Market Report S1 2026 From $10M to $20M - Westside Los Angeles Luxury Real Estate
WestSide Los Angeles Luxury Real Estate S1 2026 Market Report
Sales Segment: $10M to $20M
Neighborhood Performance Metrics
| Neighborhood | S1 2026 Units | YoY Change (%) | S1 2026 Median Price | S1 2026 Median $/SqFt | S1 2026 Highest Sale | S1 2026 Avg DOM | Avg LP vs SP Diff |
|---|---|---|---|---|---|---|---|
| Bel Air - Holmby Hills | 3 | -72.7% | $10,599,000 | $1,185.84 | $11,026,000 | 110.7 | -17.83% |
| Beverly Hills | 27 | +28.6% | $13,550,000 | $2,048.88 | $18,750,000 | 82.7 | -7.00% |
| Brentwood | 10 | -37.5% | $11,298,750 | $1,807.63 | $18,000,000 | 50.8 | -3.76% |
| Malibu | 11 | +120.0% | $14,995,000 | $2,176.47 | $19,995,000 | 77.6 | -3.86% |
| Pacific Palisades | 8 | +60.0% | $12,750,000 | $1,932.55 | $18,800,000 | 50.5 | -7.15% |
| Santa Monica | 4 | -77.8% | $10,806,500 | $2,026.26 | $15,700,000 | 99.0 | -6.64% |
| Sunset Strip - Hollywood Hills West | 5 | +150.0% | $13,000,000 | $2,593.18 | $14,750,000 | 25.0 | -2.95% |
| Total Market / Average | 68 | -12.8% | $13,000,000 | $2,003.25 | $19,995,000 | 71.3 | -6.18% |
Market Observations
- Overall Market Contraction: Total units sold in the $10M–$20M luxury tier across the West Side experienced a modest contraction of -12.8%, moving from 78 units sold in S1 2025 to 68 units in S1 2026. This reflects a disciplined and highly selective buyer pool adjusting to broader macroeconomic cues.
- Beverly Hills Dominance: Beverly Hills remains the absolute anchor of the West Side luxury ecosystem, leading with 27 units sold in S1 2026—a significant +28.6% increase from the previous year. It achieved a commanding median sales price of $13,550,000 and a stable premium metric of $2,048.88 per square foot.
- Malibu and Sunset Strip Surge: High-end coastal and view-driven enclaves saw remarkable transaction growth. Malibu surged by +120.0% (from 5 to 11 units sold) with a top-tier median sales price of $14,995,000. Similarly, the Sunset Strip/Hollywood Hills West market grew by +150.0%, moving to 5 units sold and achieving the highest median velocity with only 25 days on market (DOM) and the highest price per sqft at $2,593.18.
- Sharp Declines in Bel Air & Santa Monica: In contrast, Bel Air - Holmby Hills witnessed a dramatic decrease in velocity, dropping -72.7% from 11 units down to just 3. Santa Monica saw a parallel retraction of -77.8%, from 18 units down to 4. This reveals a stark structural rotation where capital favored coastal Malibu and prime Beverly Hills over traditional estate areas in S1 2026.
- Pricing Disciplines & Discounts: Across the entire market, properties closed at an average of -6.18% below their list price. Bel Air saw the deepest price negotiations, with properties closing an average of -17.83% below listing, signaling that sellers in this specific segment had to calibrate heavily to meet realistic market bids. Conversely, the Sunset Strip demonstrated tight pricing alignments with a minimal discount of just -2.95%.
Executive Summary Conclusion
The West Side luxury market from $10M to $20M has transitioned into a highly sub-market specific environment. While top-line market velocity is slightly lower year-over-year, specific micro-markets like Beverly Hills and Malibu continue to thrive with expanding volumes. Buyers remain highly sensitive to listing accuracy, as demonstrated by the universal discount from list prices and an average market velocity of 71 days.
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