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West Los Angeles is less one neighborhood than a district of the City of Los Angeles, wedged between the 405 and the Santa Monica city line, and its oldest part is Sawtelle, a former soldiers' town that joined Los Angeles in 1922.
Gary Jacobs works it street by street, since a Sawtelle condo, a bungalow on a quiet side street and a fourplex near the E Line each come with very different numbers and rules.
The springs the Tongva called Kuruvungna still flow on the grounds of University High School, and the Portolá expedition camped nearby in 1769. Modern West LA began with the Pacific Branch of the National Home for Disabled Volunteer Soldiers in 1888, now the VA's West Los Angeles campus. A town grew up south of it and took the name Sawtelle in 1899. Its annexation to Los Angeles was a fight: a 1917 vote passed by three votes, Los Angeles police took over Sawtelle's city hall in 1918, the state Supreme Court threw out the result, and a second vote finally carried in 1922. Japanese American families built nurseries and gardening businesses here, and by 1941 Sawtelle had 26 garden centers; the stretch of Sawtelle Boulevard with ramen shops and dessert counters was named Sawtelle Japantown in 2015.
The housing is mixed: 1920s through 1950s houses on the side streets, a large stock of apartments and condos from the 1960s onward, and newer mixed-use buildings near the E Line stations at Bundy and Sepulveda. Many buyers work at UCLA, in Santa Monica or in Century City, and they usually compare West LA with Palms, Mar Vista and the condo blocks of Brentwood.
Market Snapshot
Live MLS numbers for West Los Angeles, 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 Oct 29, 2026 at 9:52 pm.
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 4 months usually means a seller’s market, 4 to 6 months is balanced, and over 6 months favors buyers.
Right now about 19% of the homes for sale in West Los Angeles are selling each month.
See the full West Los Angeles market report →
Based on 548 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.
Definitions vary. West LA generally means the City of Los Angeles area between the 405 and Santa Monica, south of Brentwood and Westwood, centered on Sawtelle and running toward Pico and Olympic boulevards. ZIP codes 90025 and parts of 90064 and 90049 cover most of it. The MLS, LAPD's West Los Angeles division and residents do not all draw the line in the same place, so look at the specific street rather than the label.
Sawtelle is the historic core of West LA. It was its own town until 1922, and the name now refers to the City of LA neighborhood around Sawtelle Boulevard, a small unincorporated county pocket near the 405 and Santa Monica Boulevard, and sometimes the larger area including the VA campus. If a property is in the unincorporated pocket, county rules apply instead of the city's.
West LA is in LAUSD. Elementary schools include Nora Sterry, Brockton Avenue and Richland Avenue. Many students go on to Daniel Webster Middle School and University High School. Magnet and charter options vary by address and year, so check LAUSD's school locator for the property you are considering.
A lot of West LA's apartments and condos are in buildings first occupied before October 1, 1978, and those rental units are generally covered by the city's Rent Stabilization Ordinance, including rented condos. That limits rent increases and sets rules for evictions and relocation payments. A detached house that is the only unit on its lot is usually exempt. Pull the registration and rent history before you buy anything with a tenant in it.
Much of the condo stock is several decades old, so the building matters as much as the unit. Review the HOA budget, reserve study, recent special assessments and insurance, and ask whether the association has finished the balcony and elevated-deck inspections state law now requires. Check the parking, the leasing rules and any planned plumbing or roof work.
The 405 and 10 freeways meet here, which helps and hurts depending on the hour. The E Line has stations at Expo/Bundy and Expo/Sepulveda, with service to Santa Monica and downtown Los Angeles. UCLA, Century City and Santa Monica are short drives, and Santa Monica Boulevard, Olympic and Pico carry most cross-town traffic.
The Department of Veterans Affairs' West Los Angeles campus, on both sides of Wilshire next to the 405, has been the focus of long-running plans and court cases over housing for veterans. Federal plans call for more housing on the site over time. For buyers nearby, it is worth following because it could change traffic and activity around the campus in the coming years.
Gary Jacobs can pull recent sales for any West LA block, separate condos from houses and income properties, and check whether a rental is covered by rent stabilization before you write an offer. He can also compare a West LA condo with similar units in Palms or Brentwood.
The newest West Los Angeles listings, straight from the MLS.
Active$4,650,0003210 Club Drive
Active$2,495,00010340 Walavista Road
Active$1,899,00010335 Orton Avenue
Active$1,200,0001819 Holmby Avenue, 104
Active$499,00012030 Rochester, 207
Active$899,0001920 South Beverly Glen Boulevard, 101
Active$718,0001741 Colby Avenue, 203
Active$895,0009049 Alcott Street, 204
Active$4,295,0002517 South Canfield AvenueFree 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 Oct 29, 2026.
Full market report
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Public and private schools that serve West Los Angeles. 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 West Los Angeles. Tap a category.
Ratings and details from Google. Refreshed monthly.
Read helpful resources and articles related to the area.
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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.
