Monthly Market Activity
The Westside LedgerAugust 2026
- Closed sales
- 300$938.9M in closed volume across the ten areas
- New to market
- 549$2.77B in asking price came on in August
- Under contract
- 223154 under contract, 69 pending into September
- New listings per sale
- 1.83×Supply arrived faster than it cleared, Westside-wide
- Coming soon
- 16Standing pre-market inventory as of 2 September
A note from Aram Afshar
August gave the Westside a market that split cleanly in two. The flatlands traded fast and at full price. The hills and the coast did not. Santa Monica and Beverly Hills both closed at 100% of list, Santa Monica in a median of 12 days and Beverly Hills in 15. Malibu took a median of 53 days and settled at 96% of ask, and Hollywood Hills needed 49.5 days at 97%.
Beverly Hills was the dollar engine. Twenty-two closings produced $132.5M, a median of $5,161,000, and thirteen of those twenty-two closed at or above asking price. Brentwood ran it close on volume with $147.9M across thirty-five sales, though its $4.23M average against a $2.60M median shows how much of that came from a thin top end led by 13215 Riviera Ranch Road at $18,000,000.
The number to watch is supply. Across the ten areas 549 listings came to market against 300 closings. That is 1.83 new listings for every sale. Malibu is the sharpest version of the story, with seventy-four new listings against twenty-two sales, a median asking price of $6,197,500, and a median sale of $1,957,500. Sellers there are pricing to a market that is not currently clearing.
Pacific Palisades remains the thinnest market on the Westside at fifty-seven listings in total, but not the weakest one. Sixteen closings at a $3.40M median and $1,147 per square foot say that scarcity, not softness, is setting the price. Bel Air shows an odd pipeline worth a second look before quoting absorption there: fifteen properties under contract against a single pending sale.
August’s marquee closings
The six largest recorded sales across the ten areas, $100.7M combined.
618 N Elm Dr
Beverly Hills
$25,000,000
13215 Riviera Ranch Rd
Brentwood
$18,000,000
816 Monte Leon Dr
Beverly Hills
$15,750,000
3364 Clerendon Rd
Beverly Hills Post Office
$15,000,000
9150 Oriole Way
Hollywood Hills
$13,500,000
16401 Mulholland Dr
Brentwood
$13,400,000
The ledger
All ten Westside areas, ranked as we cover them. Bars show each area’s mix of August activity.
| Area | In play | Activity mix | Closed | Volume | Median sale | $/sq ft | DOM | SP/LP | New | Median ask |
|---|---|---|---|---|---|---|---|---|---|---|
| Beverly Hills | 78 | 22 | $132.5M | $5,161,000 | $1,372 | 15 | 100% | 32 | $5,295,000 | |
| Beverly Hills Post Office | 46 | 10 | $37.8M | $2,850,000 | $1,006 | 40.5 | 97% | 30 | $4,435,000 | |
| Bel Air – Holmby Hills | 53 | 11 | $40.0M | $3,470,000 | $1,094 | 36 | 95% | 26 | $4,592,500 | |
| Hollywood Hills – Sunset Strip | 189 | 50 | $114.4M | $1,855,206 | $770 | 49.5 | 97% | 102 | $2,447,000 | |
| Westwood – Century City | 166 | 42 | $89.9M | $1,315,000 | $782 | 27.5 | 98% | 79 | $1,795,000 | |
| Brentwood | 96 | 35 | $147.9M | $2,600,000 | $985 | 18 | 97% | 36 | $2,673,500 | |
| Santa Monica | 211 | 64 | $182.4M | $2,248,000 | $1,198 | 12 | 100% | 93 | $1,900,000 | |
| Venice | 85 | 28 | $66.8M | $2,202,500 | $1,162 | 22.5 | 98% | 46 | $2,372,500 | |
| Pacific Palisades | 57 | 16 | $64.3M | $3,402,282 | $1,147 | 35.5 | 96% | 31 | $3,795,000 | |
| Malibu | 107 | 22 | $62.8M | $1,957,500 | $1,166 | 53 | 96% | 74 | $6,197,500 | |
| Westside total | 1,088 | 300 | $938.9M | 549 | $2.77B | |||||
Pending
Active under contract
Active
Coming soon
Area by area
Closing statistics are computed on the 300 August sales; inventory figures on the 549 listings that came to market.
Beverly Hills
78 listings in play · 22 closed
Top closings
- 618 N Elm Dr$25,000,000
- 816 Monte Leon Dr$15,750,000
- 510 N Alta Dr$8,400,000
New inventory · 32 listings
Asking $273.4M · median $5,295,000 · $1,556/sq ft
- 510 Stonewood Dr$35,000,000
- 826 Greenway Dr$35,000,000
- 630 Clinton Pl$17,800,000
Beverly Hills Post Office
46 listings in play · 10 closed
Top closings
- 3364 Clerendon Rd$15,000,000
- 1120 Maybrook Dr$4,450,000
- 1654 N Beverly Dr$3,259,360
New inventory · 30 listings
Asking $169.1M · median $4,435,000 · $1,380/sq ft
- 9135 Hazen Dr$15,895,000
- 2644 Eden Pl$15,500,000
- 9926 Beverly Grove Dr$13,995,000
Bel Air – Holmby Hills
53 listings in play · 11 closed
Top closings
- 850 Stone Canyon Rd$9,500,000
- 1726 Stone Canyon Rd$4,385,000
- 11500 Thurston$3,600,000
New inventory · 26 listings
Asking $333.0M · median $4,592,500 · $1,211/sq ft
- 607 Siena Way$135,000,000
- 2078 Stradella Rd$38,000,000
- 14700 Mulholland Dr$17,990,000
Hollywood Hills – Sunset Strip
189 listings in play · 50 closed
Top closings
- 9150 Oriole Way$13,500,000
- 7651 Willow Glen Rd$5,395,000
- 7840 Torreyson Dr$5,385,000
New inventory · 102 listings
Asking $383.3M · median $2,447,000 · $926/sq ft
- 1894 N Stanley Ave$35,000,000
- 1615 Blue Jay Way$17,995,000
- 1609 Magnetic TER$16,995,000
Westwood – Century City
166 listings in play · 42 closed
Top closings
- 740 Warner Ave$10,400,000
- 1200 Club View #12S$8,800,000
- 211 W Elm Ct #28C$5,995,000
New inventory · 79 listings
Asking $188.6M · median $1,795,000 · $804/sq ft
- 1200 Club View Dr #6S$7,480,000
- 211 W Elm Ct #17A$7,014,000
- 10375 Wilshire Blvd #1B$6,950,000
Brentwood
96 listings in play · 35 closed
Top closings
- 13215 Riviera Ranch Rd$18,000,000
- 16401 Mulholland Dr$13,400,000
- 456 N Bundy Dr$11,598,827
New inventory · 36 listings
Asking $162.6M · median $2,673,500 · $910/sq ft
- 2130 Mandeville Canyon Rd$19,952,000
- 12026 Benmore Ter$15,999,000
- 12041 Coyne St$14,999,000
Santa Monica
211 listings in play · 64 closed
Top closings
- 523 9th St$7,999,999
- 428 10th St$7,998,000
- 424 Marguerita Ave$7,995,000
New inventory · 93 listings
Asking $269.5M · median $1,900,000 · $980/sq ft
- 547 Palisades Beach Rd$35,000,000
- 233 Marguerita Ave$12,495,000
- 210 21st St$11,995,000
Venice
85 listings in play · 28 closed
Top closings
- 564 Rialto Ave$6,253,200
- 2040 Glencoe Ave$4,700,000
- 1423 Abbot Kinney Blvd$4,000,000
New inventory · 46 listings
Asking $131.6M · median $2,372,500 · $1,222/sq ft
- 2311 Ocean Front Walk$7,495,000
- 1239 Palms Blvd$6,995,000
- 554 Westminster Ave$6,250,000
Pacific Palisades
57 listings in play · 16 closed
Top closings
- 241 Alma Real Dr$11,148,750
- 13524 D’Este Dr$9,215,000
- 1227 Tellem Dr$5,395,000
New inventory · 31 listings
Asking $201.0M · median $3,795,000 · $1,297/sq ft
- 1362 Bella Oceana Vis$19,995,000
- 1490 San Remo Dr$17,900,000
- 1680 Alta Mura Rd$17,795,000
Malibu
107 listings in play · 22 closed
Top closings
- 30010 ANDROMEDA LN$10,500,000
- 21607 Rambla Vista Dr$9,500,000
- 24102 Malibu Rd$5,500,000
New inventory · 74 listings
Asking $655.6M · median $6,197,500 · $1,615/sq ft
- 27715 Pacific Coast Hwy$48,000,000
- 33360 Pacific Coast Highway$39,500,000
- 29000 Cliffside Dr$34,999,000
Window
Calendar month, 1–31 August 2026. Sold, pending, active under contract and active counts are listings that entered that status during the month, so every figure is flow, not a snapshot of standing inventory. Coming soon carries no date filter and reflects pre-market listings standing as of 2 September.
Coverage
Single family, condo/co-op and income (2–4 unit) residential. Land, lease and mobile home excluded. Ten saved searches on TheMLS / VestaPlus, agent X98660, run 2 September 2026. Hollywood Hills combines MLS areas 3 and 30; Malibu combines 32 and 33.
Method
Medians are true medians of the closed set, not averages of reported medians. Sale-to-list compares closing price to the list price at close, so it does not capture reductions taken earlier in a listing’s life. Days on market is the MLS DOM field.
Caveats
Small closed sets move medians hard. Bel Air (11), Beverly Hills Post Office (10) and Pacific Palisades (16) should be read as directional. Bel Air’s asking total is distorted by one $135,000,000 listing. MLS data is deemed reliable but not guaranteed. Listing photographs are courtesy of TheMLS and remain the property of the listing brokerages.