Reading the Los Angeles market at the end of 2026
Prices held, inventory crept up, and the best homes still sold in under two weeks. Here is what we are seeing across our four neighborhoods.
Every autumn we sit down with a year of closed sales and ask a simple question: what actually changed? This year the answer is quieter than the headlines suggest. Median prices across Silver Lake, Bel Air, Malibu and Pasadena moved within a few percent of last year, and the homes that were priced well from the first day sold quickly.
Inventory is up, patience is up
There are more homes for sale than there were twelve months ago, and buyers know it. They are taking second viewings, asking for inspection reports before they write, and walking away from homes that were priced for a market that no longer exists.
For sellers, that means the first two weeks matter more than ever. A home that sits for a month starts to collect questions, and those questions show up in the offers.
Where we expect movement
We expect the most activity in the two to four million dollar range in Silver Lake and Pasadena, where families are trading up within the neighborhood they already know. In Malibu and Bel Air, off-market conversations remain the main way the best homes change hands.
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