Market Report S1 2026 Above $20M - Westside Los Angeles Luxury Real Estate
WestSide Los ANGLES Luxury Real Estate REPORT s1 2026 - Sales above $20M
Comparative Analysis of Key Submarkets — S1 2026 vs. S1 2025
Executive Summary: An analysis of the primary ultra-luxury submarkets on the LA West Side (transactions ≥ $20M) demonstrates a transition phase. Total sales volume across the four core areas decreased by 37.14%, moving from 35 units in S1 2025 to 22 units in S1 2026. Despite lower sales velocity, pricing metrics remain exceptionally solid, with a market-wide median sales price of $28,000,000 and the top transaction hitting $47,000,000 in Beverly Hills.
Market Performance Metrics Table
| Area Name | Median Sales Price (S1 2026) |
Median Price / SqFt (S1 2026) |
Units Sold (S1 2026) |
Unit Volume Change vs. S1 2025 |
Highest Sale (S1 2026) |
Avg. Days on Market (S1 2026) |
Avg. Price Listing Discount (LP vs. SP) |
|---|---|---|---|---|---|---|---|
| Malibu | $33,125,000 | $5,712.98 | 4 | +33.33% | $35,000,000 | 10 | -7.64% |
| Brentwood | $29,000,000 | $2,504.90 | 5 | 0.00% | $40,000,000 | 93 | -13.94% |
| Beverly Hills | $27,250,000 | $2,493.85 | 11 | -21.43% | $47,000,000 | 45 | -9.64% |
| Bel Air - Holmby Hills | $22,375,000 | $1,866.23 | 2 | -84.62% | $22,500,000 | 171 | -10.92% |
| Total / Market Average | $28,000,000 | $2,601.20 | 22 | -37.14% | $47,000,000 | 61 | -10.37% |
Market Observations & Key Insights
- Malibu Emerges as the Price Capital: Malibu demonstrated extraordinary strength, increasing its transaction count by 33.33% (from 3 to 4 units) and leading the market with a staggering median sales price of $33,125,000. It also commanded the highest median price per square foot at $5,712.98, more than double the market average, while moving inventory at an ultra-fast pace of just 10 days average on market.
- Bel Air - Holmby Hills Softening: This ultra-exclusive submarket experienced the sharpest decline in transaction volume, plummeting 84.62% from 13 trophy sales in S1 2025 to just 2 sales in S1 2026. Along with reduced velocity, properties that did close experienced a prolonged 171 average days on market, signaling that buyers are taking a highly selective approach.
- Beverly Hills Stabilizes Volume: Beverly Hills retained its title as the highest-volume submarket by unit count with 11 closed sales, accounting for exactly 50% of the entire $20M+ West Side market. It also claimed the highest single transaction of S1 2026 at $47,000,000 (reduced from a $59.5M listing price).
- Prevalent Listing Discounts: On average, sellers across all areas had to accept a 10.37% reduction from their original listing price (LP) to secure a final sale (SP). Brentwood properties required the deepest adjustments, averaging a 13.94% discount, indicating a gap between ambitious initial pricing and realistic market value.
- Macro Volume Contraction: The core submarket trend highlights an overall 37.14% reduction in closed transaction volume year-over-year. While trophy properties continue to trade at premium price-per-square-foot metrics, the macro velocity has cooled compared to the frantic pace of the previous year, transitioning into a healthy, value-driven buyer's market.
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