Residential Market Pulse

FEWER SALES, BUT POCKETS OF MOMENTUM
House sales declined year over year in six of the eight core areas we tracked, but Venice bucked the trend with 33% more house sales, while Westchester edged higher. Condos had their own bright spots, including a 14% increase in Santa Monica sales. Activity softened in many neighborhoods, but not everywhere.

THE PACE DEPENDS ON THE NEIGHBORHOOD
Houses sold faster than a year ago in Culver City, Westchester, Brentwood and Marina del Rey, while the other four areas took longer. Condos also showed mixed timing. Westchester houses averaged just 25 days, while Brentwood condos averaged 75 days. There is no single timeline for this market.

ABOVE-ASKING SALES REMAINED PART OF THE PICTURE
Houses sold above list price on average in five of eight areas, led by Culver City at 102.6%. Condo averages ranged from 96.3% to 99.5% of asking. The takeaway: room to negotiate varies, and fewer transactions do not automatically mean sellers are accepting deep discounts.

HOUSE AND CONDO PRICING DIVERGED
Compared with Q2, average house prices per square foot increased in six of eight areas, while condo prices per square foot declined in seven. Venice was the exception for condos, with both property types gaining. These averages describe the homes that sold, not a uniform change in every homeowner’s value.

THE LONGER VIEW STILL SHOWS GAINS
Across all eight areas, 2025 average sale prices were higher than in 2015 for both houses and condos. The path included pullbacks and uneven years, rather than uninterrupted growth. This quarter’s mixed results sit within a longer history of higher average prices, though each neighborhood and property type has followed its own course.

The SparkNotes Version
Sales softened in many areas, but some had gains.

Houses often closed above asking; condos generally below.

Neighborhood and property type matter more than a single Westside headline.