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Palms is one of the oldest communities on the Westside, founded in 1886 and annexed to Los Angeles in 1915, yet today most of its residents rent. Apartments built from the 1960s onward fill most blocks, with owner-occupied houses in Westside Village and a few smaller pockets.
That makes Palms a market for condo buyers, first-time buyers and small-building investors, and Gary Jacobs works it with the rent stabilization rules and the E Line map in hand.
Palms started as a farming and vacation town on part of the old Rancho La Ballona, laid out along the rail line that later became the Pacific Electric route between Los Angeles and Santa Monica. Through the 1950s it was mostly small houses and duplexes. In the early 1960s the city rezoned most of Palms for multifamily buildings, and over the following decades many of the old houses gave way to apartment buildings, which is why it is one of the most renter-heavy neighborhoods on the Westside.
The train came back in May 2016, when the E Line (then called the Expo Line) opened its Palms station on the old Pacific Electric right-of-way, with a bike path along much of the route. Culver City's studios, offices and downtown are next door, and Santa Monica and downtown Los Angeles are both a train ride away. For buyers, the stock is mostly condos and townhomes in buildings of varying age, small apartment buildings, newer small-lot homes, and the single-family streets of Westside Village. Buyers usually compare Palms with Culver City, Mar Vista and West Los Angeles, and the trade is often a little less space in exchange for location and transit.
Market Snapshot
Live MLS numbers for Palms, refreshed every night. The Free Market Report box lower on the page uses the same figures.
Homes, townhomes and condos (no rentals) from the MLS. These numbers refresh every night as listings go active, pending or sold. Last updated Nov 2, 2026 at 11:04 am.
Absorption rate shows how fast homes are selling. It takes the homes for sale today and divides them by the number of homes that sold per month over the last 12 months.
The answer is how many months it would take to sell every home on the market if no new listings came up. Under about 3 months usually means a seller’s market, 3 to 6 months is balanced, and over 6 months favors buyers.
Right now about 22% of the homes for sale in Palms are selling each month.
See the full Palms market report →
Based on 58 sales in the last 12 months. Charts cover the last 8 full quarters. Source: CSMAR MLS and its data-share MLSs. Information deemed reliable but not guaranteed.
No. Palms is a City of Los Angeles neighborhood, mostly in ZIP 90034, served by LAPD, LAFD and LAUSD. Culver City is a separate city with its own police, permits and school district (Culver City Unified), and its border with Palms is irregular. A Culver City mailing address does not always mean the property is in Culver City, so check the tax bill before counting on its schools or rules.
Most of Palms' older buildings are covered by the City of LA's Rent Stabilization Ordinance, which generally applies to units in buildings first occupied before October 1, 1978. That limits annual rent increases, requires registration with the city, and sets rules for evictions and relocation payments. Newer buildings may fall under the city's Just Cause Ordinance and the state rent cap instead. Get the registration records, the rent roll and the tenant estoppels before you remove contingencies.
Look at the HOA budget, reserve study and any recent special assessments, and ask whether the association has finished the balcony and elevated-deck inspections required by state law. Check the parking, the leasing rules, and whether the building had any major repairs. If you plan to rent the unit out, remember that a rented condo in a pre-October 1978 building is usually covered by rent stabilization.
Palms is in LAUSD. Elementary schools include Palms Elementary, Clover Avenue and Charnock Road. Palms Middle School serves much of the area, and high school is Hamilton High or Venice High depending on the address. Several schools have magnet programs that require applications, so check LAUSD's school locator for the specific property.
Better than most of the Westside. The E Line's Palms station opened in 2016 and runs west to downtown Santa Monica and east through Culver City to downtown Los Angeles. The 10 and 405 freeways meet nearby, and the Expo bike path follows much of the rail line. Being able to skip the car for some trips is a big reason buyers choose Palms over nearby neighborhoods.
Yes. Palms has seen a lot of new apartment and small-lot home construction, helped in part by city incentives for housing near transit. That brings newer homes to buy but also construction next door and changing parking. Before buying, look at the building permits and planning cases filed on nearby lots using the city's online records.
Yes. Measure ULA applies to City of LA sales above the threshold, which matters mostly for apartment buildings here. For sales closing after June 30, 2026, it is 4% above $5.4 million and 5.5% at $10.9 million and up. Investors pricing a sale near the threshold should factor it in early.
Gary Jacobs can pull recent condo and income-property sales in Palms, compare them with nearby Culver City, and help you read a rent roll against the rent stabilization rules. He can also flag nearby planning cases that could change the block.
The newest Palms listings, straight from the MLS.
Active$1,480,0003670 Kelton Avenue
Active$779,0003555 Keystone Avenue, 15
Active$599,0003325 Bagley Avenue, 105
Active$548,8883649 Glendon Avenue
Active$1,249,9999707 Charnock Avenue, 203
Active$2,195,0003658 Kelton Avenue
Active$2,225,0003671 Tilden Avenue
Active$969,0009815 Regent Street, 2
Active$749,99510021 Tabor Street, 109Free Market Report
Everything in the snapshot above, in far more detail: month-by-month prices, what sells at each price point, neighborhood-by-neighborhood numbers and who lives here. Homeowners also see recent sales of homes like theirs.
Homes for sale and closed sales (no rentals) from the MLS — CSMAR and its data-share MLSs. Updated Nov 2, 2026.
Full market report
Free, and it opens right away. No sign-in needed to read it.
Public and private schools that serve Palms. Assignments go by exact address, so confirm with the district before you buy.
School assignments follow the street address, and districts adjust boundaries and offer transfers, so confirm the schools for a specific home with the district before you rely on them. Ratings and test scores open on GreatSchools.
Top-rated local spots in and around Palms. Tap a category.
Ratings and details from Google. Refreshed monthly.
Read helpful resources and articles related to the area.
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Whether you are thinking about buying, selling, or just exploring your options, Gary Jacobs and his team are here to provide clear guidance and trusted local expertise across Los Angeles and Ventura County.
Schedule a ConsultationThe information being provided by Conejo Simi Moorpark Association of REALTORS® (“CSMAR”) is for the visitor's personal, non-commercial use and may not be used for any purpose other than to identify prospective properties a visitor may be interested in purchasing or leasing.
Information relating to properties referenced on this web site may originate from the Internet Data Exchange (IDX) program of CSMAR. This web site may reference real estate listing(s) held by a brokerage firm other than the broker and/or agent who owns this web site.
Any information originating from CSMAR, relating to a property, regardless of source, including but not limited to square footages and lot sizes, is deemed reliable but not guaranteed and should be personally verified through personal inspection by and/or with the appropriate professionals.
Listing data originating from CSMAR is copyrighted by CSMAR and is protected by all applicable copyright laws. Any dissemination of this information is in violation of copyright laws and is strictly prohibited.
