with sales ranging from lower two‑bed options to multi‑million penthouses. If you are selling in a nearby building, pricing and marketing should account for this competition.
HOA and regulatory considerations
Los Angeles’ Mandatory Soft‑Story Retrofit Program applies to qualifying older wood‑frame buildings. Some condo associations have active or pending retrofit orders, which can affect HOA dues and lead to special assessments. Before you write an offer, review HOA minutes, budgets, reserve studies and the building’s retrofit status. Learn about the Soft‑Story Retrofit Program.
Natural‑hazard exposure also matters. Portions of Brentwood show measurable flood and wildfire risk, which impacts insurance pricing and availability. Price your building‑specific insurance quote early so premiums do not surprise you during escrow.
Financing and offer strategy
In competitive bands, certainty wins. Pre‑approval with a trusted local lender and clear contact details in your offer helps sellers feel confident. If you need to strengthen terms, consider tightening contingency timelines or limited appraisal‑gap language while protecting critical rights. For a plain‑English primer on appraisal contingencies in California, this legal overview is useful. Read about appraisal contingencies in California.
Cash and cash‑equivalent options remain compelling, especially in new buildings or for quick closings. If you are moving equity from another home or want a faster timeline, cash‑adjacent bridge programs are worth exploring. See common cash and bridge topics.
Buyer checklist: condos and townhomes
Use this quick list to focus your due diligence and make a confident offer.
- Confirm the exact property type in the MLS record and how it is classified for financing and HOA purposes. Check CRMLS market resources.
- Request full HOA documents: governing docs, budgets, reserve study, insurance declarations, recent minutes and any special assessment notices.
- Verify any seismic retrofit requirements and deadlines with the HOA and the city. See LADBS retrofit guidance.
- Pull building‑level comps with attention to floor, exposure, outdoor space, parking and storage. Align unit to unit rather than relying on neighborhood averages.
- Get an insurance quote early, including coverage for wildfire and flood where applicable.
- If you plan to finance, have underwriting‑level pre‑approval and your lender available for a same‑day verification call.
Seller checklist: position to win
If you are selling a Brentwood condo or townhome, aim your strategy at the right buyer and segment.
- Price to the product tier. New‑construction competitors and full‑service boutiques command premiums. Align your list price with current building‑level comps and recent finishes.
- Lead with convenience. Highlight security, concierge, in‑building amenities and proximity to San Vicente, Barrington, Bundy and Montana retail.
- Prepare disclosures early. Share HOA budgets, reserve studies and any retrofit status to build buyer confidence and reduce re‑trades.
- Stage for the target. Move‑down and pied‑à ‑terre buyers respond to turn‑key, low‑maintenance design that feels calm and functional.
- Market with reach. Pair polished visuals with distribution that puts your listing in front of Westside buyers moving across neighborhoods.
What this means for you
Brentwood’s luxury condo and townhome market offers an efficient path into a top Westside location, with strong alignment between list and sale prices and a clear premium for amenity‑forward buildings. Inventory is limited, new product is scarce and regulatory items like soft‑story retrofits reward early diligence. If you want walkability, convenience and hotel‑style comfort, focus on the San Vicente, Barrington/Bundy and Montana corridors, then zero in on building‑level comps to set your price and terms.
If you would like a building‑specific valuation, a comps packet or a tailored search, connect with Steven Kirshbaum. Steven pairs hyper‑local Westside expertise with The Agency’s premium marketing to guide you from first tour to closing with clarity and care.
FAQs
What is the current median price for Brentwood condos and townhomes?
- The median list price in ZIP 90049 is about $1,249,000 based on an Altos Research condo/townhome snapshot from February 2025. See the Altos report.
How competitive are offers on Brentwood luxury condos today?
- Sale‑to‑list ratios typically run around 96 to 98 percent, and well‑priced, amenity‑rich units can attract multiple offers. Tight, clean terms and strong financing or cash help you compete.
Which Brentwood areas have the most luxury condo options?
- You will find the heaviest clusters near San Vicente in Brentwood Village, along Barrington and Bundy south of Sunset, and near the Montana Avenue corridor, all prized for walkable access to shops and dining.
What HOA or building risks should I check before buying?
- Review the HOA’s budgets, reserves and minutes, and confirm any seismic retrofit obligations through Los Angeles’ Soft‑Story Retrofit Program. Learn about soft‑story requirements.
How do new buildings like Encore Brentwood affect resale prices nearby?
- New, amenity‑rich product often resets buyer expectations for finishes and services, which can lift nearby values or widen the gap between updated and un‑updated resales. Price to the correct tier and compete on presentation.
If I am selling a Brentwood condo, what should I highlight in marketing?
- Emphasize convenience and lifestyle: security, concierge or doorman, in‑building fitness, parking and proximity to San Vicente, Barrington/Bundy or Montana retail. Pair that with clear disclosures and building‑level comps.
